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Insurance Medicare Part D, Medicare's coverage for drug and prescription costs. Part D aims to keep the rising cost of medication from affecting Medicare's beneficiaries.
Medicare Part D went into effect on January 1, 2006. Anyone already covered under Medicare Part A or B is eligible for Insurance Medicare Part D coverage. In order to receive Medicare Part D benefits, a person already enrolled with Medicare must register in a "stand-alone" Prescription Drug Plan (PDP) or Medicare Advantage Plan which must include prescription drug coverage (MA-PD).
Medicare Part D, covers a wide range of medical care which is not covered in the original Insurance Medicare Parts, A and B. However, in contrast to Medicare Part A and B, Part D coverage is not standardized. Plans are given the freedom to choose which drugs they will provide coverage for, to which degree they will provide coverage, and which drugs are to be excluded from coverage. Medicare Part D coverage may help lower the cost of prescription drugs. It may also help protect its beneficiaries from higher medication costs in the future. Another aspect of Part D coverage is that it provides a wider range of access to the drugs which beneficiaries required to stay healthy or treat an illness.
As stated above, Medicare Part D provides coverage for a large variety of drugs not covered by Parts A or B. Part D plans must cover all commercially-available vaccines which medically necessary for the prevention of illnesses. Frequently, prescription drugs which are received in an outpatient setting, such as in an emergency department or during observation services, will not be covered by Medicare Parts A or B. Part D plans may covered these medications in some situations. If a beneficiary receives a medication in a pharmacy and takes it to their doctor's office to have it administered, the pharmacist will bill Medicare Part D for the medication.
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Million Restaurant
Asian-sensational Pancakes
You rise, they shine — "they," as in pancakes, if there is any question about it. Now, we all know about my love affair with pancakes. Let me remind you about my epic MAC 24/7 pancake challenge experience. I mean, you have to love your hotcakes to even attempt to demolish four pounds of them…Continue »
Diving into a Million memorable flavors
Growing up, Kyong Gha Park and her four siblings — three sisters and one brother — were surrounded by their mother's wonderful home cooking. "It was so tasty, and people always loved it," Park recalls. They had a big extended family, and for special occasions, everyone would gather at their house for family meals. As…Continue »
Korean eats worth a million bucks
Delicious, hot and spicy kimchee dishes are standard Korean staples. But there's also something offered at Yakiniku Million that's so much cooler. It's called Mool Naeng Myun, a chilled Korean soup made with beef broth, and features buckwheat (black) noodles, cucumber, turnip, apple, sliced beef and a boiled egg. Yakiniku Million serves this traditional dish…Continue »
Up your cool factor with Korean eats
This past week has been quite a scorcher, hasn't it? When the sun is blazing and mugginess prevails, I know it's ever so tempting to use any morsel of energy you have left to practically lunge toward the closest shave ice shop. But would you be willing to take my advice, albeit a tad unconventional,…Continue »
Who wants to be a Millionaire?
There is such a fascination these days with amassing money and wealth. Think about it, from TV shows to workshop how-to's, the burning quest on everyone's mind seems to fixate around one sole mission: attaining millions. Although it may seem like an unreachable goal to most, what if I told you that having millions was…Continue »
Million spices things up with fresh faves
Even after 26 years in business, Million Restaurant, the popular Korean yakiniku establishment, is still figuring out ways to freshen up its menu. Last week, the Sheridan Street eatery introduced three new dishes that are promising. Best known for its hotpot dishes, Million has now added Butterfish Soup ($19.95) to the mix. The sizzling bowl…Continue »
Some like it hot
Slide into one of Million Restaurant's comfy red and tan vinyl booths (some boast a view right into the kitchen) and you'll soon learn what keeps customers coming back. It's a setting as intimate and familiar as a living room. Traditional Korean dishes served by friendly staff like manager Diana Paik are in tune with…Continue »
Stew That's Just Right for You
In times when life is like a whirlwind, complete with highs and lows — truth be told, I stress eat — big time! I know, I know, it's definitely not the best way to cope with life's stresses and challenges. But hey, I say, "when life throws you carrots, make a savory stew." OK, I…Continue »
Lunch Service Returns to Million
Following numerous inquiries from customers, the friendly folks at Million Restaurant have answered the call for lunch service at one of Hawaii's original authentic Korean dining hot spots. After a brief respite, the restaurant again will be open for lunch. Starting Feb. 3, the popular dining destination will serve its traditional and local-style Korean fare…Continue »
Million Restaurant
A CLOSER LOOK AT THIS WEEK'S HOUSE SPECIAL: SPICY CHICKEN WINGS ($11.95 FULL ORDER, $7.95 SIDE ORDER) Bring on the heat at Million Restaurant with a top-notch Korean meal. Open for dinner and late-night dining only, this Sheridan Street eatery offers a wide variety of traditional and local-style Korean fare. Restaurant manager Diana Paik shares…Continue »

subset: commoncrawl


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Top 9: Wednesday, June 6Posted Wednesday July 06 2011 at 11:35pm
9.)Britney Spears- "I Wanna Go"
8.)Beyonce- "Best Thing I Never Had"
7.)Lupe Fiasco- "The Show Goes"
6.)Rihanna- "California King Bed"
5.)Pitbull- "Give Me Everything"
4.)Runner Runner- "I Can't Wait"
3.)Adele- "Rolling In The Deep"
2.)Katy Perry- "Last Friday Night"
1.)Nicki Minaj- "Super Bass"
Casey Anthony in Playboy?!Posted Wednesday July 06 2011 at 7:46pm
Casey Anthony doubtlessly stands to make millions capitalizing on her fifteen minutes of ill-gotten fame. There will likely be money exchanged between some network or other for Casey's first exclusive television interview and agents are already clamoring to sign some kind of book deal with the recently acquitted Florida woman.
Her big pay day is going to come from one of two things -- Playboy or reality television.
A deal with the magazine could bring in seven figures for Anthony and experts agree that it wouldn't be a bad launch-pad for whatever type of faux-fame career path she totters down.
"While she may have escaped jail time she is far from free. Her lawyers fees have, I'm sure, stacked up, that coupled with a personality that for sure is seeking fame and attention will I'm sure drive her to a Playboy layout (quick money) or a reality show.Casey Anothony"
Top 9: Thursday, June 30Posted Thursday June 30 2011 at 11:23pm
9.)Beyonce- "Best Thing I Never Had"
8.)Britney Spears- "I Wanna Go"
7.)Rihanna- "California King Bed"
6.)Pitbull- "Give Me Everything"
5.)Runner Runner- "I Can't Wait"
4.)Lupe Fiasco- "The Show Goes On"
3.)Katy Perry- "Last Friday Night"
2.)Adele- "Rolling In The Deep"
1.)Nicki Minaj- "Super Bass"
Top 9: Wednesday, June 29Posted Wednesday June 29 2011 at 11:30pm
9.)Rihanna- "California King Bed"
8.)Beyonce- "Best Thing I Never Had"
7.)Britney Spears- "I Wanna Go"
6.)Lupe Fiasco- "The Show Goes On"
5.)Katy Perry- "Last Friday Night"
4.)Pitbull- "Give Me Everything"
3.)Adele- "Rolling In The Deep"
2.)Runner Runner- "I Can't Wait"
1.)Nicki Minaj- "Super Bass"
Weezy retiring?!?Posted Wednesday June 29 2011 at 8:09pm
Lil Wayne has revealed that he is preparing himself for an early retirement, insisting that his busy music career is unfair on his four kids.
Wayne, 28, admitted that he will be ready to hang up his mic in his early 30s, so that he can fully concentrate on being a father to his kids Reginae, Dwayne III, Lennox Samuel Ari and Neal.
"I'm bowing out still on top. I'ma make y'all want me when I retire. I honestly think (my career) is unfair to my kids. Honestly this is the real truth. So about 30, 31, 32, I gotta get ready to retire."


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November 28, 2014
Stay up-to-date with KAKE News:
Dr. Petrakis, Family Medicine at Eberly Farm, reports that she has seen quite a few patients with gastric problems including stomach pain and diarrhea. To help protect yourself from picking up any of these viruses remember to wash your hands frequently.
Wichita Clinic Immediate Care physicians at Murdock are seeing patients with sinus infections and the stomach flu.
Wichita Clinic physicians in Newton are seeing some mono, strep throat, upper respiratory infections and Fifth Disease. Prevention tips include washing hands often, not sharing food or drink, avoiding public drinking fountains, and spending as much time as possible outdoors. Symptoms of Fifth Disease include flu, runny nose, sore throat, headache and a rash. Treatment includes antibiotics, lots of rest, drink plenty of fluids and use of over-the-counter pain relievers.
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Viewers with disabilities can get assistance accessing this station's FCC Public Inspection File by contacting the station with the information listed below. Questions or concerns relating to the accessibility of the FCC's online public file system should be directed to the FCC at 888-225-5322, 888-835-5322 (TTY), or firstname.lastname@example.com.


