2020 List Of All REITs | 166 Publicly-Traded REITs Sure Dividend

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2020 List Of All REITs | 166 Publicly-Traded REITs

Updated on March 18th, 2020 by Samuel Smith

Spreadsheet data updated daily

Real estate investment trusts – or REITs, for short – can be fantastic securities for generating meaningful portfolio income. REITs widely offer higher dividend yields than the average stock.

While the S&P 500 Index on average yields less than 2% right now, it is relatively easy to find REITs with dividend yields of 5% or higher.

The following downloadable REIT list contains a comprehensive list of U.S. Real Estate Investment Trusts, along with metrics that matter including:

You can download your free REIT list by clicking on the link below:


In addition to the downloadable Excel sheet of all REITs, this article discusses why income investors should pay particularly close attention to this asset class. And, we also include our top 10-ranked REITs today.

Table Of Contents

In addition to the full downloadable Excel spreadsheet, this article covers our top 10 REITs today, as ranked using expected total returns from The Sure Analysis Research Database.

The list is narrowed down further based on a qualitative assessment of business model strength, growth potential, and an analysis of debt levels. The top 10 list is ranked by 5-year expected total returns, in order of lowest to highest.

The table of contents below allows for easy navigation.

How To Use The REIT List To Find Dividend Stock Ideas

REITs give investors the ability to experience the economic benefits associated with real estate ownership without the hassle of being a landlord in the traditional sense.

Because of the monthly rental cashflows generated by REITs, these securities are well-suited to investors that aim to generate income from their investment portfolios. Accordingly, dividend yield will be the primary metric of interest for many REIT investors.

For those unfamiliar with Microsoft Excel, the following images show how to filter for REITs with dividend yields between 5% and 7% using the ‘filter’ function of Excel.

Step 1: Download the Complete REIT Excel Spreadsheet List at the link above.

Step 2: Click on the filter icon at the top of the ‘Dividend Yield’ column in the Complete REIT Excel Spreadsheet List.

REIT Landing Page Excel Document 1

Step 3: Use the filter functions ‘Greater Than or Equal To’ and ‘Less Than or Equal To’ along with the numbers 0.05 ad 0.07 to display REITs with dividend yields between 5% and 7%.

This will help to eliminate any REITs with exceptionally high (and perhaps unsustainable) dividend yields.

Also, click on ‘Descending’ at the top of the filter window to list the REITs with the highest dividend yields at the top of the spreadsheet.

REIT Landing Page Excel Document 2

Now that you have the tools to identify high-quality REITs, the next section will show some of the benefits of owning this asset class in a diversified investment portfolio.

Why Invest in REITs?

REITs are, by design, a fantastic asset class for investors looking to generate income. Thus, one of the primary benefits of investing in these securities is their high dividend yields.

The currently high dividend yields of REITs is not an isolated occurrence. In fact, this asset class has traded at a higher dividend yield than the S&P 500 for decades.

This trend is shown below.

REITs Persistently High Dividend Yields

Source: NAREIT: The Investor’s Guide to REITs

The high dividend yields of REITs are due to the regulatory implications of doing business as a real estate investment trust. In exchange for listing as a REIT, these trusts must pay out at least 90% of their net income as dividend payments to their unitholders (REITs trade as units, not shares).

Sometimes you will see a payout ratio of less than 90% for a REIT, and that is likely because they are using funds from operations, not net income, in the denominator for REIT payout ratios (more on that later).

One might think that the high payout ratios of REITs would result in inferior total return performance compared to their peers (even though they have high dividend yields).

This is not the case. According to MSCI, which compiles and tracks the index, the MSCI US REIT Index generated total annual returns of 10.6% per year since December 30, 1994. It outperformed the MSCI USA Investable Market Index (IMI), its parent index that tracks the large, mid and small cap segments of the USA market, by approximately 60 basis points per year in the same period.


REIT Financial Metrics

REITs run unique business models. More than the vast majority of other business types, they are primarily involved in the ownership of long-lived assets. From an accounting perspective, this means that REITs incur significant non-cash depreciation and amortization expenses.

How does this affect the bottom line of REITs?

Depreciation and amortization expenses reduce a company’s net income, which means that sometimes a REIT’s dividend will be higher than its net income, even though its dividends are safe based on its cash flow.

