UVA-F-1403 VALUE LINE PUBLISHING, OCTOBER 2002 Competition between the two major players in the industry, Home Depot and Lowe’s, has been heating up, especially now that they are operating in more of the same markets. Both companies are seeking new, but similar, ways to boost both their top and bottom lines, including initiatives aimed at bettering customer service, attracting professional customers, and creating a more favorable merchandise mix. Still, despite the growing competition between them, over the long term, we believe both companies are poised to benefit from additional market share freed up in this consolidating industry. —Carrie Galeotafiore Value Line analyst, July 2002 Slow but positive economic growth, low interest rates, a strong housing market, rising unemployment, uncertain consumer confidence, and concern over corporate misdeeds—such was the economic environment in early October 2002. Carrie Galeotafiore had followed the retail building-supply industry for nearly three years as an analyst for the investment-survey firm Value Line Publishing. Next week, Value Line would publish her quarterly report on the industry, including her five-year financial forecast for industry leaders Home Depot and Lowe’s. The Retail Building-Supply Industry The Economist Intelligence Unit (EIU) estimated the size of the 2001 U.S. retail building- supply industry at $175 billion. Traditionally, there were three retail formats: hardware stores with 15% of sales, lumberyards with 34%, and the larger-format home centers with 51%. Annual growth had declined from 7.7% in 1998 to 4.2% in 2001, yet it was arguably still high considering the recessionary nature of the economic environment in 2001. Low interest rates and a robust housing-construction market provided ongoing strength to the industry. The EIU expected the industry to reach $194 billion by 2006. Exhibit 1 provides the details of the EIU’s forecast. This case was prepared by Professor Michael J. Schill, with research assistance from Aimee Connolly and the cooperation of Carrie Galeotafiore of Value Line Publishing. It was written as a basis for class discussion rather than to illustrate effective or ineffective handling of an administrative situation. Copyright 2003 by the University of Virginia Darden School Foundation, Charlottesville, VA. All rights reserved. To order copies, send an e-mail to sales@dardenbusinesspublishing.com. No part of this publication may be reproduced, stored in a retrieval system, used in a spreadsheet, or transmitted in any form or by any means—electronic, mechanical, photocopying, recording, or otherwise—without the permission of the Darden School Foundation. Rev. 11/07. -2- UVA-F-1403 Two companies dominated the industry: Home Depot and Lowe’s. Together, the two players captured more than a third of total industry sales. Both companies were fierce competitors whose rapid-expansion strategies had more than doubled own-store capacity in the past five years with the opening of 1,136 new stores. The penetration by large Lowe’s/Home Depot warehouse-format stores had a profound impact on the industry. Independent hardware retailers were struggling to remain competitive with some hardware stores shifting their locations to high-rent shopping centers to attract more people or remaining open for longer hours. Segmentations in the market between the professional market that remained loyal to the lumberyards, and do-it-yourself customers who were attracted to the discount chains protected some of the smaller players. Exhibit 2 provides selected company data and presents recent stock market performances for the two companies. Future Growth Opportunities for Home Depot and Lowe’s Carrie Galeotafiore expected that future growth for Home Depot and Lowe’s would come from a variety of sources. Acquisition/consolidation The industry had already experienced a substantial amount of consolidation. In 