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Quotes & Info
|ADC > SEC Filings for ADC > Form 10-Q on 1-Nov-2013
|All Recent SEC Filings
Quarterly Report
Forward-Looking Statements
This report contains certain forward-looking statements within the meaning of
Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and described our future plans, strategies and expectations, are generally identifiable by use of the words "anticipate," "estimate," "should," "expect," "believe," "intend," "may," "will," "seek," "could," "project," or similar expressions. Forward-looking statements in this report include information about possible or assumed future events, including, among other things, discussion and analysis of our future financial condition, results of operations, our strategic plans and objectives, occupancy and leasing rates and trends, liquidity and ability to refinance our indebtedness as it matures, anticipated expenditures of capital, and other matters. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors, which are, in some cases, beyond our control and which could materially affect actual results, performances or achievements. Factors which may cause actual results to differ materially from current expectations, include but are not limited to: the global and national economic conditions and changes in general economic, financial and real estate market conditions; changes in our business strategy; risks that our acquisition and development projects will fail to perform as expected; the potential need to fund improvements or other capital expenditures out of operating cash flow; financing risks, such as the inability to obtain debt or equity financing on favorable terms or at all; the level and volatility of interest rates; our ability to re-lease space as leases expire; loss or bankruptcy of one or more of our major retail tenants; a failure of our properties to generate additional income to offset increases in operating expenses; our ability to maintain our qualification as a real estate investment trust ("REIT") for federal income tax purposes and the limitations imposed on our business by our status as a REIT; and other factors discussed in Item 1A. "Risk Factors" and elsewhere in this report and in subsequent filings with the Securities and Exchange Commission ("SEC") including our Annual Report on Form 10-K for the fiscal year ended December 31, 2012. We caution you that any such statements are based on currently available operational, financial and competitive information, and that you should not place undue reliance on these forward-looking statements, which reflect our management's opinion only as of the date on which they were made. Except as required by law, we disclaim any obligation to review or update these forward-looking statements to reflect events or circumstances as they occur.
Agree Realty Corporation is a fully-integrated, self-administered and self-managed REIT. In this report, the terms "Company," "we," "our" and "us" and similar terms refer to Agree Realty Corporation and/or its majority owned operating partnership, Agree Limited Partnership ("Operating Partnership") and/or its majority owned and controlled subsidiaries, including its qualified taxable REIT subsidiaries ("TRS"), as the context may require. Our assets are held by and all of our operations are conducted through, directly or indirectly, the Operating Partnership, of which we are the sole general partner and in which we held a 97.44% and 97.05% interest as of September 30, 2013 and December 31, 2012, respectively. Under the partnership agreement of the Operating Partnership, we, as the sole general partner, have exclusive responsibility and discretion in the management and control of the Operating Partnership. We are operating so as to qualify as a REIT for federal income tax purposes.
We are primarily engaged in the acquisition and development of net leased properties leased to industry leading retail tenants. We were incorporated in December 1993 to continue and expand the business founded in 1971 by our current Executive Chairman of the Board of Directors, Richard Agree. As of September 30, 2013, approximately 97% of our annualized base rent was derived from national and regional tenants and approximately 48% of our annualized base rent was derived from our top five tenants: Walgreens Co. ("Walgreens") - 26%; Kmart Corporation ("Kmart") - 6%; CVS Caremark Corporation ("CVS") - 6%; Wawa - 5%; and Walmart Stores, Inc. ("Walmart") - 5%.
As of September 30, 2013, our portfolio consisted of 128 properties, located in 33 states containing an aggregate of approximately 3.8 million square feet of gross leasable area ("GLA"). As of September 30, 2013, our portfolio included 119 freestanding net leased properties and nine community shopping centers that were 98% leased in aggregate with a weighted average lease term of approximately 12 years remaining. All of our freestanding property tenants and the majority of our community shopping center tenants have triple-net leases, which require the tenant to be responsible for property operating expenses, including property taxes, insurance and maintenance. We believe this strategy provides a generally consistent source of income and cash for distributions.
During the period from October 1, 2013 to December 31, 2013, we have three leases that are scheduled to expire. One of these leases will be extended for a period of five years, another will be on a month to month basis until relocation of the tenant within the shopping center, at which time the lease will be extended for a period of five years, and the third lease, representing 42,241 square feet of GLA and $159,203 of annualized base rent will not be extended, however, we are currently in negotiations with a new tenant to occupy this space. These three leases represent 71,645 square feet of GLA and $296,212 of annualized base rent.
We expect to continue to grow our asset base through the development and acquisition of net leased retail properties that are leased on a long-term basis to industry leading retail tenants. Historically, we focused on development based on the returns we have been able to achieve. Development generally has provided us a higher return on investment than the acquisition of similarly located properties. However, beginning in 2010, we commenced a strategic acquisition program targeting properties net leased to industry leading retail tenants in order to expand and diversify our portfolio. Since our initial public offering in 1994, we have developed 59 of our 129 properties, including 50 of our 119 freestanding net leased properties and all nine of our community shopping centers. As of September 30, 2013, the properties that we developed accounted for 52% of our annualized base rent. We expect to continue to expand our existing tenant relationships and diversify our tenant base to include other quality industry leading retail tenants through the development and acquisition of net leased properties.
In July 2013, we completed development of a Wawa in Casselberry, Florida, which opened on July 24, 2013. Total development cost for the project was approximately $2,800,000. Our development activity continues for the following two projects. In December 2012, we acquired a building in Ann Arbor, Michigan for redevelopment. This redevelopment, which is pre-leased to Walgreens, is expected to be completed during the first half of 2014. In April 2013, we closed on the acquisition of a parcel of land in St. Petersburg, Florida for the development of a Wawa. Rent is anticipated to commence for this property during the first half of 2014.
We announced our first Joint Venture Capital Solutions project during the second quarter of 2013. We closed on a 4.2 acre parcel of land for the development of a 55,000 square foot Hobby Lobby store in Grand Forks, North Dakota. Hobby Lobby executed a 15 year lease for the property. Construction has been completed and Hobby Lobby opened on October 11, 2013. We provided the necessary capital and are the sole owner of the project upon completion.
Subsequent to quarter end, the Company announced its second Joint Venture Capital Solutions project. The Company closed on a 4.5 acre parcel of land for the development of a 62,450 square foot project in New Lenox, Illinois. TJ Maxx, Ross Dress for Less and Petco have executed 10 year net leases. The total project cost is estimated at approximately $8 million. The project is expected to be completed in late 2014.
At September 30, 2013, our construction in progress balance totaled approximately $12,800,000.
The following should be read in conjunction with the Interim Consolidated Financial Statements of Agree Realty Corporation, including the respective notes thereto, which are included in this Quarterly Report on Form 10-Q.
Recent Accounting Pronouncements
As of September 30, 2013, the impact of recent accounting pronouncements on our business is not considered to be material.
Critical Accounting Policies
Critical accounting policies are those that are both significant to the overall presentation of our financial condition and results of operations and require management to make difficult, complex or subjective judgments. For example, significant estimates and assumptions have been made with respect to revenue recognition, capitalization of costs related to real estate investments, potential impairment of real estate investments, operating cost reimbursements, and taxable income.
Minimum rental income attributable to leases is recorded on a straight-line basis over the lease term. Certain leases provide for additional percentage rents based on tenants' sales volumes. These percentage rents are recognized when determinable by us.
Real estate assets are stated at cost less accumulated depreciation. All costs related to planning, development and construction of buildings prior to the date they become operational, including interest and real estate taxes during the construction period, are capitalized for financial reporting purposes and recorded as property under development until construction has been completed. The viability of all projects under construction or development is regularly evaluated under applicable accounting requirements, including requirements relating to abandonment of assets or changes in use. To the extent a project, or individual components of the project, are no longer considered to have value, the related capitalized costs are charged against operations. Subsequent to the completion of construction, expenditures for property maintenance are charged to operations as incurred, while significant renovations are capitalized. Depreciation of the buildings is recorded in accordance with the straight-line method using an estimated useful life of 40 years.
We evaluate real estate for impairment when events or changes in circumstances
indicate that the carrying amount of the assets may not be recoverable through
estimated undiscounted future cash flows from the use of these assets. When any
such impairment exists, the related assets will be written down to fair value
and such excess carrying value is charged to income. The expected cash flows of
a project are dependent on estimates and other factors subject to change,
including (1) changes in the national, regional, and/or local economic climates,
(2) competition from other shopping centers, stores, clubs, mailings, and the internet, (3) increases in operating costs, (4) bankruptcy and/or other changes in the condition of third parties, including tenants, (5) expected holding period, and (6) availability of credit. These factors could cause our expected future cash flows from a project to change, and, as a result, an impairment could be considered to have occurred. During 2013, we recorded an impairment charge of $450,000 related to the carrying value of our real estate assets.
Substantially all of our leases contain provisions requiring tenants to pay as additional rent a proportionate share of operating expenses ("operating cost reimbursements") including real estate taxes, repairs and maintenance and insurance. The related revenue from tenant billings is recognized in the same period the expense is recorded.
We have elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the "Internal Revenue Code") since our 1994 tax year. As a result, we are not subject to federal income taxes to the extent that we distribute annually 100% of our REIT taxable income to our stockholders and satisfy certain other requirements for qualifying as a REIT.
We have established TRS entities pursuant to the provisions of the Internal Revenue Code. Our TRS entities are able to engage in activities resulting in income that would be nonqualifying income for a REIT. As a result, certain activities of our Company which occur within our TRS entities are subject to federal and state income taxes. As of September 30, 2013 and December 31, 2012, we had accrued a deferred income tax amount of $705,000. In addition, we have recognized income tax expense of $0 and $1,968 for the three months ended September 30, 2013 and 2012, respectively and ($20,204) and $27,285 for the nine months ended September 30, 2013 and 2012, respectively, and $17,700 for the year ended December 31, 2012.
Results of Operations
Comparison of Three Months Ended September 30, 2013 to Three Months Ended
September 30, 2012
Minimum rental revenue increased $2,048,000, or 24%, to $10,684,000 in 2013, compared to $8,636,000 in 2012. Rental revenue increased $1,735,000 due to the acquisition of net leased properties subsequent to June 30, 2012 and increased $360,000 due to the completed development of properties subsequent to June 30, 2012, offset by a decrease of $47,000 as a result of other rent adjustments.
Operating cost reimbursements increased $359,000, or 66%, to $901,000 in 2013, compared to $542,000 in 2012. Operating cost reimbursements increased due to the change in real estate taxes and property operating expenses explained below.
Other income was $2,000 in 2013, compared to $15,000 in 2012.
Real estate taxes increased $265,000, or 67%, to $660,000 in 2013, compared to $395,000 in 2012. Real estate taxes increased $256,000 due to the acquisition of properties and increased $9,000 due to other adjustments.
Property operating expenses (shopping center maintenance, snow removal, insurance and utilities) increased $72,000, or 28%, to $326,000 in 2013, compared to $254,000 in 2012. The increase was the result of an increase in shopping center maintenance costs of $46,000, an increase in parking lot repair costs of $15,000, and an increase in other costs of $11,000.
Land lease payments were $107,000 in 2013, compared to $106,000 in 2012.
General and administrative expenses increased by $271,000, or 21%, to $1,588,000 in 2013, compared to $1,317,000 in 2012. The increase in general and administrative expenses was the result of acquisition costs of $270,000, increased employee costs of $104,000, offset by decreased business tax costs of $98,000 and a decrease in other costs of $5,000. General and administrative expenses as a percentage of total rental income (minimum and percentage rents) increased from 14.71% for 2012 to 15.53% for 2013.
Depreciation and amortization increased $535,000, or 33%, to $2,176,000 in 2013, compared to $1,641,000 in 2012. The increase was the result of the acquisition of properties in 2012 and 2013 and the completion of development projects in 2013.
We incurred an impairment charge of $450,000 in 2013 as a result of writing down the carrying value of our real estate assets related to a shopping center under contract for sale that was not classified as held for sale due to contingencies associated with the contract. There was no impairment charge in 2012.
We recognized a loss of $321,000 on the sale of assets in 2012.
Interest expense increased $299,000, or 22%, to $1,634,000 in 2013, compared to $1,344,000, in 2012. The increase in interest expense was a result of the higher level of borrowings due to the acquisition of properties.
Income from discontinued operations was $0 in 2013 compared to $210,000 in 2012, as a result of the sale of three properties during 2012; two in August, and another in September.
Our net income increased $621,000, or 15%, to $4,646,000 in 2013 from $4,025,000 in 2012 as a result of the foregoing factors.
Comparison of Nine Months Ended September 30, 2013 to Nine Months Ended
September 30, 2012
Minimum rental revenue increased $6,144,000, or 25%, to $30,582,000 in 2013, compared to $24,438,000 in 2012. Rental revenue increased $5,245,000 due to the acquisition of net leased properties subsequent to December 31, 2011, increased $691,000 due to the completed development of properties subsequent to December 31, 2011, and increased $208,000 as a result of other rent adjustments.
Operating cost reimbursements increased $447,000, or 26%, to $2,138,000 in 2013, compared to $1,691,000 in 2012. Operating cost reimbursements increased due to the change in real estate taxes and property operating expenses explained below.
Other income was $2,000 in 2013, compared to $60,000 in 2012.
Real estate taxes increased $322,000, or 24%, to $1,685,000 in 2013, compared to $1,363,000 in 2012. Real estate taxes increased $313,000 due to the acquisition of properties and increased $9,000 due to other adjustments.
Property operating expenses (shopping center maintenance, snow removal, insurance and utilities) increased $174,000, or 21%, to $985,000 in 2013, compared to $811,000 in 2012. The increase was the result of an increase in shopping center maintenance costs of $54,000, an increase in parking lot repair costs of $15,000, an increase in parking lot striping costs of $16,000, and an increase in other costs of $89,000.
Land lease payments decreased $147,000, or 31%, to $321,000 in 2013, compared to $468,000 in 2012 due to the acquisition of property previously leased.
General and administrative expenses increased by $516,000, or 12%, to $4,669,000 in 2013, compared to $4,153,000 in 2012. The increase in general and administrative expenses was the result of acquisition costs of $270,000, increased employee costs of $261,000, increased accounting costs of $60,000 and other increased costs of $65,000 offset by decreased business tax costs of $140,000. General and administrative expenses as a percentage of total rental income (minimum and percentage rents) decreased from 15.90% for 2012 to 15.26% for 2013.
Depreciation and amortization increased $1,630,000, or 34%, to $6,418,000 in 2013, compared to $4,788,000 in 2012. The increase was the result of the acquisition of properties in 2012 and 2013 and the completion of development projects in 2013.
We incurred an impairment charge of $450,000 in 2013 as a result of writing down the carrying value of our real estate assets related to a shopping center under contract for sale that was not classified as held for sale due to contingencies associated with the contract. There was no impairment charge in 2012.
We recognized a gain of $946,000 on the disposition of one property in January 2013 and a gain of $1,747,000 on the sale of assets in 2012.
Interest expense increased $973,000, or 27%, to $4,599,000 in 2013, compared to $3,626,000 in 2012. The increase in interest expense was a result of the higher level of borrowings due to the acquisition of properties.
Income from discontinued operations was $7,000 in 2013 compared to $1,107,000 in 2012, as a result of the sale of one property in January of 2013 and the sale of six properties during 2012; one in May, one in June, two in August, and another in September.
Our net income increased $710,000 or 5%, to $14,567,000 in 2013 from $13,857,000 in 2012 as a result of the foregoing factors.
Liquidity and Capital Resources
Our principal demands for liquidity are operations, distributions to our stockholders, debt repayment, development of new properties, redevelopment of existing properties and future property acquisitions. We intend to meet our short-term liquidity requirements, including capital expenditures related to the leasing and improvement of our properties, through cash flow provided by operations, our $85 million credit facility (the "Credit Facility") and additional financings. We believe that adequate cash flow will be available to fund our operations and pay dividends in accordance with REIT requirements for at least the next 12 months. We may obtain additional funds for future developments or acquisitions through other borrowings or the issuance of additional shares of common stock. Although market conditions have limited the availability of new sources of financing and capital, which may have an impact on our ability to obtain financing, we believe that these financing sources will enable us to generate funds sufficient to meet both our short-term and long-term capital needs.
We completed an underwritten public offering of 1,725,000 shares of common stock at a public offering price of $27.25 per share in January of 2013. The offering, which included the full exercise of the overallotment option by the underwriters, raised net proceeds of approximately $45 million after deducting the underwriting discount and other expenses. We used the net proceeds of the offering to pay down amounts outstanding under the Credit Facility and for general corporate purposes.
We sold one single tenant property during 2013 for net proceeds of approximately $5,500,000. We will continue to evaluate our portfolio to identify opportunities to further diversify our holdings and improve asset quality while executing on our operating strategy.
Our cash flows from operations increased $6,876,000 to $21,216,000 for the nine months ended September 30, 2013, compared to $14,340,000 for the nine months ended September 30, 2012. Cash used in investing activities increased by $41,246,000 to ($74,059,000) in 2013, compared to ($32,813,000) in 2012. Cash provided by financing activities increased $40,384,000 to $57,398,000 in 2013, compared to $17,014,000 in 2012.
On May 8, 2013, we filed articles of amendment to our charter increasing the number of authorized shares of our common stock, par value $.0001 per share, from 15,850,000 to 28,000,000; increasing the number of authorized shares of our preferred stock, par value $.0001 per share, from 150,000 to 4,000,000; and increasing the number of authorized shares of our excess stock, par value $.0001 per share, from 4,000,000 to 8,000,000. The amendment to the charter was previously approved by our Board of Directors, subject to stockholder approval, and approved by our stockholders at the annual meeting of stockholders held on May 6, 2013. In addition, on July 31, 2013, we filed articles supplementary to our charter reclassifying and designating authorized but unissued shares of our excess stock as additional shares of our preferred stock, authorized but unissued shares of our preferred stock as additional shares of our excess stock, and authorized but unissued shares of our preferred stock as additional shares of our Series A Junior Participating Preferred Stock, with the preferences, conversion and other rights, voting powers, restrictions, limitations as to dividends and other distributions, qualifications and terms and conditions of redemption as set forth in our charter.
As of September 30, 2013, we have the authority to issue 40,000,000 shares of capital stock, par value $0.0001 per share, of which 28,000,000 shares are classified as shares of common stock, 4,000,000 shares are classified as shares of preferred stock (including 200,000 shares that are classified as shares of our Series A Junior Participating Preferred Stock), and 8,000,000 shares are classified as shares of excess stock.
We intend to maintain a ratio of total indebtedness (including construction or acquisition financing) to total enterprise value (common equity, on a fully diluted basis, plus total indebtedness) of 65% or less. Nevertheless, we may operate with debt levels which are in excess of 65% of total enterprise value for extended periods of time. At September 30, 2013, our ratio of indebtedness to total enterprise value was approximately 32%.
During the quarter ended September 30, 2013, we declared a quarterly dividend of $0.41 per share. We paid the dividend on October 8, 2013 to holders of record on September 30, 2013.
The Operating Partnership has in place an $85 million unsecured revolving Credit Facility, which is guaranteed by our Company. Subject to customary conditions, at our option, total commitments under the Credit Facility may be increased up to an aggregate of $135 million. We intend to use borrowings under the Credit Facility for general corporate purposes, including working capital, development and acquisition activities, capital expenditures, repayment of indebtedness or other corporate activities. The Credit Facility matures on October 26, 2015, and may be extended, at our election, for two one-year terms to October 2017, subject to certain conditions. Borrowings under the Credit Facility bear interest at LIBOR plus a spread of 150 to 215 basis points depending on our leverage ratio. As of September 30, 2013, we had $40,000,000 in principal amount outstanding under the Credit Facility bearing a weighted average interest rate of 1.92%, and $45,000,000 was available for borrowing (subject to customary conditions to borrowing).
In September 2013, the Operating Partnership entered into a $35,000,000 seven year unsecured term loan ("Unsecured Term Loan"), which is guaranteed by our Company. The Unsecured Term Loan includes an accordion feature providing the opportunity to borrow up to an additional $35,000,000 under the same loan agreement, subject to customary conditions. The Unsecured Term Loan matures on September 29, 2020. Borrowings under the Unsecured Term Loan bear interest at LIBOR plus a spread of 165 to 225 basis points depending on our leverage ratio. In conjunction with the closing of the loan, we entered into a seven year interest rate swap agreement resulting in a fixed interest rate of 3.85%, based on the current spread. We used the proceeds from the Unsecured Term Loan to pay down amounts outstanding under the Credit Facility.
The Credit Facility and Unsecured Term Loan contain customary covenants, including, among others, financial covenants regarding debt levels, total liabilities, tangible net worth, fixed charge coverage, unencumbered borrowing base properties and permitted investments. We were in compliance with the covenant terms at September 30, 2013.
As of September 30, 2013, we had total mortgage indebtedness of $114,789,938. Including our mortgages that have been swapped to a fixed interest rate, the weighted average interest rate on our mortgage debt is 4.39%.
The mortgage loans encumbering our properties are generally non-recourse, subject to certain exceptions for which we would be liable for any resulting losses incurred by the lender. These exceptions vary from loan to loan but generally include fraud or a material misrepresentation, misstatement or omission by the borrower, intentional or grossly negligent conduct by the borrower that harms the property or results in a loss to the lender, filing of a bankruptcy petition by the borrower, either directly or indirectly, and certain environmental liabilities. At September 30, 2013, the mortgage debt of $22,168,118 is recourse debt and is secured by a limited guaranty of payment and performance by us for approximately 50% of the loan amount. We have entered into mortgage loans which are secured by multiple properties and contain cross-default and cross-collateralization provisions. Cross-collateralization provisions allow a lender to foreclose on multiple properties in the event that we default under the loan. Cross-default provisions allow a lender to foreclose on the related property in the event a default is declared under another loan.
Capitalization . . .


