Wednesday, June 1, 2016

May 2016 Results


May 2016 Results
Present Plan:
Typically, contribute $500 a month to the portfolio, aiming for total returns of 8% YoY, with increasing dividend income. 
At present, my model portfolio in pretty much in place and the only remaining positions I wish to eliminate is ATRS.  
 
All dividends are currently being reinvested back into the companies paying the dividend. New cash will be used to add to positions or create new ones at $1k increments.
 
===========================================================
Current Month-end Watchlist:
I will be considering the following purchases in June 2016…
Div Growth: ABT, VFC, WEC
Growth:  DIS
IRAs: tbd
 
===========================================================
DIVIDEND and PERFORMANCE Highlights:
Portfolio was up 0.23% in May underperforming the S&P by (-1.3%) 
Total dividends for May were $409.15, up 81.1% YoY.  
Total dividends for 2016 are $1,606.01, up 50.1% YoY from last year 
Monthly Dividend Raises
No raises this month.
YTD Dividend Raises - 
The dividend raises for 2016 to date are listed below.  The average is 6.7% YTD.
OHI increase of 1.8% from 0.56/qtr to 0.57/qtr (Jan 14th)
O increase of 3.9% from 0.191/mo to 0.1985/qtr (Jan 14th)
LNT increase of 6.8% from 0.55/qtr to 0.5875/qtr (Jan 15th)
D increase of 8.1% from 0.6475/qtr to 0.70/qtr (Jan 21st)
MMP increase of 3.0% from 0.7625/qtr to 0.785/qtr (Jan 26th)
SXL increase of 4.6% from 0.458/qtr to 0.479/qtr (Jan 28th)
GILD increase of 9.3% from 0.43/qtr to 0.47/qtr (Feb 2nd)
XEL increase of 6.3% from 0.32/qtr to 0.34/qtr (Feb 17th)
KO increase of 6.1% from 0.33/qtr to 0.35/qtr (Feb 18th)
WMT increase of 2.0% from 0.49/qtr to 0.50/qtr (Feb 18th)
O increase of 0.3% from 0.1985/mo to 0.199/mo, 4.7% inc vs YE 2015 (Mar 21st)
PG increase of 1.0% from 0.6629/mo to 0.6695/mo (April 8th)
OHI increase of 1.8% from 0.57/qtr to 0.58/qtr, 6.0% inc vs YE 2015 (Apr 14th)
SO increase of 3.2% from 0.5425/qtr to 0.56/qtr (Apr 18th)
MMP increase of 2.2% from 0.785/qtr to 0.8025/qtr, 9.3% inc vs YE 2015 (Apr 21st)
IBM increase of 7.7% from 1.30/qtr to 1.40/qtr (April 26th)
AAPL increase of 9.6% from 0.52/qtr to 0.57/qtr (April 26th)
SXL increase of 2.1% from 0.479/qtr to 0.489/qtr, 13.8% inc vs YE 2015 (Apr 28th)
JNJ increase of 6.7% from 0.75/qtr to 0.80/qtr (April 28th)
==============================================================
MAY 2016 DIVIDENDS RECEIVED: 
TAXABLE ACCOUNT:          (Amount)     (Dividends Reinvested)
AT&T (T)  ………..….            $55.24…… bot 1.438 shs 
Lowe's (LOW) ………..….      $8.40……  bot 0.111 shs 
Mastercard (MA) ………..…    $5.34……  bot 0.056 shs 
Apple (AAPL)  ………..….      $14.16…… bot 0.152 shs 