To give a better sense of financial performance and dividend safety, REITs eventually developed the financial metric funds from operations, or FFO. Just like earnings, FFO can be reported on a per-unit basis, giving FFO/unit – the rough equivalent of earnings-per-share for a REIT.

FFO is determined by taking net income and adding back various non-cash charges that are seen to artificially impair a REIT’s perceived ability to pay its dividend.

For an example of how FFO is calculated, consider the following net income-FFO reconciliation from a recent earnings release of Realty Income (O), one of the largest and most popular REIT securities.

Source: Realty Income Earnings Release

In the 2019 fourth quarter, net income per unit was $0.39 per share while FFO per unit was $0.85, a sizable difference between the two metrics. This shows the profound effect that depreciation and amortization can have on the GAAP financial performance of real estate investment trusts.

The Top 10 REITs Today

Below we have ranked our top 10 REITs today based on qualitative strength and total return potential, in order from lowest to highest level of attractiveness.

Top REIT #10: STAG Industrial, Inc. (STAG)

STAG Industrial is the only pure-play industrial REIT active across the entire domestic industrial real estate market. It is focused on single-tenant industrial properties and has 450 buildings across 38 states in the United States.

As per the latest data, 55% of the tenants are publicly rated and 33% of the tenants are rated “investment grade.” The company typically does business with established tenants to reduce risk. It also pursues broad geographic and tenant diversification to further reduce risk.

A major tailwind for the business has been the rise of ecommerce as 43% of the portfolio handles ecommerce activity.

Source: Investor Presentation

The coronavirus has hurt shipping and by extension the industrial REIT sector. Furthermore, the industrial sector is typically fairly cyclical and therefore suffers during recessions.

However, STAG possess strong regionally based asset management teams with capital projects groups that enable them to engage in value add opportunities to continue growing the portfolio and its cash flow regardless of market conditions. Furthermore, it only owns 0.5% of the assets in its target universe, giving it an enormous growth runway.

It also possesses a solid balance sheet with 91.2% of its debt at fixed interest rates, 4.8x fixed charge coverage, 4.8x net debt to run rate adjusted EBITDA, and the vast majority of its debt not due to mature until 2023 or later.

Finally, its valuation is quite attractive, offering investors potential 13.8% annualized returns based on our analysis, with 5.9% of that coming from the current dividend yield. As a result, we rate the stock a buy.

Top REIT #9: Brookfield Property REIT (BPYU)

Brookfield Property REIT (BPYU) is a subsidiary of Brookfield Property Partners (BPY) and their parent company Brookfield Asset Management (BAM). BPR was created in July 2018 upon completion of the acquisition of U.S. mall owner General Growth Properties (GGP) for $9.35 billion.

Shares are aligned with parent company BPY, which controls 82% of outstanding units and offers a matching dividend payment plus the opportunity to convert existing BPR shares into BPY shares on a 1 to 1 basis over the next 20 years.

The assets are primarily comprised of Class-A U.S. shopping malls. However, they operate under the umbrella of BPY, which owns and operates premium real estate holdings around the world including multifamily, office, retail, and industrial properties.

Source: Investor Presentation

BPR is managed by some of the best real estate managers in the world and operates under a unique business model that has them owning, operating, developing and recycling premium assets purchased on a value basis.

The combination of GGP’s asset base and Brookfield’s capital and development expertise has created a significant opportunity for BPR in the coming years. The company focuses on growth by developing opportunities within its existing footprint, including refurbishing or repositioning retail properties.

BPR targets 12-15% total returns for shareholders, and we believe the company is capable of meeting this objective over the next 5 years from a combination of a generous high yield of over 7% and targeted dividend growth of 5-8% per year.

Although the payout ratios have remained high in the 80-90% range historically, the actual payout ratios were 65% or lower since 2016, when accounting for asset sales, which imply a safer dividend than viewed on the surface. With the nature of their assets being premium real estate properties, we expect the stock to continue to generate stable cash flow and dividends even in the event of a recession as cash flows are tied to long-term leases in place with Class-A tenants.

The main risks here are the high leverage, international/currency exposure, and heavy focus on retail and office assets which are currently experiencing some headwinds. That said, Brookfield is one of the best real estate managers in the world and management is heavily invested alongside shareholders, giving us confidence in the company’s future direction.

