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
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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
3M COM 88579y101   761,115 5,896 SH   SOLE   2,120 0 3,776
Abbott Laboratories COM 002824100   2,662,723 23,541 SH   SOLE   182 0 23,359
Abbvie COM 00287Y109   1,778,777 10,010 SH   SOLE   0 0 10,010
Aecon Group COM 00762v109   189,000 10,000 SH   SOLE   0 0 10,000
Akamai Technologies COM 00971T101   542,814 5,675 SH   SOLE   0 0 5,675
Alphabet Class A COM 02079k305   353,612 1,868 SH   SOLE   0 0 1,868
Alphabet Class C COM 02079k107   4,500,097 23,630 SH   SOLE   0 0 23,630
Amazon COM 023135106   4,456,908 20,315 SH   SOLE   0 0 20,315
American Express COM 025816109   4,364,594 14,706 SH   SOLE   0 0 14,706
American Water Works COM 030420103   672,868 5,405 SH   SOLE   0 0 5,405
Ameriprise Financial COM 03076C106   1,144,725 2,150 SH   SOLE   0 0 2,150
Amgen COM 031162100   1,296,423 4,974 SH   SOLE   600 0 4,374
Anheuser-Busch COM 03524a108   252,253 5,038 SH   SOLE   0 0 5,038
Apollo Global Mgmt. LLC COM 037612306   536,770 3,250 SH   SOLE   0 0 3,250
Apple COM 037833100   9,207,192 36,767 SH   SOLE   2,200 0 34,567
Applied Materials COM 038222105   403,322 2,480 SH   SOLE   0 0 2,480
Bank America COM 060505104   332,745 7,571 SH   SOLE   0 0 7,571
Bank of New York Mellon COM 064058100   1,000,327 13,020 SH   SOLE   7,392 0 5,628
Becton Dickinson COM 075887109   1,415,442 6,239 SH   SOLE   0 0 6,239
Blackstone Group COM 09253u108   350,702 2,034 SH   SOLE   0 0 2,034
Boeing COM 097023105   265,500 1,500 SH   SOLE   0 0 1,500
Bristol-Myers Squibb COM 110122108   2,355,328 41,643 SH   SOLE   7,466 0 34,177
Broadcom, Inc. COM 11135f101   697,838 3,010 SH   SOLE   0 0 3,010
CMS Energy COM 125896100   1,024,277 15,368 SH   SOLE   0 0 15,368
CVS/Caremark COM 126650100   577,959 12,875 SH   SOLE   0 0 12,875
Caterpillar COM 149123101   329,386 908 SH   SOLE   0 0 908
Chevron COM 166764100   2,437,078 16,826 SH   SOLE   716 0 16,110
Cigna COM 125509109   354,011 1,282 SH   SOLE   0 0 1,282
Cisco Systems COM 17275R952   519,480 8,775 SH   SOLE   0 0 8,775
Clorox COM 189054109   2,070,890 12,751 SH   SOLE   2,320 0 10,431
Coca-Cola COM 191216100   467,946 7,516 SH   SOLE   0 0 7,516
Corteva COM 22052l104   697,988 12,254 SH   SOLE   0 0 12,254
D R Horton COM 23331A109   2,999,838 21,455 SH   SOLE   0 0 21,455
Discover Financial Services COM 254709108   401,894 2,320 SH   SOLE   0 0 2,320
Disney COM 254687106   2,721,728 24,443 SH   SOLE   1,500 0 22,943
Dolby Class A COM 25659T107   866,129 11,090 SH   SOLE   0 0 11,090
Dover Corp. COM 260003108   3,105,906 16,556 SH   SOLE   0 0 16,556
Dow COM 260557103   612,625 15,266 SH   SOLE   2,958 0 12,308
Du Pont (E.I) de Nemours COM 26614N102   1,724,928 22,622 SH   SOLE   2,958 0 19,664
Eli Lilly COM 532457108   822,952 1,066 SH   SOLE   0 0 1,066
Emerson Electric COM 291011104   1,500,544 12,108 SH   SOLE   3,200 0 8,908
Exxon Mobil COM 30231G102   2,514,879 23,379 SH   SOLE   6,675 0 16,704
FedEx COM 31428x106   549,719 1,954 SH   SOLE   0 0 1,954
First American Financial COM 31847r102   266,931 4,275 SH   SOLE   0 0 4,275
GE Aerospace COM 369604301   1,298,127 7,783 SH   SOLE   225 0 7,558
GE Healthcare COM 36266g107   201,861 2,582 SH   SOLE   75 0 2,507
GE Vernova COM 36828a101   636,151 1,934 SH   SOLE   56 0 1,878
Global Payment COM 37940x102   1,415,542 12,632 SH   SOLE   0 0 12,632
Goldman Sachs COM 38141G104   1,165,282 2,035 SH   SOLE   0 0 2,035
Home Depot COM 437076102   3,616,829 9,298 SH   SOLE   700 0 8,598
Hubbell COM 443510607   2,025,333 4,835 SH   SOLE   0 0 4,835
Humana COM 444859102   1,099,579 4,334 SH   SOLE   0 0 4,334
Huntington Bancshares COM 446150104   397,427 24,427 SH   SOLE   0 0 24,427
Huntington Ingalls Ind. COM 446413106   1,279,705 6,772 SH   SOLE   0 0 6,772
Icon PLC COM G4705A100   1,908,571 9,101 SH   SOLE   0 0 9,101
Intel COM 458140100   1,145,216 57,118 SH   SOLE   2,800 0 54,318
International Business Machine COM 459200101   3,954,082 17,987 SH   SOLE   1,610 0 16,377