Alliant Energy (LNT) ………..  $40.44…… bot 0.552 shs 
Magellan Midstream (MMP)  …$54.18……bot 0.772 shs 
Sunoco Logistics (SXL) ……  $47.47…… bot 1.728 shs 
Proctor & Gamble (PG)  ……  $33.93…… bot 0.412 shs 
Starbucks (SBUX) ………..… $7.60…….  bot 0.138 shs 
TRADITIONAL IRA:             (Amount)    (Dividends Reinvested)
Verizon (VZ) ……………       $38.42……  bot 0.749 shs 
Omega Healthcare (OHI) ……$46.37……  bot 1.418 shs 
Stag Industrial (STAG) ………$13.13……  bot 0.624 shs 
ROTH IRA:                         (Amount)    (Dividends Reinvested)
Realty Income (O)  ...……..    $21.24…… bot 0.335 shs
Kinder Morgan (KMI) ...…….. $23.23…… bot 1.358 shs
===========================================================
DIVIDEND PORTFOLIO HOLDINGS:
Symbol ….. Shares ... Mkt Value ... Total Divs… Gain/Loss 
AAPL ……. 25.00 .…  2,496.61 ….  151.36 ……   53.3%
T     ……..  116.52 …. 4,561.80 .….  803.55 ……. 54.3%
LNT ……..  138.78 ..…5,141.72 ….. 154.57   …….28.5%
CVX …….. 43.03 ..…. 4,346.03 ….. 524.52 ……..  9.9%
CSX ……..158.07 ....  4,177.66 ….   381.92 …….. 36.0%
D (T) ..….  68.56 .….. 4,953.32 …... 40.60………   6.0%
EMR ……. 36.32 .….. 1,889.26 …..   67.05  …….. (-3.5%)
IBM   ……. 13.47 .….. 2,070.26 ….. 103.66 ….…. (-8.7%)
JNJ   ……  44.12 .……4,972.11 ….. 112.82 ….….  16.3%
KMI (IRA)..187.22 .…..3,384.88 …..  304.36 ….….(-33.7%)
KO   …….. 100.95 .….4,502.24 …..  281.86 …...    20.6%
LOW  …… 30.11 .….  2,412.79 …..   8.40 ……...   7.4%
MMP ……..68.29 ….   4,783.50 …..  148.79 ………14.6%
MAT …….. 76.25 ….   2,430.75 …..  521.32 …...   55.1%
MCD …….. 40.29 .….. 4,918.16 ….  756.64 ……. 117.9%
PFE ……..  67.19 .…. 2,331.56 ….  150.35 …….  51.3%
PM   …….. 40.29 .….. 3,976.11 ….  537.98 …….. 45.7%
PG   …….. 61.09 .…..  4,950.73 …..165.53 ……… 1.4%
O (IRA) .... 106.55 .…. 6,402.35 ….. 375.27 …….. 43.5%
OHI (T)…..  80.58 .….. 2,572.08 …..  79.76 …….. (-0.7%)
SO (T)..….. 92.04 .….. 4,550.26 …..  49.37 ……..  5.8%
TGT ……..  40.00 .….. 2,751.20 …...  0.00 …….. (-17.1%)
UNP   ……. 28.20 .….. 2,373.54 ….. 15.40  ……..  15.6%
VTR (T)….. 61.72 .….. 4,094.09 …..  44.53  …….  21.4%
VZ (T) …..  68.75 .….. 3,499.32 …..  76.84  …….. 11.7%
WEC ……. 43.00 .….. 2,586.02 ….   0.00  …….    6.6%
XEL …….. 122.32 .…  5,060.17 ….. 332.53  ……..48.1%
 ---------------------------------------------------------------------------------------
Dividend Account Value …………....... $102,188.74
GROWTH HOLDINGS:
Symbol ...... Shares …... Mkt Value ….. Divs….      Gain/Loss 
ATRS …..…  2000.00  ..... 1,940.00 .…     0   ……. (-74.9%)
AGN  …..….  11.00  .......  2,593.25 .…     0   …….   7.2%
PSTI  …..…  1200.00  ….. 1,860.00 .....    0     .….   (-3.4%)
PSTI B/W ...  1400.00 …. 2,100.00 …..   n/a   ……    8.0%
