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
hours per response: 23.8
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 (x$1000) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
AMAZON COM INC COM Stock 023135106 1,454 12,867 SH   SOLE 0 12,867 0 0
ALEXANDRIA REAL ESTATE EQ INC COM REIT 015271109 228 1,625 SH   SOLE 0 1,625 0 0
STARBUCKS CORP COM Stock 855244109 777 9,227 SH   SOLE 0 9,227 0 0
DOLLAR GEN CORP NEW COM Stock 256677105 227 946 SH   SOLE 0 946 0 0
JOHNSON & JOHNSON COM Stock 478160104 6,394 39,138 SH   SOLE 0 39,137 0 0
ISHARES GLOBAL TECH ETF ETF 464287291 262 6,210 SH   SOLE 0 6,210 0 0
COSTCO WHSL CORP NEW COM Stock 22160K105 673 1,426 SH   SOLE 0 1,426 0 0
GOLDMAN SACHS GROUP INC COM Stock 38141G104 1,513 5,162 SH   SOLE 0 5,162 0 0
SHELL PLC SPON ADS ADR 780259305 1,028 20,668 SH   SOLE 0 20,668 0 0
PROCTER AND GAMBLE CO COM Stock 742718109 3,451 27,337 SH   SOLE 0 27,337 0 0
COCA COLA CO COM Stock 191216100 1,652 29,498 SH   SOLE 0 29,497 0 0
GENERAL MLS INC COM Stock 370334104 954 12,448 SH   SOLE 0 12,448 0 0
TRUIST FINL CORP COM Stock 89832Q109 206 4,726 SH   SOLE 0 4,726 0 0
UNITED PARCEL SERVICE INC CL B Stock 911312106 1,877 11,617 SH   SOLE 0 11,617 0 0
AVALONBAY CMNTYS INC COM REIT 053484101 792 4,299 SH   SOLE 0 4,299 0 0
INTEL CORP COM Stock 458140100 1,561 60,571 SH   SOLE 0 60,570 0 0
MEDTRONIC PLC SHS Stock G5960L103 213 2,633 SH   SOLE 0 2,633 0 0
CLOROX CO DEL COM Stock 189054109 354 2,754 SH   SOLE 0 2,754 0 0
NETFLIX INC COM Stock 64110L106 904 3,839 SH   SOLE 0 3,839 0 0
EQUITY RESIDENTIAL SH BEN INT REIT 29476L107 203 3,013 SH   SOLE 0 3,013 0 0
MERCK & CO INC COM Stock 58933Y105 4,492 52,159 SH   SOLE 0 52,159 0 0
SPDR S&P 500 ETF TRUST ETF 78462F103 888 2,486 SH   SOLE 0 2,486 0 0
MCKESSON CORP COM Stock 58155Q103 567 1,667 SH   SOLE 0 1,667 0 0
MASTERCARD INCORPORATED CL A Stock 57636Q104 842 2,962 SH   SOLE 0 2,962 0 0
ILLINOIS TOOL WKS INC COM Stock 452308109 386 2,136 SH   SOLE 0 2,135 0 0
EMERSON ELEC CO COM Stock 291011104 440 6,014 SH   SOLE 0 6,014 0 0
DIAGEO PLC SPON ADR NEW ADR 25243Q205 209 1,229 SH   SOLE 0 1,229 0 0
ISHARES TIPS BOND ETF ETF 464287176 254 2,424 SH   SOLE 0 2,424 0 0
VERIZON COMMUNICATIONS INC COM Stock 92343V104 4,293 113,064 SH   SOLE 0 113,064 0 0
FEDEX CORP COM Stock 31428X106 1,330 8,960 SH   SOLE 0 8,960 0 0
PEPSICO INC COM Stock 713448108 2,535 15,529 SH   SOLE 0 15,529 0 0
KIMBERLY-CLARK CORP COM Stock 494368103 749 6,656 SH   SOLE 0 6,656 0 0
MOLSON COORS BEVERAGE CO CL B Stock 60871R209 200 4,170 SH   SOLE 0 4,170 0 0
HONEYWELL INTL INC COM Stock 438516106 680 4,075 SH   SOLE 0 4,075 0 0
TRANE TECHNOLOGIES PLC SHS Stock G8994E103 403 2,785 SH   SOLE 0 2,785 0 0
