Compared to Rome (Italy), New York City is well ahead of schedule!
(NYC commuters earn roughly 150% of the average NYC resident, pay a lot of taxes, and can't vote there. It was a great deal -- for NYC!)
So why are NYC rents UP? My guess is that there hasn't been a lot of new construction during the pandemic, but some people are returning and there are a lot of much worse places in the world - Ukraine and Russia come to immediate mind - so it will still attract people. Legally and illegally.)
Don’t forget the 2 yr long eviction moratorium. A lot of small landlords sold and got out of the business thus lowering the vacancy rate.
Rents are up to recover the lost money when people did not have to pay rent.