MA    ……..    28.18 .…..  2,702.56 …... 17.09…….   10.2%
LXP   ……..   273.44 .….. 2,584.05 …...156.11 …..   14.1%
SBUX …..…  48.14 .......   2,642.29 .…     0   ………(-7.4%)
STAG……..   113.96 .….. 2,432.96 …... 52.12 …….  15.6%
 ---------------------------------------------------------------------------------------
Growth Account Value ………………... $18,855.11
 ---------------------------------------------------------------------------------------
CASH ….………………………….….… $1,560.90
 ---------------------------------------------------------------------------------------
Trading and IRA Account Value ...... $122,604.75
=======================================================
401K Plan - contributing 3% of my salary: matched 100% up to a certain amt, the balance matched at 50%.
Actual Allocations
Target Retirement 22%
Fixed Income 0%
US Equity 48% 
International Equity 30% (incl. 10% global REITs)
---------------------------------------------------------------------------------
401K Account Value …......................      $96,129.85
               [O/S 401K Loan balance………………. (-$48,506.18)]
-------------------------------------------------------------------------------
Total Portfolio Value ………........ $218,734.60
=========================================================
SOLD POSITIONS - REALIZED GAINS/LOSSES  (year to date 2016):
DIVIDEND GROWTH
Company ….. Date ..... Gain/Loss ……G/L %....... Reason/Result
SXL  .…….. 5/19/16 .…(-161.41) ..…..(-5.1%) …. Reduce MLP exposure, add to existing holdings
NEP  .…….. 4/25/16 .….. 73.60  ..…..  3.4% ….   Swapping NEP with WEC, lower risk profile
WMT .…….. 4/19/16 .…1,256.89 ..….. 47.4% ….  Swapping WMT with TGT due to poor div growth
PFE .……..   4/5/16 .….1,644.33 ..….. 120.8%…. Reduce position to 2%, buy 2% AGN
AAPL .…….. 2/18/16 …. 640.44 ..…..  61.9%….   Reduce overweight, reallocate cash elsewhere 
GROWTH and SPECULATIVE
Company ….. Date ..... Gain/Loss ……G/L %....... Reason/Result
PSTI call …. 4/16/16 ….. 111.56 …….   n/a ….    Covered call, expired worthless (yield 6.3% at purch)
PCLN ….…. 4/12/16 .....  98.02 ..…...   8.5% ….  Stock didn't gain traction, will buy SBUX/DIS/CVS
GILD  ….…. 3/28/16 .... (-87.95) …...  (-4.1%)….  Selling due to curr pipeline uncertainty, buy LOW
HTZ call  ….  3/8/16 ....  (-150.00) ….. (-20.0%)…. Selling to take losses, poorly timed option purch
------------------------------------------------------------------------------
Total Cash Gains for 2016 ……………   $3,586.89
Total Cash Gains for 2015 ……………...  $3,455.39
Total Cash Gains for 2014 ……………… $2,156.38
Total Cash Gains for 2013 …………….... $3,064.31  (restated: previously all gains prior to 12/31/13)
Total Cash Gains for 2012 ……………....  $269.67 