text:
found a new home!
Plenty of my friends are looking
for one too. Find a pet to adopt.
Find a pet to adopt
My name is Nora!
Facts about Nora
- Breed: Domestic Shorthair
- Color: Gray, Blue Or Silver Tabby
- Age: Young
- Sex: Female
- Hair: Short
Nora's Info...
I am already spayed, up to date with shots, good with kids, good with dogs, and good with cats.
Hi! This beautiful girl's name is Nora, and he is a just the sweetest little bundle of joy you will every meet! She just loves to be loved! Once you start petting her, you will simply be unable to stop. She is so responsive to the slightest affection, kindness, or any kind of positive gesture, she will immediately pull you in and not want to leave! She came in with her brother Nesa, who is equally as friendly & loving! They make a great pair! She has been fostered, and gets along well with kids, dogs, other kitties, & is now ready to brighten up your home with her loving and adorable ways. Nora is up-to-date on all vaccinations, has tested FeLV/FIV negative, is parasite-free, and litter-box trained. To get pre-approved for adoption and thus hasten the process, please complete our adoption form online at http://www.palspets.org. Thank you.
Other Pets at P.A.L.S
Why Adoption is a Great Option
Nora, a Broomall Domestic Shorthair cat was adopted! Here's how you can benefit by looking at adoption as an option to buying a Domestic Shorthair for sale in Broomall, or seeking a Domestic Shorthair cat from a breeder in Broomall.
- Rescues and shelter volunteers in Broomall already know the personality and tendencies of their pets. This means they can match you with the right pet. That will makes it much easier transition to owning a pet for yourself and your new pet.
- On average adoption fees are much less than you'd pay a Broomall breeder, or pet store. Plus most often rescue pets have already been to the veterinarian for a check-up, had a round of vaccinations, and are spayed or neutered. That is a lot of savings!
- You will become a hero, and give a needy dog or cat a loving home. In fact, there are even Domestic Shorthair breeders who help with Domestic Shorthair rescue. One puppy or kitten adopted in Broomall paves the way for another one to be saved.