Intuit COM 461202103   1,136,969 1,809 SH   SOLE   0 0 1,809
JPMorgan Chase COM 46625h100   14,751,034 61,537 SH   SOLE   1,224 0 60,313
Jacobs Solutions COM 46982L108   1,180,533 8,835 SH   SOLE   0 0 8,835
Johnson & Johnson COM 478160104   8,348,334 57,726 SH   SOLE   6,471 0 51,255
Kroger COM 501044101   2,503,909 40,947 SH   SOLE   0 0 40,947
Labcorp Holdings COM 50540r409   2,013,430 8,780 SH   SOLE   0 0 8,780
Lear Corp. COM 521865204   988,857 10,442 SH   SOLE   0 0 10,442
Lowes COM 548661107   1,302,610 5,278 SH   SOLE   0 0 5,278
Marriott Vacations Worldwide COM 57164Y107   717,322 7,988 SH   SOLE   0 0 7,988
Masco Corp. COM 574599106   818,517 11,279 SH   SOLE   0 0 11,279
Match Group COM 57665r106   212,484 6,496 SH   SOLE   0 0 6,496
McCormick COM 579780206   1,374,302 18,026 SH   SOLE   9,600 0 8,426
McDonald's Corp. COM 580135101   1,565,696 5,401 SH   SOLE   1,707 0 3,694
Merck COM 58933y105   1,642,813 16,514 SH   SOLE   2,548 0 13,966
Microsoft COM 594918104   7,972,251 18,914 SH   SOLE   800 0 18,114
Mondelez COM 609207105   226,855 3,798 SH   SOLE   0 0 3,798
Moody's Corp. COM 615369105   437,394 924 SH   SOLE   0 0 924
Nasdaq COM 631103108   2,088,530 27,015 SH   SOLE   0 0 27,015
Nestle ADR COM 641069406   2,908,112 35,196 SH   SOLE   5,000 0 30,196
Newmont Mining Corp. COM 651639106   1,040,187 27,947 SH   SOLE   0 0 27,947
Nvidia Corp. COM 67066G104   1,443,752 10,751 SH   SOLE   2,200 0 8,551
Old Republic COM 680223104   977,130 27,000 SH   SOLE   0 0 27,000
Packaging Corp. COM 695156109   413,114 1,835 SH   SOLE   0 0 1,835
Paychex COM 704326107   333,023 2,375 SH   SOLE   0 0 2,375
PepsiCo COM 713448108   1,707,178 11,227 SH   SOLE   94 0 11,133
Pfizer COM 717081103   2,551,284 96,166 SH   SOLE   17,446 0 78,720
Procter & Gamble COM 742718109   3,950,169 23,562 SH   SOLE   2,437 0 21,125
Qualcomm COM 747525103   1,106,525 7,203 SH   SOLE   600 0 6,603
Reliance Steel & Aluminum COM 759509102   2,633,632 9,781 SH   SOLE   0 0 9,781
Rockwell Automation COM 773903109   1,421,805 4,975 SH   SOLE   0 0 4,975
S&P Global COM 78409V104   3,423,956 6,875 SH   SOLE   500 0 6,375
Salesforce COM 79466l302   397,853 1,190 SH   SOLE   240 0 950
Schwab, Charles COM 808513105   3,307,285 44,687 SH   SOLE   0 0 44,687
Seagate COM G7997R103   666,745 7,725 SH   SOLE   0 0 7,725
Target COM 87612E106   329,434 2,437 SH   SOLE   0 0 2,437
Teledyne Technologies COM 879360106   1,112,055 2,396 SH   SOLE   0 0 2,396
Travelers COM 89417E109   255,103 1,059 SH   SOLE   0 0 1,059
Truist Financial COM 89832q109   398,879 9,195 SH   SOLE   0 0 9,195
Union Pacific COM 907818108   1,024,812 4,494 SH   SOLE   400 0 4,094
United Health Group COM 91324P102   1,794,285 3,547 SH   SOLE   0 0 3,547
United Parcel Service 'B' COM 911312106   538,447 4,270 SH   SOLE   300 0 3,970
United Rentals COM 911363109   3,988,539 5,662 SH   SOLE   142 0 5,520
Verizon Communications COM 92343v104   761,130 19,033 SH   SOLE   1,700 0 17,333
Viatris COM 92556v106   137,137 11,015 SH   SOLE   2,164 0 8,851
WIX.com COM m98068105   955,820 4,455 SH   SOLE   0 0 4,455
Wal-Mart Stores COM 931142103   3,073,436 34,017 SH   SOLE   0 0 34,017
Waste Management COM 94106L109   2,936,650 14,553 SH   SOLE   0 0 14,553
Westlake Chemical Corp. COM 960413102   769,416 6,711 SH   SOLE   0 0 6,711
Wyndham Hotels & Resorts COM 98311a105   746,652 7,408 SH   SOLE   0 0 7,408
Yum! Brands COM 988498101   421,933 3,145 SH   SOLE   0 0 3,145
Zimmer Biomet COM 98956p102   573,148 5,426 SH   SOLE   1,255 0 4,171
Zoetis COM 98978v103   1,828,075 11,220 SH   SOLE   0 0 11,220
Hoya Capital High Dividend Yie COM 26922b840   757,971 75,121 SH   SOLE   30,000 0 45,121
Hoya Capital Housing COM 26922a230   7,267,901 160,417 SH   SOLE   69,027 0 91,390
Apple Hospitality COM 03784y200   260,950 17,000 SH   SOLE   0 0 17,000
Digital Realty Trust COM 253868103   336,927 1,900 SH   SOLE   50 0 1,850
Kite Realty Group COM 49803t300   1,274,872 50,510 SH   SOLE   0 0 50,510
Mid America Apartment Communit COM 59522J103   1,572,131 10,171 SH   SOLE   0 0 10,171