US BANCORP DEL COM NEW Stock 902973304 380 9,431 SH   SOLE 0 9,431 0 0
HOME DEPOT INC COM Stock 437076102 1,361 4,931 SH   SOLE 0 4,930 0 0
PIMCO 1-5 YEAR US TIPS INDEX ETF ETF 72201R205 246 4,970 SH   SOLE 0 4,970 0 0
DUPONT DE NEMOURS INC COM Stock 26614N102 330 6,540 SH   SOLE 0 6,540 0 0
SPDR GOLD SHARES ETF 78463V107 1,873 12,111 SH   SOLE 0 12,111 0 0
SOUTHERN CO COM Stock 842587107 757 11,137 SH   SOLE 0 11,137 0 0
BECTON DICKINSON & CO COM Stock 075887109 446 2,000 SH   SOLE 0 2,000 0 0
BRITISH AMERN TOB PLC SPONSORED ADR ADR 110448107 349 9,844 SH   SOLE 0 9,844 0 0
ALGONQUIN PWR UTILS CORP COM Stock 015857105 132 12,120 SH   SOLE 0 12,120 0 0
PINNACLE WEST CAP CORP COM Stock 723484101 948 14,703 SH   SOLE 0 14,703 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW Stock 084670702 5,859 21,944 SH   SOLE 0 21,944 0 0
VANGUARD SHORT-TERM CORPORATE BOND ETF ETF 92206C409 304 4,093 SH   SOLE 0 4,093 0 0
ALPHABET INC CAP STK CL A Stock 02079K305 1,650 17,247 SH   SOLE 0 17,247 0 0
UNILEVER PLC SPON ADR NEW ADR 904767704 551 12,568 SH   SOLE 0 12,568 0 0
NEWMONT CORP COM Stock 651639106 511 12,156 SH   SOLE 0 12,156 0 0
BLACKSTONE MORTGAGE TRUST INC 4.75 03/15/2023 Convertible 09257WAC4 20 20,000 SH   SOLE 0 20,000 0 0
CSX CORP COM Stock 126408103 348 13,071 SH   SOLE 0 13,071 0 0
MICROSOFT CORP COM Stock 594918104 7,003 30,068 SH   SOLE 0 30,068 0 0
CVS HEALTH CORP COM Stock 126650100 4,269 44,762 SH   SOLE 0 44,761 0 0
BERKSHIRE HATHAWAY INC DEL CL A Stock 084670108 813 2 SH   SOLE 0 2 0 0
NEXTERA ENERGY INC COM Stock 65339F101 330 4,210 SH   SOLE 0 4,210 0 0
NIKE INC CL B Stock 654106103 399 4,797 SH   SOLE 0 4,797 0 0
NORFOLK SOUTHN CORP COM Stock 655844108 687 3,278 SH   SOLE 0 3,278 0 0
PUBLIC STORAGE COM REIT 74460D109 243 830 SH   SOLE 0 830 0 0
WALGREENS BOOTS ALLIANCE INC COM Stock 931427108 347 11,064 SH   SOLE 0 11,064 0 0
CARLISLE COS INC COM Stock 142339100 22,187 79,122 SH   SOLE 0 79,122 0 0
AMDOCS LTD SHS Stock G02602103 278 3,500 SH   SOLE 0 3,500 0 0
DOW INC COM Stock 260557103 711 16,175 SH   SOLE 0 16,175 0 0
SUPERNUS PHARMACEUTICALS 0.625 04/01/2023 Convertible 868459AD0 15 15,000 SH   SOLE 0 15,000 0 0
APOLLO COML REAL ESTATE FIN 5.375 10/15/2023 Convertible 03762UAC9 19 20,000 SH   SOLE 0 20,000 0 0
ZOOM VIDEO COMMUNICATIONS INC CL A Stock 98980L101 300 4,079 SH   SOLE 0 4,079 0 0
NEW RELIC INC 0.5 05/01/2023 Convertible 64829BAB6 19 20,000 SH   SOLE 0 20,000 0 0
CONSOLIDATED EDISON INC COM Stock 209115104 1,054 12,293 SH   SOLE 0 12,293 0 0
INVESCO S&P 500 EQUAL WEIGHT ETF ETF 46137V357 796 6,250 SH   SOLE 0 6,250 0 0
LILLY ELI & CO COM Stock 532457108 408 1,262 SH   SOLE 0 1,262 0 0
DUKE ENERGY CORP NEW COM NEW Stock 26441C204 1,075 11,560 SH   SOLE 0 11,560 0 0