text:
Skip to content
By Matthew Birt -
05 October 2012 10:36
Ducati boss Filippo Preziosi has admitted that he wasn't surprised that Valentino Rossi rejected a multi-million pound offer to finish his MotoGP career with the Bologna factory.
Not even the weight of support of new owners Audi could help Ducati persuade Rossi to sign a new two-year deal after a disastrous stint on board a factory Desmosedici.
Having scored just three podium finishes in 31 races for Ducati, Rossi will move back to Yamaha's factory squad in 2013 to renew his rivalry on a YZR-M1 machine with Spaniard Jorge Lorenzo.
Rumours have grown of an increasingly frosty relationship between Rossi and Preziosi in 2012, with development of the finicky Desmosedici not accelerating fast enough for the nine-times world champion.
Preziosi told MCN: "I am Ducati Corse's General Manager and I am also a Valentino fan and I think he did a big challenge going back with Jorge. From a fan point of view I am happy for him.
"I know Valentino has a value for us because he is very precise in his comments but I understand he is in the last part of his career and I understand why he made his decision and I was not so surprised when he told me his decision."
Upload stories, photos or videos direct to the site, or email email@example.com.
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you're a real Twpsyn, backing you're mate.
10 October 2012 12:37
you'r definately not Benny mate don't get downhearted!!!
09 October 2012 22:20
Saturn, yeah, just goes to show how screwed I am living here in the Fatherland.
Stress ain't the word. I come on here for a little out-time and they all nail me as the Welsh-Boyo.
Yes of course, opinionated. Sorry, a slip.
09 October 2012 22:05
Streuth mate
you mean 'opinionated'
09 October 2012 21:35
Sorry, should have read: opionated
09 October 2012 21:11
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text:
Contoh Procedure Text Bahasa Inggris
Seperti apakah Contoh Procedure Text Bahasa Inggris nya, kalian bisa langsung melihat dan menyalinnya serta mempresentasikan procedure text ini di kelas kalian. Ini dia Contoh Procedure Text Bahasa Inggris selengkapnya.
Materials Needed:
● Two slices of bread
● Something inside (fried-egg, strawberry jam, chocolate sprinkles, a sausage, etc.)
● First, boil two glasses of water in a pan.
● Then, open the package of Indomie fried noodles.
● While waiting for the water to boil, pour the seasoning: chili sauce, soya sauce and oil into a bowl.
● After the water is boiled, drain the noodles.
● Next, throw away the water.
● Then, pour the noodles into the bowl.
● After that, mix the noodles with the seasoning, sauce, and the other ingredients.
● Now, your noodles are ready.
● A glass of tea
● Two spoonfuls of sugar
● Ice cubes
● A slice of lemon tea
● Make the tea a bit strong because when you add the lemon it will get thinner.
● After the tea is ready, squeeze the lemon according to your own taste.
● Add some ice cubes, and your iced-lemon tea is ready.
prepare your :
- hand phone
- battery charger
Steps :
1. Connect the charger to your hand phone, the flash symbol on the charger plug must face upward.
2. Wait until the battery icon appears on the screen.
3. Charge the battery approximately 5 hours or until the battery icon indicates that the battery is fully charged.
4. Remove the charger by pulling out from your hand phone.
Ingredients :
1 kilo of very fine minced meat (preferably beef)
2 eggs
300 grams of tapioca-flour
4-8 cloves of garlic
1 red onion
1 teaspoon of white pepper
2 teaspoons of salt
Steps :
First of all,mix garlic, red onion, salt, and white pepper in a mortar or mixer.
Second step, mix the spice-mixture with the eggs, the tapioca-flour and the minced meat.
After that, use your fingers, add a cup of water, and keep on working until the mixture feels soft and smooth.
Then, boil some water in a rather large pot, at least about 2 liters.
Next step, start rolling the mixture into small meatballs.
Finally, lower the meatballs into the boiling water. When they float up to the surface the meatball are ready to serve.
1 cucumber, peeled.
1 papaya, cut into 1/2 inch cubes.
1 pineapple, cut into 1/2 inch cubes, fresh or canned pineapple.
1 apple tart, cut into 1/2 inch cubes.
1 mango, peeled, cubed.
3 tablespoons peanuts, fry.
1 hot chili peppers, seeded, sliced.
1/4 cup brown sugar
1 tablespoon tamarind, dissolved in 1/2 cup water, strained.
• Mix all the fruit together.
• Grind chilies and salt.
• Add brown sugar.
• Add dry roasted peanuts and grind completely.
• Pour some tamarind liquid.
• Mix the sauce and fruit together.
• Serve chilled.
Pisang Goreng (Fried Banana Cakes)
• 6 medium-sized ripe bananas, peeled
• 1 Tablespoon sugar
• 1 Tablespoon flour
• Oil, for deep-frying
1. Finely mash the bananas and mix with sugar and flour.
2. Heat the oil in a large saucepan or wok and drop in a large spoonful of batter.
3. Cook several at one time, but do not overcrowd the wok or the temperature of the oil will be lowered.
4. When cakes are crisp and golden brown, drain on paper towel and serve while still warm
Pineapple Stew
1 pineapple cut into dices
3 glasses of water
1 glass of granulated sugar
1. Boil water until boiled.
2. Then add sugar, cinnamon, and clovers.
3. Bring it to boil and add the pineapples.
4. Wait until you can smell the pineapple.
5. Remove from heat and serve cold.


