<?xml version="1.0" ?>
<proxyVoteTable xmlns="http://www.sec.gov/edgar/document/npxproxy/informationtable">
  <proxyTable>
    <issuerName>Accenture Plc</issuerName>
    <cusip>G1151C101</cusip>
    <isin>IE00B4BNMY34</isin>
    <figi>BBG000D9DC22</figi>
    <meetingDate>01/28/2026</meetingDate>
    <voteDescription>To approve, in a non-binding vote, the compensation of our named executive officers.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>6500</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>6500</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
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  <proxyTable>
    <issuerName>Agree Realty Corporation</issuerName>
    <cusip>008492100</cusip>
    <isin>US0084921008</isin>
    <figi>BBG000BC9H21</figi>
    <meetingDate>05/14/2026</meetingDate>
    <voteDescription>To approve, by non-binding vote, executive compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>8000</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>8000</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
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  <proxyTable>
    <issuerName>Air Products and Chemicals, Inc.</issuerName>
    <cusip>009158106</cusip>
    <isin>US0091581068</isin>
    <figi>BBG000BC4LR0</figi>
    <meetingDate>01/28/2026</meetingDate>
    <voteDescription>Advisory vote approving the compensation of the Company's named executive officers.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>5560</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>5560</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>American Tower Corporation</issuerName>
    <cusip>03027X100</cusip>
    <isin>US03027X1000</isin>
    <figi>BBG000B9Y214</figi>
    <meetingDate>05/20/2026</meetingDate>
    <voteDescription>To approve, on an advisory basis, the Company's executive compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>4800</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>4800</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
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  <proxyTable>
    <issuerName>Analog Devices, Inc.</issuerName>
    <cusip>032654105</cusip>
    <isin>US0326541051</isin>
    <figi>BBG000BB6RX0</figi>
    <meetingDate>03/11/2026</meetingDate>
    <voteDescription>Advisory vote to approve the compensation of our named executive officers.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>6400</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>6400</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Arthur J. Gallagher &amp; Co.</issuerName>
    <cusip>363576109</cusip>
    <isin>US3635761097</isin>
    <figi>BBG000BBHZK4</figi>
    <meetingDate>05/12/2026</meetingDate>
    <voteDescription>Approval, on an Advisory Basis, of the Compensation of our Named Executive Officers.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>1927</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>1927</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>AT&amp;T Inc.</issuerName>
    <cusip>00206R102</cusip>
    <isin>US00206R1023</isin>
    <figi>BBG000BSJLV4</figi>
    <meetingDate>05/14/2026</meetingDate>
    <voteDescription>Advisory Approval of Executive Compensation</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>7200</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>7200</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Broadcom Inc.</issuerName>
    <cusip>11135F101</cusip>
    <isin>US11135F1012</isin>
    <figi>BBG00KHY5SQ7</figi>
    <meetingDate>04/20/2026</meetingDate>
    <voteDescription>Advisory vote to approve the named executive officer compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>19000</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>19000</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Comcast Corporation</issuerName>
    <cusip>20030N101</cusip>
    <isin>US20030N1019</isin>
    <figi>BBG000BFTG15</figi>
    <meetingDate>06/10/2026</meetingDate>
    <voteDescription>Advisory vote on executive compensation</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>44350</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>44350</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>LyondellBasell Industries N.V.</issuerName>
    <cusip>N53745100</cusip>
    <isin>NL0009434992</isin>
    <figi>BBG000WCFWH2</figi>
    <meetingDate>05/22/2026</meetingDate>
    <voteDescription>Advisory Vote Approving Executive Compensation (Say-on-Pay)</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>12334</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>12334</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Marsh &amp; McLennan Companies, Inc.</issuerName>
    <cusip>571748102</cusip>
    <isin>US5717481023</isin>
    <figi>BBG000BP4P74</figi>
    <meetingDate>05/21/2026</meetingDate>
    <voteDescription>Advisory (Nonbinding) Vote to Approve Named Executive Officer Compensation</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>2967</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>2967</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Mondelez International, Inc.</issuerName>
    <cusip>609207105</cusip>
    <isin>US6092071058</isin>
    <figi>BBG000D4M6H0</figi>
    <meetingDate>05/20/2026</meetingDate>
    <voteDescription>To approve, on an advisory basis, the Company's executive compensation</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>19250</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>19250</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Norfolk Southern Corporation</issuerName>
    <cusip>655844108</cusip>
    <isin>US6558441084</isin>
    <figi>BBG000BQ5GM4</figi>
    <meetingDate>11/14/2025</meetingDate>