1999, Lowe’s had acquired the 38-store, warehouse-format chain Eagle Hardware in a $1.3-billion transaction. In the past few years, Home Depot had acquired the plumbing wholesale distributor Apex Supply, the specialty-lighting company Georgia Lighting, the building-repair and replacement-products business N-E Thing Supply Company, and the specialty-plumbing-fixtures company Your “Other” Warehouse. Home Depot recently had announced the purchase of three flooring companies that “when completed would instantly make Home Depot the largest turnkey supplier of flooring to the residential construction market.”1 Professional market Both Home Depot and Lowe’s had recently implemented important initiatives to attract professional customers more effectively, including stocking merchandise in larger quantities, training employees to deal with professionals, and carrying professional brands. Home Depot had developed Home Depot Supply and the Pro Stores to reach out to the small professional market. The company was also on track to install professional-specific desks at 950 stores by the end of 2002. International expansion Home Depot had already developed some international presence with its acquisition of the Canadian home-improvement retailer Aikenhead in 1994, and it continued to expand its 1 Press Release, Home Depot, 24 September 2002. -3- UVA-F-1403 reach in that market with 11 new-store openings in 2001. More recently, the company had targeted the $12.5 billion home-improvement market in Mexico by acquiring the Mexican chains TotalHOME and Del Norte. By the end of 2001, 10% of Home Depot’s stores were located outside the United States. In 2002, Lowe’s did not yet have an international presence. Alternative retail formats Home Depot and Lowe’s both maintained on-line stores. Lowe’s specifically targeted the professional customer with a section of its Web site: Accent & Style offered decorating and design tips on such subjects as kitchens and baths. Home Depot was developing new retail formats for urban centers, showcased by its recently opened Brooklyn store, which offered convenient shopping to densely populated markets. These urban stores provided Home Depot products and services in a compact format. The acquisition of EXPO Design Centers provided an additional format for Home Depot and expansion beyond the traditional hardware and buildingsupply retailer. EXPO Design Centers were a one-stop design and decorating source, with eight showrooms in one location, highlighting kitchens, baths, carpets and rugs, lighting, patio and grills, tile and wood, window treatments, and appliances. Lowe’s published Creative Ideas, Garden Club, and Woodworker’s Club magazines to target customers with certain hobbies. Alternative products Both Home Depot and Lowe’s were expanding into installation services. The “at-home” business for Home Depot was currently at $3 billion. Home Depot expected its at-home business to grow at an annual rate of 30% in the near term. Head-to-head competition Home Depot had traditionally focused on large metropolitan areas, while Lowe’s had concentrated on rural areas. To maintain its growth trajectory, Lowe’s had begun systematic expansion into metropolitan markets. The investment community was becoming increasingly concerned about the eventuality of increased price competition. Aram Rubinson, of Bank of America Securities, had reported in August, “Since Lowe’s comps [comparable store sales] have been outpacing Home Depot’s, we have been growing increasingly concerned that Home Depot would fight back with increased promotions and more aggressive everyday pricing.” Financial Forecast for Home Depot and Lowe’s Home Depot’s new CEO Bob Nardelli had expressed his intention to focus on enhancing store efficiency and inventory turnover through ongoing system investments. He expected to generate margin improvement through cost declines from product