text:
STARmeterSEE RANK
Up 12,705 this week
John Patrick Reger
John Patrick Reger was born in February 1952 in Minneapolis, Minnesota, USA. He is known for his work on Hot Dog... The Movie (1984), The Karen Carpenter Story (1989) and WCCO Channel 4 News (1952). See full bio »
Born:in Minneapolis, Minnesota, USA
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text:
Posted: 6/18/2014 12:13 AM
As the attack in Benghazi was unfolding a few hours later, Mr. Abu Khattala told fellow Islamist fighters and others that the assault was retaliation for the same insulting video, according to people who heard him.
In an interview a few days later, he pointedly declined to say whether an offensive online video might indeed warrant the destruction of the diplomatic mission or the killing of the ambassador. "From a religious point of view, it is hard to say whether it is good or bad," he said.
Last edited 6/18/2014 12:13 AM by GalenSevinne
Posted: 6/18/2014 10:42 AM
Posted: 6/18/2014 10:53 AM
Mohara wrote: Go away intil you can respond to the collapse of Iraq under your boyfriends policies or the massive coverup going on at the IRS.You have been conspicuously absent on all of those threads.
Posted: 6/18/2014 4:30 PM
GalenSevinne wrote: Mum is the word today in Right Wingnutosphere. It appears Obama pulled the trigger on executing the capture of Right Wing Hero Ben Ghazi.Horrible news for those looking to clean up the White House. Appears Ben Ghazi isn't playing nicely to the right wing narrative:Mr. Abu Khattala, 41,... contended that the attack had grown out of a peaceful protest against a video made in the United States that mocked the Prophet Muhammad and Islam. Man, that's a bummer.As the attack in Benghazi was unfolding a few hours later, Mr. Abu Khattala told fellow Islamist fighters and others that the assault was retaliation for the same insulting video, according to people who heard him.In an interview a few days later, he pointedly declined to say whether an offensive online video might indeed warrant the destruction of the diplomatic mission or the killing of the ambassador. "From a religious point of view, it is hard to say whether it is good or bad," he said.No make it stop. Don't do it to us Ben! Be who we thought you were. So....what do you all think about that IRS one? Yeah, that's the ticket. Start talking about that IRS one. They still slo-rollin' it?
Posted: 6/18/2014 4:31 PM
Posted: 6/18/2014 6:31 PM
Last edited 6/18/2014 6:31 PM by 12thRaven
Posted: 6/18/2014 7:37 PM
zeusman52 wrote: Noted Democrat consultant and commentator Chick Todd says that polls show that Obama has dropped to a 41%approval rating. Americans apparently believe that he and his fellow travelers (my words) are LESS COMPETENT than the post Katrina Bush Administration. "The poll is a DISASTER for the President" Todd said. "You look at the presidency here: Lowest job rating, tied for the lowest, lowest on foreign policy. His administration is seen as less competent than the Bush Administration, post Katrina.""On the issue of do you believe he can still lead? A majority believe no. Essentially the public is saying your presidency is OVER" Todd added.So go ahead and make your sophomoric jokes. Keep believing the Benghazi "video fantasy" that has been discredited YEARS ago. YOU are irrelevant, even in here, and your president is perceived as a BIGGER LOSER than George W. Bush. How does that make you feel?
Posted: 6/18/2014 8:19 PM
Posted: 6/18/2014 11:04 PM
12thRaven wrote: The GOP has the decent candidates, crows - however they hear the Left call these candidates "extreme" and accept it. It is utterly amazing.I want to know when we hit the tipping point that refusing to vote for stealing literally trillions of dollars from yet to be born generations of Americans became "extreme", and voting for stealing trillions of dollars from yet to be born Americans became "moderate" and "mainstream". When did this happen?
Posted: 6/18/2014 11:19 PM
Last edited 6/18/2014 11:20 PM by GalenSevinne
Posted: 6/19/2014 8:21 AM
GalenSevinne wrote: Even at 41% or whatever he is, his approval is still higher than any other politician.
Posted: 6/19/2014 10:37 AM
Posted: 6/19/2014 11:13 AM
jonboy79 wrote: no more recession??? Laughable. Average American wages still below those prior to Obama- CheckRegressive grocery inflation - checkregressive energy inflation- checkyup, the middle class is MUCH worse off then 6 years ago, recession still going...
Posted: 6/20/2014 12:18 AM
Posted: 6/20/2014 12:22 AM
Posted: 6/20/2014 10:15 AM
Baltimore Greg wrote: "Thou shalt not steal... thou shalt not covet... thou shalt not bear false witness against thy neighbor..." GenesisActually 12th, that is from Exodus.
Posted: 6/23/2014 7:40 PM
Posted: 6/23/2014 8:29 PM
baltravens wrote: (R)'s have no shot at winning the White House if Hillary runs. They know it too since floating Mitchell Rumny as a candidate for 2016.Sit back and relax working middle class, President Obama's in power, and his successor will be even better.
Posted: 6/24/2014 10:02 AM
12thRaven wrote: It's looking more and more now that both Dem and Hillary fatigue are setting in as scandal after scandal rock this amateur debacle we lovingly call "The Obama Administration". Repubs will keep the House this year - probably add seats to boot. The barometer of how pissed the people are at The Party though will be the Senate. If the GOP takes the Senate, it will have overcome a 6 seat deficit in a single election to change control of parties - a huge and not so common event. It's looking even more as though even the Dems are conceding the landslide.Hillary in 2016? It's looking more and more that it will not be the case. She's so weak and so damaged in so many ways - conservatives have of course known this for years, but the mainstreamers are finally catching up and realizing what a fraud she is. It's kind of sad how this has been failure of a politician and statewoman has been reduced to hocking her book at CostCo and can't gather enough interest to keep the book in the top 10 for more than one week. She's politically dead.And, yes, we agree. Obama's successor will be better. If Carter ran again and won, the statement would be true.I'm looking for Castro to be fast-tracked to candidacy - maybe even as early as 2016. When Martin O'Malley is your most appealing candidate at this point, your party's got serious problems.
Last edited 6/24/2014 10:06 AM by GalenSevinne


text:
Now anyone with an iPad and the Structure Sensor can create 3D models using objects they see around them. This opens up a world of possibilities for engineers, designers, inventors, architects and manufactures.
The program overlays a photo map onto the spatial data, creating surprisingly lifelike models (and uncanny valley-style portraits). It guides you through the scanning process with helpful tips. And then it renders incredibly realistic models, not only of humans, but of objects, too.
Itseez3D app turns iPad into ultra-realistic 'game changing' 3D scanner. 3D scanning is about to get a whole lot more consumer friendly thanks to a new app from visual technology company Itseez.
3D is already gunning for a space on the consumer desk. But now it's also coming to the mobile space with Itseez3D, a 3D scanner app for the iPad. Itseez3D allows iPad users to convert ordinary objects such as furniture, shoes, toys, and even people, into 3D models.