Saturday, April 30, 2016

April 2016 Results


April 2016 Results
Present Plan:
Typically, contribute $500 a month to the portfolio, aiming for total returns of 8% YoY, with increasing dividend income. 
At present, my model portfolio in pretty much in place and the only remaining positions I wish to eliminate is ATRS.  
 
All dividends are currently being reinvested back into the companies paying the dividend. New cash will be used to add to positions or create new ones at $1k increments.
 
===========================================================
Current Month-end Watchlist:
I will be considering the following purchases in May 2016…
Div Growth: ABT, VFC, WEC
Growth:  DIS
IRAs: may sell STAG, add to D
 
===========================================================
DIVIDEND and PERFORMANCE Highlights:
Portfolio was up 0.25% in April underperforming the S&P by 0.02% 
Total dividends for April were $222.29, up 15.6% YoY.  
Total dividends for 2016 are $1,196.86, up 21.1% YoY from last year 
Monthly Dividend Raises
PG increase of 1.0% from 0.6629/qtr to 0.6695/qtr (April 8th)
IBM increase of 7.7% from 1.30/qtr to 1.40/qtr (April 26th)
AAPL increase of 9.6% from 0.52/qtr to 0.57/qtr (April 26th)
SXL increase of 2.1% from 0.479/qtr to 0.489/qtr (April 28th)
JNJ increase of 6.7% from 0.75/qtr to 0.80/qtr (April 28th)
YTD Dividend Raises  
The dividend raises for 2016 to date are listed below.  The average is 6.7% YTD.
OHI increase of 1.8% from 0.56/qtr to 0.57/qtr (Jan 14th)
O increase of 3.9% from 0.191/mo to 0.1985/qtr (Jan 14th)
LNT increase of 6.8% from 0.55/qtr to 0.5875/qtr (Jan 15th)
D increase of 8.1% from 0.6475/qtr to 0.70/qtr (Jan 21st)
MMP increase of 3.0% from 0.7625/qtr to 0.785/qtr (Jan 26th)
SXL increase of 4.6% from 0.458/qtr to 0.479/qtr (Jan 28th)
GILD increase of 9.3% from 0.43/qtr to 0.47/qtr (Feb 2nd)
XEL increase of 6.3% from 0.32/qtr to 0.34/qtr (Feb 17th)
KO increase of 6.1% from 0.33/qtr to 0.35/qtr (Feb 18th)
WMT increase of 2.0% from 0.49/qtr to 0.50/qtr (Feb 18th)
O increase of 0.3% from 0.1985/mo to 0.199/mo, 4.7% inc vs YE 2015 (Mar 21st)
PG increase of 1.0% from 0.6629/mo to 0.6695/mo (April 8th)
OHI increase of 1.8% from 0.57/qtr to 0.58/qtr, 6.0% inc vs YE 2015 (Apr 14th)
SO increase of 3.2% from 0.5425/qtr to 0.56/qtr (Apr 18th)
MMP increase of 2.2% from 0.785/qtr to 0.8025/qtr, 9.3% inc vs YE 2015 (Apr 21st)
IBM increase of 7.7% from 1.30/qtr to 1.40/qtr (April 26th)
AAPL increase of 9.6% from 0.52/qtr to 0.57/qtr (April 26th)
SXL increase of 2.1% from 0.479/qtr to 0.489/qtr, 13.8% inc vs YE 2015 (Apr 28th)
JNJ increase of 6.7% from 0.75/qtr to 0.80/qtr (April 28th)
==============================================================
MARCH 2016 DIVIDENDS RECEIVED: 
TAXABLE ACCOUNT:          (Amount)     (Dividends Reinvested)
Coca Cola (KO)  ………..….  $35.07…… bot 0.758 shs 
Walmart (WMT) ………..….   $24.68…… bot 0.360 shs 
Philip Morris (PM) ………..… $40.69…… bot 0.405 shs 
Lexington Realty (LXP) …….  $46.49…… bot 0.000 shs (did not reinvest, Fidelity acct issue)
Xcel Energy (XEL) ….……… $41.24…… bot 1.009 shs 
TRADITIONAL IRA:             (Amount)    (Dividends Reinvested)
Stag Industrial (STAG) ………$13.05……  bot 0.646 shs 
ROTH IRA:                         (Amount)    (Dividends Reinvested)
Realty Income (O)  ...……...     $21.07…… bot 0.331 shs
===========================================================
DIVIDEND PORTFOLIO HOLDINGS:
Symbol ….. Shares ... Mkt Value ... Total Divs… Gain/Loss 
AAPL ……. 24.85 .…  2,329.35 ….  137.20 ……   39.6%
T     ……..  115.08 …. 4,467.52 .….  748.31 ……. 52.4%
LNT ……..  68.84 ..…. 4,854.39 ….. 114.13   …….21.8%
CVX …….. 43.03 ..…. 4,396.81 ….. 524.52 …….. 11.1%
CSX ……..158.07 ....  4,310.43 ….   381.92 …….. 40.0%
D (T) ..….  58.56 .….. 4,185.14 …... 40.60………   5.4%
EMR ……. 36.32 .….. 1,984.05 …..   67.05  ……..  1.2%
IBM   ……. 13.47 .….. 1,965.23 ….. 103.66 ….….(-13.1%)
JNJ   ……  44.12 .……4,945.19 ….. 112.82 ….….  15.7%
KMI (IRA)..185.86 .…..3,300.86 …..  280.87 …... (-35.4%)
