15. BUSINESS SEGMENTS The Company has two reportable business segments: Shopping Centers and Office Properties. The accounting policies of the segments presented below are the same as those described in the summary of significant accounting policies (see Note 1). The Company evaluates performance based upon income from real estate for the combined properties in each segment. (In thousands)  Shopping Office Corporate Consolidated Centers Properties and Other Totals 2002 Real estate rental operations: Revenues $ 61,597 $ 32,261 $ 105 $ 93,963 Expenses (10,675) (7,882) -- (18,557) Income from real estate 50,922 24,379 105 75,406 Interest expense & amortization of debt costs -- -- (25,838) (25,838) General and administrative -- -- (5,537) (5,537) Subtotal 50,922 24,379 (31,270) 44,031 Depreciation and amortization (11,295) (6,526) -- (17,821) Gain on property sale 1,426 1,426 Minority interests -- -- (8,070) (8,070) Net income $ 41,053 $ 17,853 $ (39,340) $ 19,566 Capital investment $ 31,769 $ 17,336 $ -- $ 49,105 Total assets $ 215,692 $ 135,836 $ 37,159 $ 388,687 2001 Real estate rental operations: Revenues $ 58,714 $ 27,427 $ 167 $ 86,308 Expenses (10,324) (6,022) -- (16,346) Income from real estate 48,390 21,405 167 69,962 Interest expense & amortization of debt costs -- -- (25,486) (25,486) General and administrative -- -- (4,335) (4,335) Subtotal 48,390 21,405 (29,654) 40,141 Depreciation and amortization (9,751) (5,007) -- (14,758) Minority interests -- -- (8,069) (8,069) Net income $ 38,639 $ 16,398 $ (37,723) $ 17,314 Capital investment $ 8,220 $ 13,580 $ -- $ 21,800 Total assets $ 192,762 $ 124,529 $ 29,112 $ 346,403 2000 Real estate rental operations: Revenues $ 56,969 $ 21,837 $ 223 $ 79,029 Expenses (10,252) (4,937) -- (15,189) Income from real estate 46,717 16,900 223 63,840 Interest expense & amortization of debt costs -- -- (24,301) (24,301) General and administrative -- -- (3,891) (3,891) Subtotal 46,717 16,900 (27,969) 35,648 Depreciation and amortization (9,453) (4,079) (2) (13,534) Minority interests -- -- (8,069) (8,069) Net income $ 37,264 $ 12,821 $ (36,040) $ 14,045 Capital investment $ 14,886 $ 28,540 $ -- $ 43,426 Total assets $ 185,518 $ 117,497 $ 31,435 $ 334,450 29 NOTES TO CONSOLIDATED  FINANCIAL STATEMENTS