text:
58 chard recipes
Chard Enchiladas(0)
submitted by Jess10Trans-fat Free, Low Carb
Chard Panini with Bean Spread(1)
These delicious panini is made with whole grain bread, spread with creamy yet tasty white bean spread, topped with swiss chard that's braised in a mixture of broth and wine. It fills you up, gives you all the nutrients you need, and satisfies your tummy.
added over 2 years agoLow Cholesterol, Cholesterol-Free, Trans-fat Free, High Fiber
Chard, Kale and Cheddar Phyllo Pie(1)
It's the season of Swiss chard and kale. We got lots of these fresh leafy greens from our CSA farm, and I was trying to come out an idea to use them up, surfing the internet, found a recipe in New York Times, it's a chard and feta phyllo tart. Definitely got the inspiration, I used both chard and kale, instead of feta, I used cheddar; and I sauteed some fresh mushrooms and added some toasted pine nuts, which worked very well, also I used a pie plate instead of a tart pan. And it was a great success, absolutely flavorful and delicious, the phyllo crust came out flakey and crispy. Will definitely become one of my signature recipes :)
added over 3 years agoTrans-fat Free, Good source of fiber
Crustless Swiss Chard and Goat Cheese Quiche(1)
This quiche uses potatoes on the bottom in place of the crust. Swiss chard sauteed with garlic give the egg custard more flavor and texture. Goat cheese on top gives lovely bursts of flavor, very tasty.
added over 4 years agoTrans-fat Free
Mediterranean Chard, Feta and Olive Tart(2)
A delicious savory tart, chunks of feta, black olives and herbal crust are delicious together. It can be served as an appetizer or a main dish!
added about 4 years agoTrans-fat Free
Crustless Swiss Chard, Leek and Herb Quiche(1)
Try this easy to make crust-less quiche with any kind of your favorite greens, such as spinach, kale... Delicious, light and low in calorie and fat.
added over 4 years agoLow Cholesterol, Trans-fat Free, Low Carb
Pasta with Chard, Garlic and Parmesan(1)
An easy, tasty yet wholesome week-night meal is all in one pot.
added over 2 years agoLow Cholesterol, Trans-fat Free
Swiss Chard and Heirloom Tomato Frittata(1)
Earthy swiss chard and heirloom tomatoes combined with basil and mozzarella make an awesome one skillet main course.
added about 3 years ago
submitted by seanTrans-fat Free, Good source of fiber
Feta, Ricotta and Swiss Chard Frittata(1)
Found this recipe in donna hay magazine, and I just happened to have all the ingredients this recipe called for. I did make a few changes and cook it differently. The frittata came out delicious, but next time I will cook it on the stove top first to give a nicely browed bottom, then broil at the last a few minutes.
added about 3 years agoTrans-fat Free, Good source of fiber
Salmon Poached with Tomatoes and Swiss Chard(0)
Rich and creamy shallow poached tender salmon.
submitted by jdeathrjTrans-fat Free, Good source of fiber, Low Carb, Low Sodium
Chard and Pepperoni Minestrone(0)
added almost 4 years agoLow Fat, Low in Saturated Fat, Low Cholesterol, Cholesterol-Free, Trans-fat Free, High Fiber
Swiss Chard, Red Pepper and Goat Cheese Pasta(1)
Hearty swiss chard, crunchy red pepper, and creamy goat cheese make the pasta load with flavors. A simple and delicious week-day meal that everybody enjoys.
added over 3 years agoLow in Saturated Fat, Low Cholesterol, Cholesterol-Free, Trans-fat Free, High Fiber, Very low in sodium, Low Sodium
Potato Chard Soup(0)
submitted by belindamarie153Low in Saturated Fat, Low Cholesterol, Cholesterol-Free, Trans-fat Free, Good source of fiber, Low Sodium
Swiss Chard with Onions(0)
This is a great chard recipe, with the onions, very yummy.Low Fat, Low in Saturated Fat, Low Cholesterol, Cholesterol-Free, Trans-fat Free, Low Carb
Swiss Chard ala Sesame Seeds and Flax Oil(0)
This is one of the recipes that started my cooking career. No kidding. I would make this dish and people would swoon. I took it to potlucks, and people would come up to me and say, "What is that dish, it is delicious." Upon hearing my answer, their eyes would get big and they would respond with, "Wow, I never liked Swiss Chard." This is wonderful, how did you make it?" And so it began, my relentless task of repeating the recipe over and over again. My sister finally asked, "Would you please write a little cookbook for me." And, so it began.
added almost 2 years ago
submitted by chefteton
58 chard recipes
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Our 2014 Fredericksburg Business Insider sponsors
|Click here for information on sponsorships
Business Insider
Lindley Estes is a business writer for The Free Lance-Star and Fredericksburg.com. This blog is on Fredericksburg-area business. Send an e-mail to Lindley Estes.
Area housing prices up in April
Fredericksburg-area housing prices rose in April, and total sales volume surpassed $100 million for the first time this year.
The median price for the 377 homes that sold last month through the Multiple Listing Service in the Fredericksburg area was $250,000.
That was up about 7.8 percent year-over-year, according to Metropolitan Regional Information Systems data released Monday.
There were 1,934 local homes listed for sale at the end of April, up 37 percent year-over-year. There was about a five-month supply of homes for sale.
Homes spent about three months on the market before getting a ratified contract on average and sold for about a 4.5 percent discount to the list price.
The Fredericksburg area comprises the city and Caroline, King George, Spotsylvania and Stafford counties.
Permalink: http://news.fredericksburg.com/businessbrowser/2014/05/12/area-housing-prices-up-in-april/


text:
Word: un pickpocket
Added on: 2013-11-19 Listened: 23 timesin: Add categories to un pickpocket
Pronunciation in French [fr]
- Pronunciation by Pat91 (Male from France)
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Accents & languages on maps
- Random word: Bergouey-Viellenave
by Bing Translator English translation:
un pickpocket = a pickpocket
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Sprint to carry Samsung Galaxy Tab S 10.5 on September 12
Sprint on Thursday announced the upcoming availability of the Samsung Galaxy Tab S 10.5 tablet. Scheduled to go on sale Friday, September 12, the tablet will be sold through Easy Pay for $0 down (plus tax) and 24 monthly payments of $27.09; full retail price is $650. The Galaxy Tab S 10.5 ...Read More


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Southwestern Refried Bean Soup >
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Nutritional Facts
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Southwestern Refried Bean Soup
My daughter gave me this hearty soup recipe, and I'm glad she did - it's become a family favorite. You can't beat it on a cold winter day!
4 Servings
Prep/Total Time: 30 min.
4 bacon strips
3/4 cup chopped onion
3/4 cup chopped celery
1/8 teaspoon garlic powder
1 can (16 ounces) refried beans
1/4 cup picante sauce
1 can (14-1/2 ounces) chicken broth
1 tablespoon chopped fresh parsley
Hot pepper sauce, optional
Shredded cheddar cheese
Tortilla chips
In a large saucepan, cook bacon over medium heat until crisp. Remove
to paper towels; drain, reserving drippings. Crumble bacon and set
aside. In the drippings, saute the onion, celery and garlic powder
until vegetables are tender.
Add the beans, picante sauce, broth, parsley and bacon; bring to a
boil. Reduce heat; simmer, uncovered, for 10-15 minutes or until
flavors are blended. Season to taste with pepper sauce if desired.
Ladle into bowls and top with cheese. Serve with tortilla chips.
Yield: 4 servings.
Nutritional Facts:
1 serving (1 cup) equals 260 calories,
© Taste of Home 2014
2 of 2
Southwestern Refried Bean Soup
Nutritional Facts:
15 g fat (5 g saturated fat), 24 mg cholesterol, 1,012 mg sodium, 23 g carbohydrate, 7 g fiber, 10 g protein.
© Taste of Home 2014