reviews, purchasing improvements, and an increase in the number of tool-rental centers. Recently, operating costs had increased owing to higher occupancy costs for new stores and increased energy costs. Home Depot had come under criticism for its declining customer service. Nardelli hoped to counter this -4- UVA-F-1403 trend with an initiative to help employees focus on customers during store hours, restocking shelves only after hours. Home Depot management expected revenue growth to be 15% to 18% through 2004. Some of the growth would be by acquisition, which necessitated the company’s maintaining higher cash levels. Home Depot stock was trading at around $25 a share, implying a total equity capitalization of $59 billion. Galeotafiore had been cautiously optimistic about the changes at Home Depot in her July report: Though the program [Service Performance Improvement] is still in the early stages, the do-it-yourself giant has already enjoyed labor productivity benefits, and received positive feedback from customers. . . . The Pro-Initiative program, which is currently in place at roughly 55% of Home Depot’s stores, is aimed at providing services that accommodate the pro customer. Stores that provide these added services have generally outperformed strictly do-it-yourself units in productivity, operating margins, and inventory turnover. Home Depot shares offer compelling price-appreciation potential over the coming three-to-five-year pull. Other analysts did not seem to share her enthusiasm for Home Depot. Dan Wewer and Lisa Estabrooks observed: Home Depot’s comp sales fell short of plan despite a step-up in promotional activity. In our view, this legitimizes our concerns that Home Depot is seeing diminishing returns from promotional efforts. . . . Our view that Lowe’s is the most attractive investment opportunity in hard-line retailing is supported by key mileposts achieved during 2Q’02. Highlights include superior relative EPS momentum, robust comp sales, expanding operating margin, improving capital efficiency, and impressive new-store productivity. Importantly, Lowe’s outstanding performance raises the hurdle Home Depot must reach if it is to return to favor with the investment community.2 Lowe’s management had told analysts that it expected to maintain sales growth of 18% to 19% over the next two years. Lowe’s planned to open 123 stores in 2002, 130 stores in 2003, and 140 stores in 2004, and to continue its emphasis on cities with populations greater than 500,000, such as New York, Boston, and Los Angeles. To date, the company’s entry into metropolitan markets appeared to be successful. Lowe’s planned to continue improving sales and margins through new merchandising, pricing strategies, and market-share gains, especially in the Northeast and West.3 Lowe’s stock was trading at around $37 a share, implying a total equity capitalization of $29 billion. Donald Trott, an analyst at Jefferies, had recently downgraded Lowe’s based on a forecast of a deflating housing-market bubble and a view that the company’s stock price was 2 3 Dan Wewer and Lisa Estabrooks, CIBC World Markets, 20 August 2002. Bear Stearns, 20 August 2002. -5- UVA-F-1403 high in price relative to that of Home Depot. Galeotafiore countered that Lowe’s had now shown it could compete effectively with Home Depot. She justified the Lowe’s valuation with an expectation of ongoing improvement in sales and gross margins. Lowe’s is gaining market share in the appliance category, and its transition into major metropolitan areas (which will likely comprise the bulk of the company’s expansion in the next years) is yielding solid results. Alongside the positive sales trends, the homebuilding supplier’s bottom line is also being boosted by margin expansion, bolstered, in part, by lower inventory costs and product-mix improvements. Galeotafiore’s financial forecast for Home Depot and Lowe’s would go to print