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   REIT Pioneer
Kimco's Milton Cooper jumpstarted the modern REIT era—now he weighs what's next.



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features
State of the Industry
Heading into 2005, how is the publicly traded real estate industry doing? REITs showed their mettle during the first recession of the modern REIT era

International Signposts
Recent events provide directions for where U.S. REITs may be headed with cross border activity

Kilroy Is Here
Diverse, vibrant Southern California market buoys Kilroy Realty Corporation's performance

Outside the Box
Equity REITs explore structured finance opportunities as mortgage REITs welcome the competition
cover


David Simon:
TAKING STOCK
Expanding Our Reach

EDITOR'S DESK
Positive State

DEVELOPMENTS
Tipping the retail scale; L.A. office recovery proves entertaining; CalPERS backs REIT IPO; condo conversions abound; thriving with REITs; and Archstone-Smith takes action

REIT REALITY
Did you know that the level of equity and debt issuance in 2004 has already topped 2003 totals?
WINDOW ON WASHINGTON
Sen.Orrin Hatch on the political landscape, key issues, the benefits of REITs and REIT improvements

ONE-ON-ONE
Thomas A. Lewis is the man behind the monthly dividend company

SECTOR SPOTLIGHT
Multifamily makeover—recovery in the works

CAPITAL MARKETS
Q&A with Roger Gibson
NAMES TO NOTE
People making news and moves in the REIT and publicly traded real estate industry

FUND FOCUS
Profile of the Russell Real Estate Securities Fund

PROFESSIONAL PERSPECTIVE
It's not such a small world, after all
BY THE NUMBERS
Average governance rankings; top 10 REIT/REOC deals; noteworthy returns; and Stock Challenge update

IN CLOSING
The valuation paradox


Real Estate Portfolio® is the magazine for the REIT and publicly traded real estate industry.

It is published bimonthly by the National Association of Real Estate Investment Trusts® (NAREIT),
1875 Eye Street, NW, Suite 600, Washington, DC 20006–5413.
Phone 202-739-9400.