Given the steep discount to net asset value in the current market price, Brookfield Property REIT is a bargain for long-term investors seeking an attractive and growing income stream backed by an investment grade balance sheet, top-notch management, and world-class assets.

We expect 5% annual FFO growth, and the stock has a current dividend yield of 9.7%. Expansion of the valuation multiple could add another ~11% to annual returns, leading to total expected returns of 22.1% per year through 2025.

Top REIT #8: EPR Properties (EPR)

EPR Properties is a specialty real estate investment trust, or REIT, that invests in properties in specific market segments that require industry knowledge to operate effectively. It selects properties it believes have strong return potential in Entertainment, Recreation, and Education.

Source: Investor Presentation

The REIT structures its investments as triple-net, a structure that places the operating costs of the property on the tenants, not the REIT. The portfolio includes more than $5 billion in investments across 300+ locations in 41 states, including over 250 tenants. Total revenue is in excess of $600 million annually and the company’s market cap is $5.3 billion.

A competitive advantage for EPR relative to its fellow triple net lease REITs is that it targets niche markets and achieves a dominant scale. While it owns a decent-sized portfolio of charter schools and early childhood education centers, management has recently indicated its intent to move away from this business over the long-term.

Instead, it will focus primarily on entertainment and experience-oriented investments. It has over two decades of experience in these areas, and has obtained a large portfolio of assets including indoor skydiving facilities, Top Golf ranges, ski slops, and movie theaters.

There is plenty of opportunity for EPR’s growth to continue in 2020 and beyond as the Millennial generation is increasingly focused on experiences rather than accumulating things. The company has executed $685 million worth of property investments in 2019 through the third quarter and management is looking to redeploy the capital raised from its education asset dispositions as soon as possible. These investments will only further EPR’s economies of scale and network advantages in the entertainment and experiential space.

The most important catalyst for EPR’s future growth is a growing economy. Consumers tend to cut back spending on entertainment and other recreational activities during a recession. As long as the U.S. economy stays out of a downturn, the economic climate should remain supportive of growth for EPR. Furthermore, EPR’s assets are ecommerce resistant, eliminating a risk that faces many triple net REITs.

The main risk besides a severe recession is the fact that many of its properties are difficult to repurpose or redevelop if the main tenant goes out of business. While this is true and certainly poses a risk, EPR’s enormous diversification, high rent coverage, favorable lease terms, and conservative underwriting practices significantly mitigate this risk, making it not much riskier than its peers.

Another big risk facing the stock in the near term is that their tenants are group and experiential based. With coronavirus fears freezing the economy for the time being, its tenants will likely take a beating. The bright side is that management still has a lot of liquidity and can afford to work out deals with its tenants to keep them afloat through the short term pain.

Given the recent sharp declines in the stock which have pushed the monthly dividend’s annualized yield t0 13.6%, we expect total annual returns of 26.2% through 2025. We believe now is a very opportunistic time to add this stock.

Top REIT #7: Omega Healthcare Investors (OHI)

Omega Healthcare Investors (OHI) is one of the premier skilled nursing focused healthcare REITs. It also generates about 20% of its $930 million annual revenue from senior housing developments. The company’s three main selling points are its financial, portfolio, and management strength.

Its balance sheet is conservatively leveraged with a debt to adjusted pro forma EBITDA ratio of just 5.19x. It also enjoys consistent and stable free cash flow with a strong fixed charge coverage of 4x, minimal secured borrowings, over $9.8 billion of unencumbered real estate assets, minimal short-term debt maturities, a positive ratings trajectory with a history of upgrades and a commitment to an investment grade profile, and significant liquidity with over $1 billion of cash and credit facility availability.

The portfolio benefits from a favorable near-term supply and demand outlook along with strong trailing twelve month rent coverage of 1.66x. It also has no material upcoming lease expirations or lease renewal risk and enjoys strong geographic and operator diversification (71 operators across 40 states plus the United Kingdom).

Source: Investor Presentation

Finally, the management’s average 18 year tenure with the company and proven ability to execute on strategies through challenging environments and handling troubled assets should inspire confidence in investors. While the stock has a lower expected return than other REITs, we give it preference on this list because of its established track record of growth, and the extremely favorable trend of an aging population.

