they trade kimco.s for joining us. >> thank you. >> let's talk about kimco. you guys reported fourth quarter two days ago. in a time where we see activists going after companies for bad cash management, bad capital allocation, what stood out to me with us excellent capital allocati allocation. what drove the quarter? what was that great capital allocation? >> a couple of things are going on. our occupancy was at a high since the great recession, our same-store was at a high since the recession and we have been able to take advantage of those lower interest rates. as an example, we placed $800 million of new mortgages on our properties last year at an average interest rate of 4% compared to maturing mortgages at 7.5%. you picked up 250 basis points on those mortgages. >> when viewers hear about low interest rates, q.e. forever, you're an example of somebody who's taking advantage of the low rates, refinancing and bringing money to the shareholders in the form of dividends. dividend yield right now is 4%