next week. She based her forecasts on a review of historical performance, an analysis of trends and ongoing changes in the industry and the macro economy, and a detailed understanding of corporate strategy. She had completed a first-pass financial forecast for Home Depot and was in the process of developing her forecast for Lowe’s. She estimated the cost of capital for Home Depot and Lowe’s to be 12.3% and 11.6%, respectively (see Exhibit 3). Exhibits 4 and 5 provide historical financial statements for Home Depot and Lowe’s. Exhibit 6 details the historical and forecast values for Value Line’s macroeconomic-indicator series. Exhibits 7 and 8 feature Galeotafiore’s first-pass historical ratio analysis and financial forecast for Home Depot. -6- UVA-F-1403 Exhibit 1 VALUE LINE PUBLISHING, OCTOBER 2002 Sales Figures for Retail-Building-Supply Industry (in billions of dollars) Sales Hardware Home centers Lumber Total market 1997 22.8 64.5 51.5 138.8 Share of Market Home Depot, Inc. Lowe’s Companies TruServe Corp. Menard, Inc. Source: Economist Intelligence Unit. 1998 1999 2000 149.5 159.7 168.0 2001 26.2 89.0 59.0 174.2 2001 22.9% 10.8% 2.9% 1.5% 2002E 26.2 91.9 60.1 178.2 2006E 26.0 102.0 66.0 194.0 -7- UVA-F-1403 Exhibit 2 VALUE LINE PUBLISHING, OCTOBER 2002 Historical Company Performance Fiscal Year 1998 1999 1997 2000 2001 Home Depot Number of stores* Sq. footage (millions) Number of transactions (millions) Number of employees Shares outstanding (millions) Earnings per share Avg. annual price-earnings ratio 624 66 550 124,400 2,196 $0.52 30.8 761 81 665 156,700 2,213 $0.71 40.1 930 100 797 201,400 2,304 $1.00 45.8 1,134 123 937 227,300 2,324 $1.10 46.6 1,333 146 1,091 256,300 2,346 $1.29 35.6 Lowe’s Number of stores Sq. footage (millions) Number of transactions (millions) Number of employees Shares outstanding (millions) Earnings per share Avg. annual price-earnings ratio 477 40 231 64,070 701 $0.51 19.5 520 48 268 72,715 705 $0.68 28.2 576 57 299 86,160 765 $0.90 30.1 650 68 342 94,601 766 $1.06 22.0 744 81 395 108,317 776 $1.30 27.5 *Excludes Apex Supply, Georgia Lighting, Maintenance Warehouse, Your “Other” Warehouse, and National Blinds. Cumulative Stock Returns Index The Home Depot Source: Created by case writer. Lowe's S&P500 Sep-02 May-02 Jan-02 Sep-01 May-01 Jan-01 Sep-00 May-00 Jan-00 Sep-99 May-99 Jan-99 Sep-98 May-98 Jan-98 Sep-97 May-97 Jan-97 7 6 5 4 3 2 1 0 -8- UVA-F-1403 Exhibit 3 VALUE LINE PUBLISHING, OCTOBER 2002 Cost of Capital Calculation Current yield on long-term U.S. Treasuries Historical market-risk premium 4.8% 5.5% Home Depot Proportion of debt capital (market value) Cost of debt (current yields of Aaa-rated debt) Marginal tax rate Cost of equity (beta = 1.4) Weighted average cost of capital 2% 6.8% 38.6% 12.5% 12.3% Lowe’s Proportion of debt capital (market value) Cost of debt (current yields of Aa-rated debt) Marginal tax rate Cost of equity (beta = 1.4) Weighted average cost of capital 12% 7.3% 37.0% 12.5% 11.6% -9- UVA-F-1403 Exhibit 4 VALUE LINE PUBLISHING, OCTOBER 2002 Financial Statements for Home Depot ($ millions) 1997 1998 Fiscal Year 1999 2000 2001 INCOME STATEMENT Sales Cost of sales Gross profit Cash operating expenses* Depreciation & amortization EBIT Nonrecurring expenses Net interest expense EBT Income taxes Net earnings 24,156 17,092 7,064 4,885 283 1,896 0 -2 1,898 738 1,160 30,219 21,241 8,978 5,935 373 2,670 0 16 2,654 1,040 1,614 38,434 26,560 11,874 7,603 463 3,808 0 4 3,804 1,484 2,320 45,738 31,456 14,282 9,490 601 4,191 0 -26 4,217 1,636 2,581 53,553 36,642 16,911 11,215 764 4,932 0 -25 4,957 1,913 3,044 BALANCE SHEET Cash and ST investments Accounts receivable Merchandise inventory Other current assets Total current assets Net property and equipment Other assets Total assets 174 556 3,602 128 4,460 6,509 260 11,229 62 469 4,293 109 4,933 8,160 372 13,465 170 587 5,489 144 6,390 10,227 464 17,081 177 835 6,556 