While uncertainties over the future of the healthcare system in the United States remain and some of its tenants are far from financially strong, the aforementioned strengths combine with a very attractive valuation to make the stock a recession-resistant buy. It offers investors a safe 10% dividend yield and 16.1% total return potential along with 17 consecutive years of dividend growth.

Top REIT #6: Brixmor Property Group (BRX)

Brixmor owns about 421 shopping centers which equate to roughly 73 million leasable square feet and are positioned in the top 50 metropolitan areas in the United States. The REIT’s three largest tenants (by annualized base rent) are TJX Companies Inc. (TJX), The Kroger Co. (KR), and The Dollar Tree Stores, Inc. (DLTR) with no tenant contributing more than 3.4% of annualized base rent, giving it a quality and well-diversified tenant mix.

Brixmor has been able to provide a steadily growing dividend per share that is currently annualized at $1.14. Management also points to a strong investment pipeline which is focused on investing in communities where it sees future growth and divesting in stagnant areas.

Source: Investor Presentation

The company’s main catalyst is its new management team which is investing heavily (over $1 billion organic investment pipeline) in its properties. As a result, it is bridging the previously large gap between its existing rents and market rents.

With considerable room still to run, BRX can grow its cash flow fairly rapidly without having to acquire new properties. As a result, we believe the REIT is still slightly undervalued and will generate total annual returns of 16.0% through 2025.

The main risk here is that cut-throat competition in the grocer space along with the continued advance of ecommerce will lead to continued defaults in BRX’s portfolio, straining its balance sheet and growth in the process.

However, we believe that BRX’s heavy investments in its portfolio along with its aggressive efforts to cull non-core assets will enable it to more than offset any headwinds that may emerge from these trends. The combination of FFO growth, valuation expansion and the 7.7% dividend yield should fuel satisfactory total returns in the next five years.

Top REIT #5: Host Hotels (HST)

Host Hotels & Resorts is the largest lodging real estate investment trust in the United States and owns some of the most iconic luxury hotel properties in the world, including widely recognized pieces of city skylines. These assets are not only iconic, they are also irreplaceable, giving the REIT a competitive advantage when competing to host conferences and other sizable events. In fact, their top 40 assets have RevPAR of $232 which is the highest amongst their lodging REIT peers.

Source: Investor Presentation

Another major strength for Host Hotels is its strong balance sheet, as it is the only investment-grade lodging REIT. This enables it to have a lower cost of capital than its competitors, meaning that it can deploy capital into higher quality and lower risk ventures with a similar return profile as its more leveraged peers.

With a leverage ratio of just 1.7x and interest coverage of 10.0x, the company has significant liquidity. And with ~$2 billion in cash and $1.5 billion in revolver capacity, Host Hotels is well-positioned to act opportunistically on market volatility through either its share repurchase program or through acquisitions. The REIT’s scale also gives it an advantage through a network effect as well as economies of scale.

Furthermore, management has proven itself to be prudent capital allocators. Since 2018 they have sold roughly $3.3 billion of low growth, low RevPAR, and high-capex assets at a blended TTM EBITDA multiple of 15x. In the meantime, they have acquired $1.6 billion of expected high-growth, high RevPAR and low-capex hotels at a 2018 EBITDA multiple of 15x. As a result, they have significantly improved their quality and growth outlook at the asset level without diluting their earnings power.

The main risks facing Host Hotels are the facts that hotels are highly sensitive to economic indicators, the Coronavirus (which has negatively impacted travel and economic growth) continues to grow, and supply remains elevated in many major markets. Another risk involves Airbnb. Though their luxury assets keep them somewhat insulated from economy focused Airbnb business models, they do put a cap on pricing power for luxury hotels.

Overall, near term growth headwinds are significant, but our five-year total return expectation remains impressive (17.3% annualized) due to a deep discount to net asset value. Furthermore, the strength of the portfolio and the balance sheet make Host Hotels a remarkable choice for long-term conservative investors who want to purchase shares in some of the best lodging assets in the world below their private market values with the expectation of long-term appreciation.

Along with that, the REIT offers an attractive 7% dividend yield and a very strong balance sheet which easily carry the business through the next recession and even emerge from it stronger than ever before.

