The Securities and Exchange Commission has not necessarily reviewed the information in this filing and has not determined if it is accurate and complete.
The reader should not assume that the information is accurate and complete.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 13F

FORM 13F INFORMATION TABLE
OMB APPROVAL
OMB Number: 3235-0006
Estimated average burden
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COLUMN 1 COLUMN 2 COLUMN 3 COLUMN 4 COLUMN 5 COLUMN 6 COLUMN 7 COLUMN 8
VALUE SHRS OR SH/ PUT/ INVESTMENT OTHER VOTING AUTHORITY
NAME OF ISSUER TITLE OF CLASS CUSIP FIGI (to the nearest dollar) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
CHEVRON CORP NEW COM 166764100   1,184,778 7,943 SH   SOLE   7,495 0 448
CUMMINS INC COM 231021106   251,549 1,050 SH   SOLE   1,025 0 25
DISNEY WALT CO COM 254687106   1,166,890 12,881 SH   SOLE   12,486 0 395
GALLAGHER ARTHUR J & CO COM 363576109   694,205 3,087 SH   SOLE   2,885 0 202
GENERAL DYNAMICS CORP COM 369550108   232,664 896 SH   SOLE   867 0 29
HALLIBURTON CO COM 406216101   333,990 9,239 SH   SOLE   9,091 0 148
HOME DEPOT INC COM 437076102   755,132 2,179 SH   SOLE   2,109 0 70
HONEYWELL INTL INC COM 438516106   1,121,739 5,349 SH   SOLE   5,086 0 263
INTEL CORP COM 458140100   578,981 11,522 SH   SOLE   11,212 0 310
ISHARES TR RUS MID CAP ETF 464287499   281,849 3,626 SH   SOLE   3,476 0 150
ISHARES TR U.S. TECH ETF 464287721   245,500 2,000 SH   SOLE   2,000 0 0
JOHNSON & JOHNSON COM 478160104   1,320,691 8,426 SH   SOLE   7,984 0 442
KLA CORP COM NEW 482480100   1,669,494 2,872 SH   SOLE   2,759 0 113
LAUDER ESTEE COS INC CL A 518439104   722,914 4,943 SH   SOLE   4,838 0 105
ELI LILLY & CO COM 532457108   842,319 1,445 SH   SOLE   1,380 0 65
LOWES COS INC COM 548661107   1,601,915 7,198 SH   SOLE   7,098 0 100
MASCO CORP COM 574599106   372,074 5,555 SH   SOLE   5,417 0 138
MCDONALDS CORP COM 580135101   576,119 1,943 SH   SOLE   1,772 0 171
MICROSOFT CORP COM 594918104   4,053,335 10,779 SH   SOLE   10,218 0 561
MICROCHIP TECHNOLOGY INC. COM 595017104   1,051,409 11,659 SH   SOLE   11,409 0 250
MONDELEZ INTL INC CL A 609207105   941,651 12,925 SH   SOLE   12,600 0 325
NIKE INC CL B 654106103   2,031,186 18,645 SH   SOLE   18,256 0 389
NORFOLK SOUTHN CORP COM 655844108   674,156 2,852 SH   SOLE   2,592 0 260
PALO ALTO NETWORKS INC COM 697435105   2,071,237 7,024 SH   SOLE   6,881 0 143
PARKER-HANNIFIN CORP COM 701094104   928,311 2,015 SH   SOLE   1,937 0 78
PEPSICO INC COM 713448108   1,632,513 9,541 SH   SOLE   9,138 0 403
PFIZER INC COM 717081103   434,873 15,105 SH   SOLE   14,439 0 666
PHILIP MORRIS INTL INC COM 718172109   959,523 10,060 SH   SOLE   10,001 0 59
PROCTER AND GAMBLE CO COM 742718109   608,581 4,153 SH   SOLE   3,823 0 330
TAIWAN SEMICONDUCTOR MFG LTD SPONSORED ADS 874039100   510,006 4,882 SH   SOLE   4,759 0 123
THERMO FISHER SCIENTIFIC INC COM 883556102   1,242,868 2,340 SH   SOLE   2,315 0 25
UDR INC COM 902653104   2,956,448 77,212 SH   SOLE   76,875 0 337
UNITED PARCEL SERVICE INC CL B 911312106   311,787 1,983 SH   SOLE   1,953 0 30
YUM BRANDS INC COM 988498101   334,490 2,560 SH   SOLE   2,560 0 0
AT&T INC COM 00206R102   200,018 11,920 SH   SOLE   11,702 0 218
ABBOTT LABS COM 002824100   1,557,821 14,153 SH   SOLE   13,625 0 528