text:
My Blog
The Secret Reason Why The Chinese Are Buying So Much Gold
As the world seems to hurtle from one crisis to another, today a man out of Europe who has been extremely accurate with his calls on the gold market sent King World News a fantastic piece which reveals the secret reason why the Chinese have been buying so much gold. Below is the exclusive KWN piece by Ronald-Peter Stoferle of Incrementum AG out of Liechtenstein.
© 2014 by King World News®. All Rights Reserved. This material may not be published, broadcast,
rewritten, or redistributed. However, linking directly to the blog page is permitted and encouraged.
June 12, 2014
By Ronald-Peter Stoferle, Incrementum AG Liechtenstein
June 12 (King World News) - Rome, The United States & The Path To Destruction
Adieu "Exorbitant Privilege
The critical situation and the future of the US public finances have started to cast more than just a shadow of doubt on the currency hegemony of the US dollar. Although the US GDP in terms of global economic output has fallen to only 25%, the US dollar still accounts for more than 60% of global foreign exchange reserves. It seems that many countries want to cast off the shackles of the US dollar. China, Russia, India, as well as Japan intend to increase the share of trade invoiced in their own currencies so as to circumvent the US dollar. This clearly marks a paradigm shift because more than two thirds of all US dollars are held abroad....
Continue reading the Ronald Stoferle piece below...
UPDATE: To hear which company just made one of the most exciting high grade
discoveries that just had a massive 101 meter drill strike, as well as
major financial backers click on the logo:
If it seems absurd and illusory today to think that the US dollar could lose its status as the leading global currency, but a look into the history books might help. Portugal (1450-1530), Spain (1530-1640), the Netherlands (1640-1720), France (1720-1815), and Great Britain (1815-1920) were coining leading global currencies for centuries, and have in the meantime lost more or less all of their former monetary splendor. Interestingly, these cycles tend to last about 90 to 100 years, which would also suggest the imminent changing of the guards for the US dollar.
Since the Chinese current account surplus has been on a steady decline, the widely held opinion of the massive undervaluation of the yuan seems to become more susceptible to questioning as well. Therefore, a quick internationalization would make perfect sense from a Chinese point of view. Officials have also confirmed this hypothesis. The Head of Research at the People's Bank of China recommends investing in gold in order to protect and diversify China's currency reserves. Zhang Jianhua said that "gold was the only safe haven for risk-averse investors, whereas other forms of investment from government bonds to property were losing value." It was necessary for the Chinese government to further optimize the portfolio structure of its currency reserves. He advised buying gold on relative weakness.
Therefore, we expect the Chinese central bank to continue gradually accumulating gold, and we think that it might be planning a gold backing for the renminbi. If that were to happen, international acceptance would soar. The enormous amount of gold reserves in the United States (N.B. the US reserves were at 29,663 tons in 1953) along with military dominance were central reasons for the US dollar becoming the global reserve currency.
Felix Somary's account of the Chinese mentality of 1913 makes for a fascinating read:
"In Europe nobody would understand the Chinese mentality back then; Europe was at the peak of its power, full of confidence in the present and the future, amused at people who would reject banknotes and who would suspiciously put metal money on a scale to verify its weight. The consensus was that they were trailing us by five generations – when the truth is, they were one generation ahead. They had experienced the fortune of billions on paper under Mongolian emperors – war conquests and road construction – and they had then seen the bitter ending of it all. This experience had stayed with them throughout the centuries."
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November 26, 2014
March 9, 2007
The new challenge for U.S. and Iraqi forces: protecting more than
4 million Shi'ite Muslims, all gathered in the town of Karbala for
religious ceremonies.
Security is tight in this city south of Baghdad. Commanders are
concerned that suicide bombers may have infiltrated the group ready
to turn a holy weekend into a bloodbath.
Already, more than 340 Iraqis have died this week most of them killed
during their pilgrimage to Karbala.
As U.S. forces face those new challenges, there's a growing divide between lawmakers -- and the bush administration -- over stabilizing the growing violence in Iraq and the best way to move forward.
The build up of U.S. forces in Iraq could be bigger, more costly, and
last longer than originally thought. The pentagon wants to double the
number of support forces deployed as part of the troop surge. And top
White House officials are talking with lawmakers about adding another
billion dollars to the escalation's price tag.
Democrats fired back unveiling a pair of plans that set timelines for
troop withdrawal and holding Iraqi leaders accountable for meeting
certain benchmarks.
But there are still questions about whether or not those plans will be voted into law. Republican leaders are confident they can defeat them. and President Bush has vowed, he'll veto the bill if it reaches his desk.
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Lutheran Devotions For Church Council
Augustana lutheran church council minutes unapproved version 02 23 09Couoncili Mocembil reobse rPolst:BliUUbPdmw ,mmctlu ,tlocmnTmaboibV gyL gSSEkhSS UYJY cP DhyS UYJYCouncil Members Present:
Ben Underwood, Traill Vosberg, Mary Peterson, Barb Lewis,
Selma Erickson, Peggy Underwood, Marge Ball, EstherYoungberg, John Dinsmore, Dick Werner, Judy Heinen, and Evan Lewis (Auditor).Council Members Not Able to Attend: Kurk Werner, Kevin Grunewald, Tim Hanson, Jerry Shea, and Marty Mohagen.Pastor & Staff Members Able to Attend:
Pastor Paul, and Rebekah Ohren, Guests:
Erin Anderson, Assistant to the Bishop:
NW Minnesota ELCA SynodIntroductions & Devotional Reading
1.The meeting called to order by Council President John Dinsmore at 7 p.m.
2.Devotions read by Dick WernerAgenda/Action Items
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The exit interview was conducted at 6:00 pm
Facilitated by Erin Anderson, Northwest Minnesota Synod Assistant tothe Bishop, other participants included Pastor Paul;
Council members Esther Youngberg, Traill Vosberg and John Dinsmore; andAugustana members Jerry Peterson and Sue Mohagen who served on Pastor Pauls Call Committee.
During the Council meeting, Erinbegan by thanking Paul for his 12 years of service at Augustana and reflected on how solid and stable this has made our congregation.These attributes will serve us well as we enter into this transition period.vlcmbtJ ,tltncmb )tnsonntPlh
Erin explained that things are done differently between congregations.He recommendedcommunicating often with the congregation during this time of transition.
Erin reviewed the process and documentation needs.
Hereviewed items in the packet including the document When a Pastor Resigns and asked the Council to review it thoroughly.
Hereminded us that all of us are the Synod.We are a partnership.
He reviewed the interim minister contract template and explained thatalthough it is signed by Bishop Larry, it does not have to have his approval.He stated that it can be adjusted to fit our needs andrecommended that we pay particular attention to the language which references whether an interim pastor can be available for regularcall to the congregation.
He recommended that we review this and consider the possibility to modify this language.Erin provided ashort list of strong interim pastors candidates.Pastor Nancy Monke has many years of experience with Our Saviors Lutheran Church in Moorhead, MN and is available as of02/22/09.
Some Council members know Pastor Nancy and commented on her skills.Pastor Steve Dahl, is also available as an interimminister;
however, Steve is under consideration as a candidate for another Lutheran congregation in a community in southeasternOtter Tail County.Erin, representing the Synod, encouraged us to make contact.John also reported that our congregation currently includes five retiredordained ministers, some of whom have expressed their willingness to fill in during the call process.
Discussion included thepossibility of using them asfill-ins when necessary.
A motion was made by Barb, seconded by Mary and unanimously approved toauthorize the Council President to contact interim candidates beginning with Pastor Nancy Monke.There was also discussion as towhether the Council or a smaller work group would meet with interim candidate.
It was agreed that the initial meeting will include theentire Council, and if mutual interest is established, a smaller committee will work through contract details in a follow up meeting.Pastor Paul recommended a timetable/goal to have the interim here by Palm Sunday.
John stated that he will present an invitation tocandidate Pastor Nancy for a special Council meeting scheduled for Monday, March 9th at 7:00 p.m.ri:: AbPsmnn.m:msctlu i ri:: rPJJtccmmY
Erin stated that it is important to take time with the call process as a congregation needstime to grieve and a committee needs time to prepare.John spoke of Augustanas Constitution and asked the group of anyoneremembers being a part of the call committee.
Some remembered parts but it was that a diverse group is needed.Some discussion onhow things took place when Paul was called 12 years ago and who conducted services during the transition time.The question wasasked about whether the Synod requires a six (6) month waiting period.Erin stated that congregations do not have to wait six months,but that typically it takes at least that long to complete the process.
We will need to review the Congregation Mission profile as it mayneed to be updated.Once completed, it is submitted to the synod and they begin the process of matching the churchs mission with theprofiles of available call candidates.Erin reminded the Council that the ELCA practice is that a congregation needs permission tocontact a candidate outside of the NW Minnesota synod.The Call Committee is to forward our mission profile to Erin and the Synodoffice will begin the candidate screening process.Ncemb tcmJn PK sPlntwmbictPl.
Pastor will be on vacation March 22.Pastor Paul will make arrangements for a visiting minister toserve on that Sunday.rm:mabictlu Aio:Gn JtltncbV U:illtluh
Sunday, March 15th, will be the date for our celebration of Pauls ministry with Augustana Church.Planning for this potluck lunch event immediately following the Sunday Service - will begin ASAP.
.olwiVGn Sg&gg&SE rPlubmuictPli: ,mmctlu Dick stated that there are 6 financial reporting items in need of further review.
In regard todedicated funds there are some expenditures that were not accurately reflected in our financial reports.
Therefore, those line items will need tobe adjusted.John introduced the Council to the new financial report format, including a running list of expenses/accounts payable during theast 30 days.
Leslie Flugstad, newly appointed financi
Council minutes 02 17 08Council Minutes 021TRINITY EVANGELICAL LUTHERAN CHURCH Gods Spiritual Family Jesus fed Spirit led
Minutes of the Congregational Council Meeting February 17, 2008
Call to Order
Trinity Evangelical Lutheran Congregational Council meeting was called to order at 4 p.m.immediately following the retreat portion of their meeting byPresident Jim Adelman.Council met in the Friendship House.
Jim Adelman-Mark Smedley-Vice President Wendy Hall-Rich Baur Jim Block Leigh Charland Bill Grom
Jenny Janke Pete Luedke Janet Montelaro
Pastor Fred Schenker
Excused: Tim Abbott, Hannah Russell
Staff Representative: Dianne Barbin
Attendance through February, 2008 NAME TERM ENDS PRESENT EXCUSED ABSENT Tim Abbott 2009 1 1
Jim Adelman 2010 2
Rich Baur 2010 2
Jim Block 2010 2
Leigh Charland 2008 2
Bill Grom 2008 2
Wendy Hall 2009 2
Jenny Janke 2009 2
Pete Luedke 2009 2
Janet Montelaro 2008 1 1
Hannah Russell 2010 1 1
Mark Smedley 2008 2
Prayerful Consideration of Council Matters
Approval of Minutes-It was moved and seconded (Block/Janke) to approve the minutes
as presented.
Motion passed.Council Minutes 022Financial Reports-It was moved and seconded (Adelman/Block) to approve the financial
reports as presented.
Motion passed.
Completed, and Outstanding Projects, Actions, etc.
Annual Meeting reflections-the meeting seemed very positive this year.
A helpful addition seemed to be having representatives (not necessarily chairpersons) from each ministry discuss the work of their ministry.
Update on roll maintenance project-the task group has met and reviewed the constitution, they will be developing a preliminary action plan.
Lutheran Senior Life Capital Campaign-Pete Luedke explained that the campaign will begin in April.
Campaign staff includes David Williams, Phyllis Hurt and Bernice Fenskie.
The fund raising goal for Trinity Evangelical is $30,000 over a 3 year period.
Projects which need to be completed as per the retreat portion of the Council meeting:updating the constitution, which is a vice presidential responsibility.
Mark Smedley will organize the review.Pete Luedke volunteered to help Mark.develop an organizational chart for the church, delineating responsibilities.
Jim Adelman volunteered to complete this project.
ip of Gods gifts
Pastoral Acts-presented as item of information Pastor and staff sharing-Pastor Fred requested that his salary be allocated for the 2008
It was moved and seconded (Luedke/Hall) that Pastors 2008 compensation be
$46,954.98, Housing=$22,136.67, FICA= $5,723.35.
Motion passed.
Written Report Christian Ed./ Jim Block
The ministry is discussing summer education programming.Comm.Ministry/ Evangelism/Janet Montelaro,
Jenny Janke
4Funds received from the Abitibi recycling program for 2008 will be donated to Habitat for Humanity.4The ministry is discussing web page design 4Glade Run recently hosted a Sweetheart Dinner and will be sponsoring a Spring Symposium.
4Food is being collected in March for the Pleasant Valley Food Pantry.4Renovations at the Pleasant Valley Mens Shelter have been completed.4Congregation Council will provide the breakfast at the Pleasant Valley Mens Shelter on April 19.Council Minutes 023Finance/Pete Luedke
As reported above.
Mutual Ministry/Jim Block
Jim Block volunteered to be Council Liaison to the ministry Property/Rich Baur, Bill Grom, Mark Smedley
4The ministry is evaluating changing our refuse hauling contract.4The ministry has formulated a new set of Parish Hall use guidelines and adjusted fee schedule which will be emailed to Council for discussion at next months meeting.
4Jim Block will discuss issues involving the church van with Deke Scott at Herb Scotts Auto Service.4A Parish Hall painting day has been scheduled for Feb.24.Stewardship/Tim Abbott
Nothing new to report.Worship & Music/Hannah
Nothing new to report..Youth/Leigh Charland
4The Junior High youth group is having good attendance at their
4The Revelation Retreat went well.4The ministry is discussing ways to reinvigorate the senior high youth ministry.
New Business-no new business was introduced at this time.
We Go Out in Gods Name The meeting was adjourned at 5 PM with prayer.
Janet Montelaro volunteered to lead devotions at the March meeting.
Next Meeting-Mar.16
Janet Montelaro-Prepare devotions for March meeting
Tim Abbott-Update on Roll maintenance project
CouncilEvaluate new Parish Hall use guidelines and fee structure.
Jim Block-report Deke Scotts consultation re van.
Mark Smedley-organize constitutional review.
Jim Adelman-develop organizational flow chart for church.
Respectfully submitted, Dianne Barbin Administrative Assistant.