Top REIT #4: Ventas REIT (VTR)

Ventas is one of the largest healthcare REITs in the U.S., with approximately 1,200 properties in the U.S., Canada and the United Kingdom. Ventas benefits from a broadly diversified portfolio within the healthcare real estate space that allows it to allocate capital efficiently by harvesting capital from in-favor assets and redeploying it into out-of-favor assets. This approach has led to strong long-term outperformance for the company.

Source: Investor Presentation

Ventas reported its fourth quarter earnings results on February 20th. Senior Housing continued to be a source of pain for the REIT, with same-store occupancy declining 160 basis points from the year-ago period to 86.3%. While rental rates offset some of this by growing 0.7%, overall same-store NOI declined by 1.2% and operating leverage resulted in a steep 7.5% year-over-year NOI decline.

The star business segment continued to be life science, with same-store NOI growth of 12.2%. Unfortunately, it remains a very small percentage of overall NOI. Larger segments – triple net senior housing and medical office – also grew, but at a much slower pace (2.1% and 1.3%, respectively). As a result, these three segments combined failed to deliver positive same-store NOI growth, which overall declined by 0.6%. Normalized funds from operations for Q4 came in at $0.93.

In 2020, the senior housing operating portfolio (SHOP) is expected to continue struggling with NOI falling between 4% and 9%, while the triple-net senior housing, medical office, and life science segments are expected to continue growing at a healthy clip. Overall, management expects normalized FFO per share to come in between $3.56-$3.69.

A major short-term headwind to FFO per share is from the expected sales of $600 million of senior housing assets. That being said, these sales and some other strategic initiatives should position the company for better long term growth.

We expect total annual returns of 19.3% per year through 2025, and view the REIT as a buy right now due to the relatively low risk profile associated with the attractive yield and strong total return potential. The main risk remains the ongoing stagnate and even declining performance in the senior housing portfolio.

However, the company’s balance sheet, track record, exceptional management team, and diversification should enable it to continue providing investors with safe and growing income at an attractive yield for decades to come.

Top REIT #3: Simon Property Group (SPG)

Simon Property Group is a real estate investment trust (REIT) that was formed in 1993. The trust focuses on retail properties, mainly in the US, with the goal of being the premier destination for high-end retailers and their customers.

The trust has interests in about 230 different properties that amount to nearly 200 million square feet of leasable space and produce about $5.8 billion in annual revenue. The company has a diversified tenant portfolio.

Source: Earnings Slides

Simon’s FFO history is quite good in that it saw only a minor dip in profitability during the Great Recession. Funds from operations have since more than doubled. Simon’s focus on high-end retailing has proven an immense source of strength in recent years and we see that steady performance continuing. In total, we see Simon producing a 3% average annual FFO growth rate moving forward.

Despite the broad pressures facing retail real estate, Simon is still among the best retail REITs in the market by many metrics. Its occupancy rates remain extremely high, hovering around 96% in recent quarters. Simon’s competitive advantage is in its world-class portfolio of properties that allows it to charge industry-best leasing rates. Another advantage is its low cost of capital that comes from its A-rated balance sheet, enabling it to invest in ways that competitors cannot afford.

Simon has built a niche with high-end retailers over the years such that it has the most desirable spaces and developments, and thus sees a virtuous combination of high occupancy and leasing rates.

It is not immune to recession as it did cut its dividend during the last downturn. However, despite the cut, its overall business held up fairly well during that period and should be able to again. It is also one of the best positioned retail REITs to weather the impact of e-commerce on brick-and-mortar retail stores thanks to its exceptional management and A-rated balance sheet. We expect total annual returns of 24.6% per year from Simon Property Group.

Top REIT #2: Federal Realty Investment Trust (FRT)

Federal Realty is a shopping center REIT similar to Brixmor Property Group. However, it concentrates in high-income, densely-populated coastal markets in the US, allowing it to charge more per square foot than its competition. Federal Realty generates $950 million in annual revenue.

Its biggest claims to fame are its A-rated balance sheet (making it one of the most conservative investments in the REIT sector) and 52 straight years of growing its dividend (the longest streak among REITs) at a highly impressive CAGR of 7%.

Source: Investor Presentation

The trust reported fourth quarter results on February 10th. Same-store occupancy stood at 93.3%, down 70 basis points from the year-ago quarter. That being said, re-leasing spreads remain strong at 7.6% and same-store NOI grew by 2.4%. The trust’s FFO per share came in at $1.58. For the year ahead, management expects FFO per share to come in between $6.40 and $6.58.