CARRIER GLOBAL CORPORATION COM Stock 14448C104 463 13,033 SH   SOLE 0 13,033 0 0
ALTERYX INC 0.5 08/01/2024 Convertible 02156BAD5 22 25,000 SH   SOLE 0 25,000 0 0
INDEPENDENT BK CORP MASS COM Stock 453836108 2,121 28,465 SH   SOLE 0 28,465 0 0
VIATRIS INC COM Stock 92556V106 105 12,336 SH   SOLE 0 12,336 0 0
ORGANON & CO COMMON STOCK Stock 68622V106 681 29,087 SH   SOLE 0 29,087 0 0
VISA INC COM CL A Stock 92826C839 2,511 14,136 SH   SOLE 0 14,135 0 0
COMSCORE INC COM Stock 20564W105 53 32,000 SH   SOLE 0 32,000 0 0
KELLOGG CO COM Stock 487836108 205 2,949 SH   SOLE 0 2,949 0 0
PHILLIPS 66 COM Stock 718546104 268 3,322 SH   SOLE 0 3,322 0 0
META PLATFORMS INC CL A Stock 30303M102 1,567 11,552 SH   SOLE 0 11,552 0 0
WARNER BROS DISCOVERY INC COM SER A Stock 934423104 449 39,033 SH   SOLE 0 39,033 0 0
HALEON PLC SPON ADS ADR 405552100 81 13,258 SH   SOLE 0 13,258 0 0
MONDELEZ INTL INC CL A Stock 609207105 276 5,035 SH   SOLE 0 5,035 0 0
WP CAREY INC COM REIT 92936U109 1,935 27,723 SH   SOLE 0 27,723 0 0
BROADCOM INC COM Stock 11135F101 246 554 SH   SOLE 0 554 0 0
ROYAL BK CDA COM Stock 780087102 273 3,036 SH   SOLE 0 3,036 0 0
KINDER MORGAN INC DEL COM Stock 49456B101 1,201 72,194 SH   SOLE 0 72,194 0 0
NVIDIA CORPORATION COM Stock 67066G104 280 2,310 SH   SOLE 0 2,310 0 0
CUMMINS INC COM Stock 231021106 321 1,579 SH   SOLE 0 1,579 0 0
ABBVIE INC COM Stock 00287Y109 1,876 13,977 SH   SOLE 0 13,977 0 0
S&P GLOBAL INC COM Stock 78409V104 1,222 4,003 SH   SOLE 0 4,003 0 0
BLACKSTONE INC COM Stock 09260D107 559 6,675 SH   SOLE 0 6,675 0 0
STRYKER CORPORATION COM Stock 863667101 686 3,388 SH   SOLE 0 3,388 0 0
QUALCOMM INC COM Stock 747525103 872 7,721 SH   SOLE 0 7,721 0 0
MCDONALDS CORP COM Stock 580135101 353 1,529 SH   SOLE 0 1,529 0 0
DOVER CORP COM Stock 260003108 218 1,866 SH   SOLE 0 1,866 0 0
CISCO SYS INC COM Stock 17275R102 1,596 39,906 SH   SOLE 0 39,905 0 0
JETBLUE AWYS CORP COM Stock 477143101 367 55,306 SH   SOLE 0 55,306 0 0
AT&T INC COM Stock 00206R102 2,565 167,189 SH   SOLE 0 167,188 0 0
GENERAL ELECTRIC CO COM NEW Stock 369604301 224 3,617 SH   SOLE 0 3,617 0 0
TWITTER INC COM Stock 90184L102 235 5,365 SH   SOLE 0 5,365 0 0
ISHARES CORE S&P 500 ETF ETF 464287200 945 2,635 SH   SOLE 0 2,635 0 0
WELLS FARGO CO NEW COM Stock 949746101 907 22,540 SH   SOLE 0 22,540 0 0
UNION PAC CORP COM Stock 907818108 967 4,964 SH   SOLE 0 4,964 0 0
DARDEN RESTAURANTS INC COM Stock 237194105 291 2,305 SH   SOLE 0 2,305 0 0
THERMO FISHER SCIENTIFIC INC COM Stock 883556102 470 926 SH   SOLE 0 926 0 0
LOCKHEED MARTIN CORP COM Stock 539830109 1,083 2,804 SH   SOLE 0 2,803 0 0
JPMORGAN CHASE & CO COM Stock 46625H100 3,951 37,812 SH   SOLE 0 37,811 0 0
CHEVRON CORP NEW COM Stock 166764100 2,248 15,644 SH   SOLE 0 15,644 0 0