KO   …….. 100.95 .….4,522.43 …..  281.86 …...    21.1%
LOW  …… 30.00 .….  2,280.60 …..   0.00 ……...   1.5%
MMP ……..67.52 ….   4,865.81 …..   94.60 ……… 16.8%
MAT …….. 76.25 ….   2,370.52 …..  521.32 …...   51.9%
MCD …….. 40.29 .….. 5,096.66 ….  756.64 ……. 124.7%
PFE ……..  67.19 .…. 2,197.85 ….  150.35 …….  43.2%
PM   …….. 40.29 .….. 3,953.55 ….  537.98 …….. 45.0%
PG   …….. 50.68 .…..  4,060.32 …..131.60 ………(-0.5%)
O (IRA) .... 106.21 .…. 6,287.69 ….. 354.03 …….. 41.3%
OHI (T)…..  79.16 .….. 2,673.27 …..  33.39 ……..  3.1%
SO (T)..….. 92.04 .….. 4,611.00 …..  49.37 ……..  7.2%
SXL   ……. 97.08 .….. 2,842.59 …..  93.06  …… (-5.5%)
TGT ……..  40.00 .….. 3,180.00 …...  0.00 …….. (-4.2%)
UNP   ……. 28.20 .….. 2,459.45 ….. 15.40  ……..  19.8%
VTR (T)….. 61.72 .….. 3,834.23 …..  44.53  …….  13.8%
VZ (T) …..  68.00 .….. 3,463.92 …..  38.42  …….. 10.8%
WEC ……. 43.00 .….. 2,503.03 ….   0.00  …….    3.2%
XEL …….. 122.32 .…  4,896.27 ….. 332.53  ……..43.6%
 ---------------------------------------------------------------------------------------
Dividend Account Value …………....... $102,838.16
GROWTH HOLDINGS:
Symbol ...... Shares …... Mkt Value ….. Divs….      Gain/Loss 
ATRS …..…  2000.00  ..... 2,200.00 .…     0   ……. (-71.6%)
AGN  …..….  11.00  .......  2,382.16 .…     0   ……. (-1.5%)
PSTI  …..…  1200.00  ….. 2,148.00 .....    0     .….    11.5%
PSTI B/W ...  1400.00 …. 2,296.00 …..   n/a   ……   18.1%
MA    ……..    28.13 .…..  2,727.84 …... 11.75…….   11.3%
LXP   ……..   273.44 .….. 2,400.84 …...156.11 …..    6.4%
SBUX …..…  38.00 .......   2,136.74 .…     0   ………(-7.5%)
STAG……..   113.33 .….. 2,262.11 …... 38.99 …….   7.7%
 ---------------------------------------------------------------------------------------
Growth Account Value ………………... $18,553.69
 ---------------------------------------------------------------------------------------
CASH ….………………………….….… $287.68
 ---------------------------------------------------------------------------------------
Trading and IRA Account Value ...... $121,679.53
=======================================================
401K Plan - contributing 3% of my salary: matched 100% up to a certain amt, the balance matched at 50%.
Actual Allocations
Target Retirement 23%
Fixed Income 0%
US Equity 48% 
International Equity 29% (incl. 10% global REITs)
---------------------------------------------------------------------------------
401K Account Value …......................  $93,859.10
               [O/S 401K Loan balance………………. (-$48,632.92)]
-------------------------------------------------------------------------------
Total Portfolio Value ………........      $215,538.63
=========================================================
SOLD POSITIONS - REALIZED GAINS/LOSSES  (year to date 2016):
DIVIDEND GROWTH
Company ….. Date ..... Gain/Loss ……G/L %....... Reason/Result
NEP  .…….. 4/25/16 .….. 73.60  ..…..  3.4% ….   Swapping NEP with WEC, lower risk profile
WMT .…….. 4/19/16 .…1,256.89 ..….. 47.4% ….  Swapping WMT with TGT due to poor div growth
PFE .……..   4/5/16 .…. 1,644.33 ..….. 120.8%…. Reduce position to 2%, buy 2% AGN
AAPL .…….. 2/18/16 …. 640.44 ..…..  61.9%….   Reduce overweight, reallocate cash elsewhere 
GROWTH and SPECULATIVE
Company ….. Date ..... Gain/Loss ……G/L %....... Reason/Result
PSTI call …. 4/16/16 ….. 111.56 …….   n/a ….    Covered call, expired worthless (yield 6.3% at purch)
PCLN ….…. 4/12/16 .....  98.02 ..…...   8.5% ….  Stock didn't gain traction, will buy SBUX/DIS/CVS
GILD  ….…. 3/28/16 .... (-87.95) …...  (-4.1%)….  Selling due to curr pipeline uncertainty, buy LOW
HTZ call  ….  3/8/16 ....  (-150.00) ….. (-20.0%)…. Selling to take losses, poorly timed option purch
------------------------------------------------------------------------------
Total Cash Gains for 2016 ……………   $3,586.89
Total Cash Gains for 2015 ……………...  $3,455.39
Total Cash Gains for 2014 ……………… $2,156.38
Total Cash Gains for 2013 …………….... $3,064.31  (restated: previously all gains prior to 12/31/13)
Total Cash Gains for 2012 ……………....  $269.67 