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Deonica Reid »
Runner Craft exceeds expectations
Share (pictured above: Walkertown's Aaliyah Craft) The nature of track and field assures that one can always expect the unexpected. Predicting results with any consistency can be a tricky venture because of false starts, botchedRead More »
Mideast 1A Track and Field Regionals highlights
Share Pictured Above in order left to right :Alexandra Ott, Paris France-Lynch, Kathyrn Young The Walkertown Girls 4×400 Meter Relay team captured fourth place of 11 fielded schools at the 1A Mideast RegionalsRead More »
Young runner to compete Down Under this summer
Share City native Deonica Reid dreams of someday becoming the fastest girl in the world. This summer, the Winston-Salem Preparatory Academy sophomore will be one step closer to that goal. Deonica will make herRead More »
Hayes essays earn kids praise from WSBA
Share The life and legacy of the late Judge Roland Hayes was celebrated this week, during the Winston-Salem Bar Association's fourth annual Black History Month Essay Contest. Five students from Winston-Salem Preparatory Academy, whichRead More »


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Preemo paints his masterpiece, but who will wake up to listen?
The third annual Montrose Crawl took over Westheimer on Saturday night as crowds of Halloween revelers lurched from bar to restaurant to bar. With the attendees encouraged to come in costume, it was as if Arne's and Party City had simultaneously exploded onto the streets of Montrose. Needless to say ... More >>
The "Illegal Alien" costume causing uproar amongst immigrant rights activists, anti-immigrant supporters and free speech advocates is the first major faux pas of this Halloween season. While anti-immigrant supporters are scrambling to find the costume, immigrant rights activists are calling for ... More >>
2008 Halloween Guide
2008 Halloween Guide
Wednesday, July 2
There's little doubt that Johnnie Bernal was not a really good guy. The question remains, though, how bad was he?


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Award to personal budget management project
UNDP and credit card brand Visa's joint project "Paramı Yönetebiliyorum" (I Can Manage My Money) has been awarded "Best CSR Project" at the biannual meeting, gathering all Visa members across Europe.
Yeni Ufuklar - The Project has also been voted "Best of the Best" among all projects by the nearly one thousand attending Visa member representatives.
As such "Paramı Yönetebiliyorum" has become an exemplary Project designated as best practice on the international arena.
The financial literacy and budget management trainings were delivered within the scope of this project.
State Planning Organization, UNDP, Youth for Habitat Association and Visa launched this project together in 2009.
The project has currently reached over six thousand young people, providing them financial awareness for a healthy and brighter financial future.
Regional General Manager of Visa Europe Ms. Berna Ülman said she believes these joint efforts will bring two sides further success in the future.
Related websites:


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PCMA MIXES HUMOR AND HOT ISSUES Benjamin Zander of the Boston Philharmonic Orchestra opened the event with an enjoyable keynote on releasing your "inner conductor," and humor columnist Dave Barry inspired lots of yucks in a closing session called Gender Bender. In between, the Professional Convention Management Association packed a whole lot of meeting into its annual convention, January 11 to 15, in Miami Beach, Fla. The event drew 3,003 official registrants, including 937 meeting ...
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MIAMI — The information superhighway is now 94 feet by 50 feet.
Erik Spoelstra's pace and space is about to become quantifiable.
Looked like a player was merely going through the motions last night? Hold on, let's go to the video data.
MIAMI — The information superhighway is now 94 feet by 50 feet.
Erik Spoelstra's pace and space is about to become quantifiable.
Looked like a player was merely going through the motions last night? Hold on, let's go to the video data.
A league that only now appears to be getting serious about performance-enhancing drugs is about to make a move to statistics on steroids.
The question is whether we are about to enter the era of too much information.
With the NBA announcing Thursday that it has expanded its partnership to install SportVU Player Tracking technology in every NBA arena, the league not only will be able to track points, rebounds and assists, but also how the ball is moving, how players are moving, and, as the NBA announced, "a continuous stream of innovative statistics based around speed, distance, player separation, and ball possession for detailed and targeted analysis of players and teams."
We could bemoan sports turning into math, but there also is an appreciation that simplicity will remain in place, as well. The ultimate truth will remain scoring more points than your opponent.
In announcing the expansion to league-wide coverage with the fullcourt motion-capture technology, NBA Executive Vice President of Operations and Technology Steve Hellmuth said, "We are a league driven by data."
And that's the rub. If any NBA executive truly views the game that way, then the game is becoming less of a game.
We've seen it already in football, where many choose to stay home on Sundays to book-keep their fantasy teams rather than actually track game scores. Of course, the NFL long has moved past actual results, which matter little without the betting line figured in.
In an earlier era, when Pat Riley was more into sharing insight with the media, he would offer glimpses into his defensive rating system, where remaining true to the Heat's defensive precepts meant more than any steal or blocked shot. Under that system, all of Dwyane Wade's dramatic steals and blocks might have left him with the negative grade for freelancing.
More recently, Spoelstra has raved -- utilizing one of the data bases at his disposal -- how Wade has emerged as one of the most efficient players in the league in terms of productivity on lane cuts without the ball. Such insight showed Wade how he has grown into a more proficient presence alongside LeBron James.
In the statement released by the NBA, Hellmuth also noted, "In this new era of statistical information, SportVU will be an invaluable resource for basketball executives and our passionate fans."
Depending, of course, on what is released, and how it is released, how complete the "complete transparency" will be. Will the NBA release that a game's leading scorer actually was loafing, not maintaining proper spacing, utilizing less effort on the defensive end than on offense? What exactly will remain public and what proprietary?
Riley used to offer his defensive ratings to make a point with his players. Will such truths now become de rigueur? For that matter, do we want science finding a way to contain those scoring binges by LeBron, Kobe and Carmelo? Isn't there something to be said about the simplicity of NFL teams still scanning black-and-white photos on the bench, instead of viewing video on iPads?
If such data encourages players to play harder, better spaces the floor for more fluid offensive sets, upgrades the overall quality of the game, the system of six cameras and proprietary software will more than pay for itself. With players bigger, faster, stronger, it might only make sense to take the next step with technology.
But if the eyes in the sky become too intrusive, turn the NBA into a spreadsheet of stats, measurements and readings, then the technocrats have won. Performance-enhancing data (PED, if you must) certainly stands to change the game.