CONOCOPHILLIPS COM Stock 20825C104 407 3,975 SH   SOLE 0 3,975 0 0
CAMPBELL SOUP CO COM Stock 134429109 416 8,829 SH   SOLE 0 8,829 0 0
DANAHER CORPORATION COM Stock 235851102 478 1,852 SH   SOLE 0 1,852 0 0
TJX COS INC NEW COM Stock 872540109 650 10,463 SH   SOLE 0 10,463 0 0
BK OF AMERICA CORP COM Stock 060505104 1,320 43,712 SH   SOLE 0 43,711 0 0
BLACKROCK MUNIHLDGS NY QLTY FD COM CEF 09255C106 319 32,600 SH   SOLE 0 32,600 0 0
WALMART INC COM Stock 931142103 550 4,242 SH   SOLE 0 4,242 0 0
INTERNATIONAL BUSINESS MACHS COM Stock 459200101 1,721 14,490 SH   SOLE 0 14,489 0 0
ORACLE CORP COM Stock 68389X105 492 8,052 SH   SOLE 0 8,052 0 0
RAYTHEON TECHNOLOGIES CORP COM Stock 75513E101 1,257 15,359 SH   SOLE 0 15,359 0 0
TEXAS INSTRS INC COM Stock 882508104 322 2,079 SH   SOLE 0 2,079 0 0
TARGET CORP COM Stock 87612E106 838 5,649 SH   SOLE 0 5,649 0 0
PFIZER INC COM Stock 717081103 6,751 154,271 SH   SOLE 0 154,270 0 0
MORGAN STANLEY COM NEW Stock 617446448 1,065 13,481 SH   SOLE 0 13,481 0 0
3M CO COM Stock 88579Y101 1,234 11,167 SH   SOLE 0 11,167 0 0
GILEAD SCIENCES INC COM Stock 375558103 1,468 23,800 SH   SOLE 0 23,800 0 0
AMERICAN EXPRESS CO COM Stock 025816109 1,109 8,221 SH   SOLE 0 8,221 0 0
AMGEN INC COM Stock 031162100 1,423 6,315 SH   SOLE 0 6,315 0 0
OTIS WORLDWIDE CORP COM Stock 68902V107 321 5,037 SH   SOLE 0 5,037 0 0
CANADIAN NATL RY CO COM Stock 136375102 331 3,069 SH   SOLE 0 3,069 0 0
EATON CORP PLC SHS Stock G29183103 701 5,255 SH   SOLE 0 5,255 0 0
PHILIP MORRIS INTL INC COM Stock 718172109 904 10,887 SH   SOLE 0 10,887 0 0
PNC FINL SVCS GROUP INC COM Stock 693475105 362 2,423 SH   SOLE 0 2,423 0 0
BRISTOL-MYERS SQUIBB CO COM Stock 110122108 1,429 20,101 SH   SOLE 0 20,101 0 0
BARRICK GOLD CORP COM Stock 067901108 290 18,701 SH   SOLE 0 18,701 0 0
REALTY INCOME CORP COM REIT 756109104 244 4,191 SH   SOLE 0 4,191 0 0
ALTRIA GROUP INC COM Stock 02209S103 932 23,093 SH   SOLE 0 23,093 0 0
DOMINION ENERGY INC COM Stock 25746U109 734 10,615 SH   SOLE 0 10,615 0 0
CITIGROUP INC COM NEW Stock 172967424 542 12,996 SH   SOLE 0 12,996 0 0
EXXON MOBIL CORP COM Stock 30231G102 2,326 26,643 SH   SOLE 0 26,642 0 0
PRICE T ROWE GROUP INC COM Stock 74144T108 303 2,886 SH   SOLE 0 2,886 0 0
DEERE & CO COM Stock 244199105 483 1,448 SH   SOLE 0 1,448 0 0
SOUTHWEST AIRLS CO COM Stock 844741108 484 15,707 SH   SOLE 0 15,707 0 0
PAYPAL HLDGS INC COM Stock 70450Y103 739 8,591 SH   SOLE 0 8,591 0 0
APPLE INC COM Stock 037833100 8,534 61,754 SH   SOLE 0 61,753 0 0
GSK PLC SPONSORED ADR ADR 37733W204 387 13,148 SH   SOLE 0 13,148 0 0
ABBOTT LABS COM Stock 002824100 1,313 13,567 SH   SOLE 0 13,567 0 0
DISNEY WALT CO COM Stock 254687106 768 8,141 SH   SOLE 0 8,140 0 0