Front Cover ------------------------------------------------ Dear Shareholder ------------------------------------------------ Table of Contents ------------------------------------------------ 2003 Review (The Short Version) ------------------------------------------------ 2004 Business Plan ------------------------------------------------ Reliable Financial Performance ------------------------------------------------ Mission Statement ------------------------------------------------ Chief Executive's Letter to Shareholders   Dear Fellow Shareholders   The Crystal Ball Should Have Said   On Principles, Value, and The Corporate Soul   Asking the Right Questions   Where We Stand   Context is Important   How We Performed   Where Do We Go From Here   Steady Commitment ------------------------------------------------ Financial Information ------------------------------------------------ Business Description   The Company   Recent Developments   Distribution Policy   Business Philosophy and Strategy   Properties ------------------------------------------------ Consolidated Balance Sheets ------------------------------------------------ Consolidated Statements of Income ------------------------------------------------ Consolidated Statements of   Stockholders' Equity ------------------------------------------------ Consolidated Statements of Cash Flow ------------------------------------------------ Notes to Consolidated Financial Statements ------------------------------------------------ Independent Auditors' Report ------------------------------------------------ Management's Discussion and   Analysis of Financial Condition   and Results of Operations ------------------------------------------------ Selected Financial Data ------------------------------------------------ Consolidated Quarterly Financial Data ------------------------------------------------ Forward-Looking Statements ------------------------------------------------ Company Information ------------------------------------------------ Back Cover

PAGE 2 OF 58
	Front Cover ------------------------------------------------   Dear Shareholder ------------------------------------------------ Table of Contents ------------------------------------------------ 2003 Review (The Short Version) ------------------------------------------------ 2004 Business Plan ------------------------------------------------ Reliable Financial Performance ------------------------------------------------ Mission Statement ------------------------------------------------ Chief Executive's Letter to Shareholders   Dear Fellow Shareholders   The Crystal Ball Should Have Said   On Principles, Value, and The Corporate Soul   Asking the Right Questions   Where We Stand   Context is Important   How We Performed   Where Do We Go From Here   Steady Commitment ------------------------------------------------ Financial Information ------------------------------------------------ Business Description   The Company   Recent Developments   Distribution Policy   Business Philosophy and Strategy   Properties ------------------------------------------------ Consolidated Balance Sheets ------------------------------------------------ Consolidated Statements of Income ------------------------------------------------ Consolidated Statements of   Stockholders' Equity ------------------------------------------------ Consolidated Statements of Cash Flow ------------------------------------------------ Notes to Consolidated Financial Statements ------------------------------------------------ Independent Auditors' Report ------------------------------------------------ Management's Discussion and   Analysis of Financial Condition   and Results of Operations ------------------------------------------------ Selected Financial Data ------------------------------------------------ Consolidated Quarterly Financial Data ------------------------------------------------ Forward-Looking Statements ------------------------------------------------ Company Information ------------------------------------------------ Back Cover