Friday, April 1, 2016

March 2016 Results

March 2016 Results
Present Plan:
Typically, contribute $500 a month to the portfolio, aiming for total returns of 8% YoY, with increasing dividend income. 
At present, my model portfolio in pretty much in place and the only remaining positions I wish to eliminate is ATRS.  
 
All dividends are currently being reinvested back into the companies paying the dividend. New cash will be used to add to positions or create new ones at $1k increments.
 
===========================================================
Current Month-end Watchlist:
I will be considering the following purchases in March 2016…
Div Growth: BDX
Growth:  SBUX
IRAs: may sell STAG and swap w/ another REIT
 
===========================================================
DIVIDEND and PERFORMANCE Highlights:
Portfolio & 401K hit an all time high in March at $213,113, up from $197,317 last month.
Portfolio was up 7.4% in March outperforming the S&P by 0.8% 
Total dividends for March were $434.86, up 85.8% YoY.  
Total dividends for 2016 are $974.57, up 19.6% YoY from last year 
Monthly Dividend Raises
O increase of 0.3% from 0.1985/mo to 0.199/mo (March 21st)
YTD Dividend Raises - 
The dividend raises for 2016 to date are listed below.  The average is 5.3% YTD.
OHI increase of 1.8% from 0.56/qtr to 0.57/qtr (Jan 14th)
O increase of 3.9% from 0.191/mo to 0.1985/qtr (Jan 14th)
LNT increase of 6.8% from 0.55/qtr to 0.5875/qtr (Jan 15th)
D increase of 8.1% from 0.6475/qtr to 0.70/qtr (Jan 21st)
MMP increase of 3.0% from 0.7625/qtr to 0.7875/qtr (Jan 26th)
SXL increase of 4.6% from 0.458/qtr to 0.479/qtr (Jan 28th)
GILD increase of 9.3% from 0.43/qtr to 0.47/qtr (Feb 2nd)
XEL increase of 6.3% from 0.32/qtr to 0.34/qtr (Feb 17th)
KO increase of 6.1% from 0.33/qtr to 0.35/qtr (Feb 18th)
WMT increase of 2.0% from 0.49/qtr to 0.50/qtr (Feb 18th)
O increase of 0.3% from 0.1985/mo to 0.199/mo (March 21st)
==============================================================
MARCH 2016 DIVIDENDS RECEIVED: 
TAXABLE ACCOUNT:          (Amount)     (Dividends Reinvested)
Pfizer (PFE)  ………..……… $36.30…… bot 1.195 shs 
Mattel Inc (MAT) ………..…   $28.64…… bot 0.886 shs 
Johnson & Johnson (JNJ) … $32.86…… bot 0.310 shs 
IBM Corp (IBM) ….…………  $17.34…… bot 0.124 shs 
Emerson Elec (EMR) ………. $17.09…… bot 0.331 shs 
Chevron Corp (CVX) …...…   $45.50……  bot 0.507 shs 
McDonalds (MCD) …………   $35.60……  bot 0.297 shs 
CSX Corp (CSX) …………..   $28.25……  bot 1.123 shs 
Gilead Sciences (GILD) ……  $9.46……   (not reinvested, sold position)
Union Pacific (UNP) ……….   $15.40……  bot 0.195 shs 
TRADITIONAL IRA:             (Amount)    (Dividends Reinvested)
Southern Co (SO) ……….      $49.37……  bot 1.036 shs 
Stag Industrial (STAG) ……..  $12.97…… bot 0.686 shs 
Dominion Resources (D)  ...…$40.60…… bot 0.558 shs  
Ventas Inc (VTR) …………..   $44.53…… bot 0.723 shs  
ROTH IRA:                         (Amount)    (Dividends Reinvested)
Realty Income (O)  ...……..    $20.95…… bot 0.354 shs
===========================================================
DIVIDEND PORTFOLIO HOLDINGS:
Symbol ….. Shares ... Mkt Value ... Total Divs… Gain/Loss 
AAPL ……. 24.85 .…  2,708.30 ….  137.20 ……   61.1%
T     ……..  115.08 …. 4,507.80 .….  748.31 ……. 53.6%
LNT ……..  68.84 ..…. 5,113.21 ….. 114.13   …….28.1%
CVX …….. 43.03 ..…. 4,105.06 ….. 524.52 ……..  4.5%
CSX ……..158.07 ....  4,070.17 ….   381.92 …….. 32.8%
D (T) ..….  58.56 .….. 4,398.88 …... 40.60………   10.8%
EMR ……. 36.32 .….. 1,974.97 …..   67.05  ……..  0.8%