209 7,777 13,068 540 21,385 2,546 920 6,725 170 10,361 15,375 658 26,394 1,358 312 0 8 778 2,456 1,303 78 178 116 7,098 11,229 1,586 395 0 14 862 2,857 1,566 85 208 9 8,740 13,465 1,993 541 0 29 1,093 3,656 750 87 237 10 12,341 17,081 1,976 627 0 4 1,778 4,385 1,545 195 245 11 15,004 21,385 3,436 717 0 5 2,343 6,501 1,250 189 372 0 18,082 26,394 Accounts payable Accrued salaries and wages Short-term borrowings Current maturities of long-term debt Other current liabilities Current liabilities Long-term debt Deferred income taxes Other long-term liabilities Minority interest Shareholders’ equity Total liab. and owner’s equity *Includes operating-lease payments of $262 million in 1997, $321 million in 1998, $389 million in 1999, $479 million in 2000, and $522 million in 2001. -10- UVA-F-1403 Exhibit 5 VALUE LINE PUBLISHING, OCTOBER 2002 Financial Statements for Lowe’s ($ millions) 1997 1998 Fiscal Year 1999 2000 2001 INCOME STATEMENT Sales Cost of sales Gross profit Cash operating expenses* Depreciation & amortization EBIT Nonrecurring expenses Net interest expense EBT Income taxes Net earnings 10,137 7,447 2,690 1,825 241 624 0 66 559 201 357 12,245 8,950 3,295 2,189 272 833 0 75 758 276 482 15,906 11,525 4,381 2,870 338 1,172 24 85 1,063 390 673 18,779 13,488 5,291 3,479 410 1,402 0 121 1,281 472 810 22,111 15,743 6,368 4,036 534 1,798 0 173 1,625 601 1,024 BALANCE SHEET Cash and ST investments Accounts receivable Merchandise inventory Other current assets Total current assets Net property and equipment Other assets Total assets 211 118 1,715 65 2,110 3,005 104 5,219 243 144 2,105 94 2,586 3,637 122 6,345 569 148 2,812 164 3,693 5,177 142 9,012 469 161 3,285 243 4,157 7,035 166 11,358 853 166 3,611 291 4,920 8,653 162 13,736 969 83 98 12 286 1,449 1,046 124 0 0 2,601 5,219 1,133 113 92 99 328 1,765 1,283 160 0 0 3,136 6,345 1,567 164 92 60 503 2,386 1,727 200 4 0 4,695 9,012 1,714 166 250 42 738 2,911 2,698 251 3 0 5,495 11,358 1,715 221 100 59 922 3,017 3,734 305 6 0 6,674 13,736 Accounts payable Accrued salaries and wages Short-term borrowings Current maturities of long-term debt Other current liabilities Current liabilities Long-term debt Deferred income taxes Other long-term liabilities Minority interest Shareholders’ equity Total liab. and owner’s equity *Includes operating-lease payments of $59 million in 1997, $89 million in 1998, $144 million in 1999, $162 million in 2000, and $188 million in 2001. -11- UVA-F-1403 Exhibit 6 VALUE LINE PUBLISHING, OCTOBER 2002 Value Line Economic Series Annual Statistics Gross domestic product ($ bill.) Real GDP (1996 chained $ bill.) Total consumption ($ bill.) Nonresidential fixed investment ($ bill.) 1997 8318 8159 5424 1009 1998 8782 8509 5684 1136 1999 9274 8859 5965 1228 2000 2001 9825 10082 9191 9215 6224 6377 1324 1255 Industrial prod. (% change, annualized) Housing starts (mill. units) Unit car sales (mill. units) Personal savings rate (%) National unemployment rate (%) 6.9 1.47 8.3 4.2 4.9 5.1 1.62 8.1 4.7 4.5 3.7 1.65 8.7 2.7 4.2 4.5 1.57 8.9 2.8 4.0 -3.7 1.60 8.4 2.3 4.8 3.8 1.66 8.2 3.5 5.9 5.3 1.59 8.3 3.4 5.9 4.0 1.63 8.0 1.5 5.0 AAA corp. bond rate (%) 10-Year Treasury note rate (%) 3-Month Treasury bill rate (%) 7.3 6.4 5.1 6.5 5.3 4.8 7.0 5.6 4.6 7.6 6.0 5.8 7.1 5.0 3.4 6.4 4.8 1.7 6.4 5.1 2.4 7.3 6.2 4.5 Annual Rates of Change Real GDP GDP price index Consumer price index 4.4 1.9 2.3 4.3 1.2 1.5 4.1 1.4 2.2 3.8 2.1 3.4 0.3 2.4 2.8 2.3 1.7 2.3 3.2 2.5 2.5 3.8 2.6 2.8 Quarterly Annualized Rates Gross domestic product ($ bill.) Real GDP (1996 chained $ bill.) Total consumption ($ bill.) Nonresidential fixed investment ($ bill.) Industrial production (% change, annualized) Housing starts (mill. units) Unit car sales (mill. units) *Estimated. Source: Value Line Publishing. 