Management has made a strategic decision to forego rent at several properties over the next year – causing them to likely experience flattish FFO performance over the next 12 months – by buying out and denying renewal to certain tenants in order to redevelop the properties and improve their long-term profitability. Given the REIT’s A-rated balance sheet, they can easily absorb the short-term hit to cash flows and long-term investors will likely thank management later.

Federal Realty believes that its portfolio of flexible retail-based properties located in strategically selected major markets that are transit-oriented, first ring suburban locations will continue to thrive for the foreseeable future. This is because these markets’ superior income and population characteristics, significant barriers to entry, and strong demand characteristics will drive strong long-term rent growth. Furthermore, by keeping the portfolio at a manageable size and restrained to a limited number of core markets, management can give each asset the necessary focus to drive outperformance.

Given the attractive long term prospects for the business and its strong management and balance sheet, we expect 14.4% annual returns going forward. While Federal Realty faces similar risks as Brixmor from grocer and e-commerce trends, we believe they are even more minimal in Federal Realty’s case given its more focused portfolio, higher-quality markets, and stronger balance sheet.

Top REIT #1: Tanger Factory Outlets (SKT)

Tanger operates, owns, or has an ownership stake in a portfolio of 40 shopping centers. Properties are located in Canada and 20 U.S. states, totaling approximately 14.4 million square feet, leased to over 500 different tenants.

Tanger’s diversified base of high-quality tenants has led to steady growth for many years.

Source: Earnings Slides

The dip in occupancy this year will negatively impact the company’s AFFO, but Tanger will still be able to cover its hefty dividend payment.

Tanger Factory carries significant risk due to the broad challenges facing its business model, as well as the risk of recession on retail properties. Its properties are not located in densely populated regions like its mall counterparts are. As a result, if their outlets fail to attract quality outlet-oriented tenants, they will likely struggle to find alternative uses that will maintain or grow their economic value.

This essentially means that the company’s entire long-term fortunes are tied to the outlet business model surviving the current upheaval in the retail space. Making matters worse, they face a potentially high level of lease expirations over the next several years that will test the resilience of their business model.

That being said, we believe that its experienced and storied management team, low payout ratio, strong grade balance sheet, and lack of exposure to troubled department store anchors will enable it to weather the current storm and deliver strong total returns to patient long-term oriented investors.

Another positive note is that Tanger fared very well during the last recession. AFFO fell only 2.2% from 2008 to 2010. Outlet centers provide good value for the cost and so this industry should see similar or growing foot traffic and earnings when the population tightens their purse strings.

Given that the current valuation multiple is less than half its long-term average, if management can successfully return the company to growth and continue its dividend growth streak, investors face the prospect of considerable capital appreciation alongside the hefty 15.8%+ dividend yield. Given our bullish stance on the trust’s long-term prospects, we model an annualized total return of 24.1% over the next half-decade.

Investors should closely monitor Tanger’s financial results each quarter, to ensure the company remains on track. The difficulties facing malls in the U.S. are significant, and Tanger’s declining revenue and AFFO are valid concerns. The dividend payout appears secure for now, but continued deterioration in the company’s financial results could put the dividend in danger of being cut.

Final Thoughts

The Complete REIT Spreadsheet List contains a list of all publicly-traded Real Estate Investment Trusts.

Bonus: Listen to our interview with Brad Thomas on The Sure Investing Podcast about intelligent REIT investing in the below video.

However, this database is certainly not the only place to find high-quality dividend stocks trading at fair or better prices.

In fact, one of the best methods to find high-quality dividend stocks is looking for stocks with long histories of steadily rising dividend payments. Companies that have increased their payouts through many market cycles are highly likely to continue doing so for a long time to come.

You can see more high-quality dividend stocks in the following Sure Dividend databases, each based on long streaks of steadily rising dividend payments:

Alternatively, another great place to look for high-quality business is inside the portfolios of highly successful investors. By analyzing the portfolios of legendary investors running multi-billion dollar investment portfolios, we are able to indirectly benefit from their million-dollar research budgets and personal investing expertise.

To that end, Sure Dividend has created the following stock databases:

You might also be looking to create a highly customized dividend income stream to pay for life’s expenses.

The following two lists provide useful information on high dividend stocks and stocks that pay monthly dividends:

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