IBM   ……. 13.47 .….. 2,039.43 ….. 103.66 ….…. (-10.0%)
JNJ   ……  44.12 .……4,774.00 ….. 112.82 ….….  11.8%
KMI (IRA)..185.86 .…..3,319.44 ….. 280.87 ….….(-35.0%)
KO   …….. 100.19 .….4,647.77 …..  246.79 …...   24.5%
LOW  …… 30.00 .….  2,275.50 …..   0.00 ……...   1.1%
MMP ……..67.52 ….   4,645.03 …..   94.60 ……… 11.6%
MAT …….. 76.25 ….   2,563.42 …..  521.32 …...   62.1%
MCD …….. 40.29 .….. 5,064.02 ….  756.64 ……. 123.5%
NEP ……..  80.00 .….. 2,175.20 ….   0.00  …….    0.7%
PFE …….. 147.19 .…. 4,362.77 ….  631.38 …….  66.4%
PM   …….. 39.89 .….. 3,913.41 ….  497.29 …….. 44.3%
PG   …….. 50.68 .…..  4,171.31 …..131.60 ……… 2.2%
O (IRA) .... 105.88 .…. 6,618.56 ….. 332.96 …….. 48.5%
OHI (T)…..  79.16 .….. 2,794.38 …..  33.39 ……..  7.7%
SO (T)..….. 92.04 .….. 4,761.02 …..  49.37 ……..  10.6%
SXL   ……. 97.08 .….. 2,433.87 …..  93.06  …… (-18.6%)
UNP   ……. 28.20 .….. 2,242.91 ….. 15.40  ……..   9.3%
VTR (T)….. 61.72 .….. 3,886.08 …..  44.53  …….  15.3%
VZ (T) …..  68.00 .….. 3,677.44 …..  38.42  …….. 17.5%
WMT ……. 49.36 .….. 3,380.46 ….  443.35 …….. 45.6%
XEL …….. 121.31 .…  5,073.02 ….. 292.54  ……..49.1%
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Dividend Account Value …………....... $105,694.45
GROWTH HOLDINGS:
Symbol ...... Shares …... Mkt Value ….. Divs….      Gain/Loss 
ATRS …..…  2000.00  ..... 1,740.00 .…     0   ……. (-77.5%)
PSTI  …..…  1200.00  ….. 1,932.00 .....    0     .….    0.3%
PSTI0415C2..(12.00) ……  51.50 …..    n/a   ……    42.9%
PSTI B/W ...  1400.00 …. 2,212.00 …..   n/a   ……   15.9%
MA    ……..    28.13 .…..  2,657.81 …... 11.75…….   8.4%
LXP   ……..   273.44 .….. 2,351.62 …...109.62 …..    2.5%
PCLN  …..…  1.00  .......   1,288.96 .…     0   ……… 11.1%
STAG……..   112.69 .….. 2,294.29 …... 25.94 …….   9.3%
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Growth Account Value ………………... $14,570.18
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CASH ….………………………….….…  $821.68
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Trading and IRA Account Value ...... $121,086.31
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401K Plan - contributing 3% of my salary: matched 100% up to a certain amt, the balance matched at 50%.
Actual Allocations
Target Retirement 22%
Fixed Income 0%
US Equity 48% 
International Equity 30% (incl. 10% global REITs)
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401K Account Value …......................  $92,026.40
               [O/S 401K Loan balance………………. (-$48,759.24)]
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Total Portfolio Value ……….....$213,112.71
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SOLD POSITIONS - REALIZED GAINS/LOSSES  (year to date 2016):
DIVIDEND GROWTH
Company ….. Date ..... Gain/Loss ……G/L %....... Reason/Result
AAPL .…….. 2/18/16 …. 640.44 ..…..  61.9%….   Reduce overweight, reallocate cash elsewhere 
GROWTH and SPECULATIVE
Company ….. Date ..... Gain/Loss ……G/L %....... Reason/Result
GILD  ….…. 3/28/16 .... (-87.95) …...  (-4.1%)….  Selling due to curr pipeline uncertainty, buy LOW
HTZ call  ….  3/8/16 ....  (-150.00) ….. (-20.0%)…. Selling to take losses, poorly timed option purch
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Total Cash Gains for 2016 ……………   $402.49
Total Cash Gains for 2015 ……………...  $3,455.39
Total Cash Gains for 2014 ……………… $2,156.38
Total Cash Gains for 2013 …………….... $3,064.31  (restated: previously all gains prior to 12/31/13)
Total Cash Gains for 2012 ……………....  $269.67