1st 10313 9363 6514 1188 2.6 1.73 7.9 2002 2nd* 3rd* 4th* 103070 10475 10600 9388 9446 9516 6544 6608 6641 1184 1190 1199 4.6 1.66 8.1 3.0 1.65 8.4 5.0 1.60 8.2 2002* 10440 9428 6577 1190 1st* 10756 9598 6691 1222 5.5 1.57 8.2 2003*2005–2007* 10984 13255 9728 10827 6772 7457 1266 1625 2003 2nd* 3rd* 10901 11060 9681 9770 6748 6798 1249 1279 5.5 1.58 8.2 5.0 1.60 8.3 4th* 1127 9861 6849 1315 5.0 1.60 8.4 -12- UVA-F-1403 Exhibit 7 VALUE LINE PUBLISHING, OCTOBER 2002 Ratio Analysis for Home Depot 1997 Working capital (CA-NIBCL*) Fixed assets Total capital Tax rate NOPAT (EBIT × (1 − t)) Fiscal Year 1998 1999 2000 2001 2,012 6,769 8,781 38.9% 1,158 2,090 8,532 10,622 39.2% 1,623 2,763 10,691 13,454 39.0% 2,323 3,396 13,608 17,004 38.8% 2,565 3,865 16,033 19,898 38.6% 3,028 PROFITABILITY Return on capital (NOPAT/total capital) Return on equity (net earnings/s. equity) 13.2% 16.3% 15.3% 18.5% 17.3% 18.8% 15.1% 17.2% 15.2% 16.8% MARGINS Gross margin (gross profit/sales) Cash operating expenses/sales Depreciation/sales Depreciation/P&E Operating margin (EBIT/sales) NOPAT margin (NOPAT/sales) 29.2% 20.2% 1.2% 4.3% 7.8% 4.8% 29.7% 19.6% 1.2% 4.6% 8.8% 5.4% 30.9% 19.8% 1.2% 4.5% 9.9% 6.0% 31.2% 20.7% 1.3% 4.6% 9.2% 5.6% 31.6% 20.9% 1.4% 5.0% 9.2% 5.7% 2.8 3.7 12.0 43.4 4.7 38.7 366.0 43.9 2.8 3.7 14.5 64.4 4.9 39.7 373.1 45.4 2.9 3.8 13.9 65.5 4.8 41.3 384.3 48.2 2.7 3.5 13.5 54.8 4.8 40.3 371.9 48.8 2.7 3.5 13.9 58.2 5.4 40.2 366.8 49.1 25.1% 2.6% 22.0% 0.6% 27.2% 4.1% 22.2% 1.0% 19.0% -2.4% 21.9% 0.9% 17.1% -0.4% 17.5% 1.0% 1.22 1.09 1.13 1.10 TURNOVER Total capital turnover (sales/total capital) P&E turnover (sales/P&E) Working-capital turnover (sales/WC) Receivable turnover (sales/AR) Inventory turnover (COGS/m. inventory) Sales per store ($ millions) Sales per sq. foot ($) Sales per transaction ($) GROWTH Total sales growth Sales growth for existing stores Growth in new stores Growth in sq. footage per store LEVERAGE Total capital/equity *Non-interest-bearing current liabilities. 1.24 -13- UVA-F-1403 Exhibit 8 VALUE LINE PUBLISHING, OCTOBER 2002 Financial Forecast for Home Depot ASSUMPTIONS Growth in new stores Sales growth for existing stores Total sales growth Gross margin Cash operating expenses/sales Depreciation/sales Income-tax rate Cash & ST inv./sales Receivable turnover Inventory turnover P&E turnover Payables/COGS Other curr. liab./sales FORECAST Number of stores Net sales Cost of sales Gross profit Cash operating expenses Depreciation & amortization EBIT NOPAT Cash and ST investments Accounts receivable Merchandise inventory Other current assets Total current assets Accounts payable Accrued salaries and wages Other current liabilities Non-int.-bearing current liab. Working capital Net property and equipment Other assets Total capital Return on capital 2001 17.5% -0.4% 17.1% 2002E 15.0% 3.0% 18.0% Fiscal Year 2003E 2004E 13.2% 9.0% 4.0% 8.3% 17.2% 17.3% 2005E 7.0% 8.3% 15.3% 2006E 5.5% 8.3% 13.8% 31.6% 20.9% 1.4% 38.6% 32.0% 21.0% 1.4% 37.6% 32.3% 20.7% 1.4% 37.5% 32.4% 20.8% 1.4% 37.5% 32.5% 20.5% 1.4% 37.5% 32.5% 20.5% 1.4% 37.5% 4.8% 58.2 5.4 3.5 9.4% 4.4% 5.0% 55.0 5.3 3.3 9.4% 4.4% 5.0% 53.0 5.1 3.3 9.4% 4.4% 5.1% 52.0 5.0 3.3 9.4% 4.4% 5.3% 50.0 4.7 3.3 9.4% 4.4% 5.3% 50.0 4.7 3.3 9.4% 4.4% 1,333 53,553 36,642 16,911 11,215 764 4,932 3,028 1,533 63,195 42,972 20,222 13,271 902 6,050 3,775 1,735 74,049 50,131 23,918 15,328 1,056 7,533 4,708 1,891 86,860 58,717 28,143 18,067 1,239 8,837 5,523 2,024 100,149 67,601 32,549 20,531 1,429 10,589 6,618 2,135 114,000 76,950 37,050 23,370 1,626 12,054 7,534 2,546 920 6,725 170 10,361 3,436 717 2,348 6,501 3,860 15,375 658 19,893 15.2% 3,160 1,149 8,170 170 12,648 4,030 717 2,765 7,511 5,137 19,150 658 24,945 15.1% 3,702 1,397 9,868 170 15,138 4,701 717 3,240 8,658 6,480 22,439 658 29,578 15.9% 4,430 1,670 11,743 170 18,014 5,506 717 3,800 10,023 7,990 26,321 658 34,970 15.8% 5,308 2,003 14,383 170 21,864 6,339 717 4,382 11,438 10,426 30,348 658 41,433 16.0% 6,042 2,280 16,372 170 24,864 7,216 717 4,988 12,920 11,944 34,545 658 47,147 16.0%