ABBVIE INC COM 00287Y109   961,279 6,203 SH   SOLE   6,138 0 65
ADOBE INC COM 00724F101   820,325 1,375 SH   SOLE   1,335 0 40
AIR PRODS & CHEMS INC COM 009158106   290,430 1,054 SH   SOLE   964 0 90
ALBEMARLE CORP COM 012653101   556,194 3,839 SH   SOLE   3,803 0 36
ALPHABET INC CAP STK CL A 02079K305   1,877,573 13,441 SH   SOLE   13,031 0 410
ALTRIA GROUP INC COM 02209S103   638,146 15,444 SH   SOLE   15,385 0 59
AMAZON COM INC COM 023135106   1,785,599 11,752 SH   SOLE   11,532 0 220
AMERICAN EXPRESS CO COM 025816109   842,093 4,495 SH   SOLE   4,280 0 215
ELEVANCE HEALTH INC COM 036752103   384,321 815 SH   SOLE   815 0 0
APPLE INC COM 037833100   6,996,540 36,340 SH   SOLE   34,868 0 1,472
BECTON DICKINSON & CO COM 075887109   550,080 2,256 SH   SOLE   2,076 0 180
BERKSHIRE HATHAWAY INC DEL CL B NEW 084670702   431,559 1,210 SH   SOLE   1,130 0 80
BLACKROCK INC COM 09247X101   551,212 679 SH   SOLE   654 0 25
BLACKSTONE INC COM 09260D107   268,386 2,050 SH   SOLE   2,050 0 0
BRIXMOR PPTY GROUP INC COM 11120U105   613,327 26,357 SH   SOLE   26,357 0 0
BROADCOM INC COM 11135F101   227,715 204 SH   SOLE   204 0 0
CANADIAN PACIFIC KANSAS CITY COM 13646K108   206,484 2,607 SH   SOLE   2,571 0 36
CARRIER GLOBAL CORPORATION COM 14448C104   628,968 10,912 SH   SOLE   10,856 0 56
COMCAST CORP NEW CL A 20030N101   259,899 5,927 SH   SOLE   5,772 0 155
CONSTELLATION BRANDS INC CL A 21036P108   655,384 2,711 SH   SOLE   2,711 0 0
COSTCO WHSL CORP NEW COM 22160K105   243,260 360 SH   SOLE   360 0 0
DOMINION ENERGY INC COM 25746U109   892,577 18,991 SH   SOLE   17,796 0 1,195
DUKE ENERGY CORP NEW COM NEW 26441C204   520,620 5,365 SH   SOLE   5,113 0 252
EXPEDIA GROUP INC COM NEW 30212P303   908,311 5,984 SH   SOLE   5,871 0 113
EXXON MOBIL CORP COM 30231G102   1,183,363 11,836 SH   SOLE   10,772 0 1,064
FORTINET INC COM 34959E109   225,926 3,860 SH   SOLE   3,730 0 130
JPMORGAN CHASE & CO COM 46625H100   1,471,875 8,653 SH   SOLE   8,345 0 308
J P MORGAN EXCHANGE TRADED F EQUITY PREMIUM 46641Q332   490,022 8,847 SH   SOLE   7,247 0 1,600
JACOBS SOLUTIONS INC COM 46982L108   793,727 6,115 SH   SOLE   6,045 0 70
MERCK & CO INC COM 58933Y105   677,102 6,169 SH   SOLE   5,936 0 233
METLIFE INC COM 59156R108   301,553 4,560 SH   SOLE   4,480 0 80
NETFLIX INC COM 64110L106   379,280 779 SH   SOLE   753 0 26
NEXTERA ENERGY INC COM 65339F101   1,121,139 18,458 SH   SOLE   16,790 0 1,668
ORACLE CORP COM 68389X105   646,286 6,130 SH   SOLE   5,830 0 300
OTIS WORLDWIDE CORP COM 68902V107   349,917 3,911 SH   SOLE   3,911 0 0
RTX CORPORATION COM 75513E101   1,540,014 18,303 SH   SOLE   18,144 0 159
SALESFORCE INC COM 79466L302   544,700 2,070 SH   SOLE   1,935 0 135
UNITEDHEALTH GROUP INC COM 91324P102   2,040,598 3,876 SH   SOLE   3,818 0 58
VERIZON COMMUNICATIONS INC COM 92343V104   550,872 14,612 SH   SOLE   13,850 0 762
VISA INC COM CL A 92826C839   455,092 1,748 SH   SOLE   1,715 0 33
ZOETIS INC CL A 98978V103   413,490 2,095 SH   SOLE   1,912 0 183
ACCENTURE PLC IRELAND SHS CLASS A G1151C101   1,205,025 3,434 SH   SOLE   3,377 0 57
EATON CORP PLC SHS G29183103   1,991,100 8,268 SH   SOLE   7,906 0 362
LINDE PLC SHS G54950103   815,259 1,985 SH   SOLE   1,935 0 50
MEDTRONIC PLC SHS G5960L103   282,618 3,403 SH   SOLE   3,400 0 3