    <voteDescription>To approve, on a non-binding advisory basis, the compensation that may be paid or become payable to the named executive officers of Norfolk Southern in connection with the transactions contemplated by the merger agreement.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>5400</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>5400</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Norfolk Southern Corporation</issuerName>
    <cusip>655844108</cusip>
    <isin>US6558441084</isin>
    <figi>BBG000BQ5GM4</figi>
    <meetingDate>05/07/2026</meetingDate>
    <voteDescription>Approval of the advisory resolution on executive compensation, as disclosed in the proxy statement for the 2026 Annual Meeting of Shareholders.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>5400</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>5400</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Philip Morris International Inc.</issuerName>
    <cusip>718172109</cusip>
    <isin>US7181721090</isin>
    <figi>BBG000J2XPB0</figi>
    <meetingDate>05/06/2026</meetingDate>
    <voteDescription>Advisory Vote Approving Executive Compensation</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>12000</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>12000</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Pinnacle West Capital Corporation</issuerName>
    <cusip>723484101</cusip>
    <isin>US7234841010</isin>
    <figi>BBG000BRDVJ4</figi>
    <meetingDate>05/14/2026</meetingDate>
    <voteDescription>To hold an advisory vote to approve executive compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>5602</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>5602</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>QUALCOMM Incorporated</issuerName>
    <cusip>747525103</cusip>
    <isin>US7475251036</isin>
    <figi>BBG000CGCDW3</figi>
    <meetingDate>03/17/2026</meetingDate>
    <voteDescription>Approval, on an advisory basis, of the compensation of our named executive officers.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>8750</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>8750</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>QUALCOMM Incorporated</issuerName>
    <cusip>747525103</cusip>
    <isin>US7475251036</isin>
    <figi>BBG000CGCDW3</figi>
    <meetingDate>03/17/2026</meetingDate>
    <voteDescription>Approval on an advisory basis, of the frequency of future votes on our executive compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>8750</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>ONE YEAR</howVoted>
        <sharesVoted>8750</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Regions Financial Corporation</issuerName>
    <cusip>7591EP100</cusip>
    <isin>US7591EP1005</isin>
    <figi>BBG000Q3JQJ6</figi>
    <meetingDate>05/06/2026</meetingDate>
    <voteDescription>Advisory Vote to Approve Regions' Executive Compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>33534</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>33534</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>RTX Corporation</issuerName>
    <cusip>75513E101</cusip>
    <isin>US75513E1010</isin>
    <figi>BBG000BW8TX8</figi>
    <meetingDate>04/30/2026</meetingDate>
    <voteDescription>Advisory Vote to Approve Executive Compensation</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>15000</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>15000</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>The Home Depot, Inc.</issuerName>
    <cusip>437076102</cusip>
    <isin>US4370761029</isin>
    <figi>BBG000BKZDM1</figi>
    <meetingDate>05/21/2026</meetingDate>
    <voteDescription>Advisory Vote to Approve Executive Compensation (&quot;Say-on-Pay&quot;)</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>5000</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>5000</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>The TJX Companies, Inc.</issuerName>
    <cusip>872540109</cusip>
    <isin>US8725401090</isin>
    <figi>BBG000BV8G95</figi>
    <meetingDate>06/09/2026</meetingDate>
    <voteDescription>Advisory approval of TJX's executive compensation (the say-on-pay vote)</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>500</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>500</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>UnitedHealth Group Incorporated</issuerName>
    <cusip>91324P102</cusip>
    <isin>US91324P1021</isin>
    <figi>BBG000CH53T5</figi>
    <meetingDate>06/01/2026</meetingDate>
    <voteDescription>Advisory approval of the Company's executive compensation.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>3300</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>3300</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Valero Energy Corporation</issuerName>
    <cusip>91913Y100</cusip>
    <isin>US91913Y1001</isin>
    <figi>BBG000BBGKP3</figi>
    <meetingDate>05/07/2026</meetingDate>
    <voteDescription>Advisory vote to approve the 2025 compensation of named executive officers.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>25059</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>25059</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
  <proxyTable>
    <issuerName>Western Alliance Bancorporation</issuerName>
    <cusip>957638109</cusip>
    <isin>US9576381092</isin>
    <figi>BBG000Q1KHQ0</figi>
    <meetingDate>06/10/2026</meetingDate>
    <voteDescription>To approve, on an advisory (non-binding) basis, the compensation of executives.</voteDescription>
    <voteCategories>
      <voteCategory>
        <categoryType>SECTION 14A SAY-ON-PAY VOTES</categoryType>
      </voteCategory>
    </voteCategories>
    <voteSource>ISSUER</voteSource>
    <sharesVoted>4490</sharesVoted>
    <sharesOnLoan>0</sharesOnLoan>
    <vote>
      <voteRecord>
        <howVoted>FOR</howVoted>
        <sharesVoted>4490</sharesVoted>
        <managementRecommendation>FOR</managementRecommendation>
      </voteRecord>
    </vote>
  </proxyTable>
</proxyVoteTable>
