How do I calculate "Average Operating Assets"? Please see below the balance sheet and Statement of Income. Consolidated Balance Sheets - USD ($) $ in Thousands	Dec. 31, 2015	Dec. 31, 2014	Dec. 31, 2013
ASSETS
Cash and cash equivalents	$ 188,912	$ 152,467	$31,481
Real estate facilities, at cost:
Land	793,569	793,569	781,541
Buildings and improvements	2,215,515	2,182,993	2,152,178
Gross real estate investment property	3,009,084	2,976,562	2,933,719
Accumulated depreciation	(1,082,603)	(991,497)	(918,202)
Net real estate investment property	1,926,481	1,985,065	2,015,517
Properties held for disposition, net		25,937	124,883
Land and building held for development	6,081	24,442	22,253
Total real estate investments	1,932,562	2,035,444	2,162,653
Investment in unconsolidated joint venture	26,736	0	0
Rent receivable, net	2,234	2,838	5,248
Deferred rent receivable, net	28,327	26,050	25,903
Other assets	7,887	10,315	13,274
Total assets	2,186,658	2,227,114	2,238,559
LIABILITIES AND EQUITY
Accrued and other liabilities	76,059	68,905	73,919
Mortgage note payable	250,000	250,000	250,000
Total liabilities	$ 326,059	$ 318,905	323,919
Commitments and contingencies
PS Business Parks, Inc.'s shareholders' equity:
Preferred stock, $0.01 par value, 50,000,000 shares authorized, 36,800 and 39,800, 39,800 shares issued and outstanding at December 31, 2015, 2014, and 2013 respectively	$ 920,000	$ 995,000	$ 995,000
Common stock, $0.01 par value, 100,000,000 shares authorized, 27,034,073, 26,919,161, and 26,849,822 shares issued and outstanding at December 31, 2015, 2014, and 2013 respectively	269	268	267
Paid-in capital	722,009	709,008	699,314
Cumulative net income	1,375,421	1,244,946	1,070,975
Cumulative distributions	(1,357,203)	(1,235,941)	-1,047,615
Total PS Business Parks, Inc.'s shareholders' equity	1,660,496	1,713,281	1,717,941
Noncontrolling interests:
Common units	200,103	194,928	196,699
Total noncontrolling interests	200,103	194,928	196,699
Total equity	1,860,599	1,908,209	1,914,640
Total liabilities and equity	$ 2,186,658	$ 2,227,114	$2,238,559
Consolidated Statements Of Income - USD ($) shares in Thousands, $ in Thousands	12 Months Ended
	Dec. 31, 2015	Dec. 31, 2014	Dec. 31, 2013
Revenues:
Rental income	$ 373,135	$ 376,255	$ 359,246
Facility management fees	540	660	639
Total operating revenues	373,675	376,915	359,885
Expenses:
Cost of operations	121,224	127,371.00	114,831
Depreciation and amortization	105,394	110,357	108,917
General and administrative	13,582	13,639	5,312
Total operating expenses	240,200	251,367	229,060
Other income and (expense):
Interest and other income	590	372	1,485
Interest and other expense	(13,330)	(13,593)	(16,166)
Total other income and (expense)	(12,740)	(13,221)	(14,681)
Gain on sale of real estate facilities	28,235	92,373	0
Income Taxes *As a REIT, the Company is not subject to federal income tax	0	0	0
Net income	148,970	204,700	116,144
Net income allocable to noncontrolling interests:
Noncontrolling interests - common units	18,495	30,729	12,952
Total net income allocable to noncontrolling interests	18,495	30,729	12,952
Net income allocable to PS Business Parks, Inc.:
Preferred shareholders	61,885	60,488	59,216
Restricted stock unit holders	299	329	125
Common shareholders	68,291	113,154	43,851
Total net income allocable to PS Business Parks, Inc.	130,475	173,971	103,192
Net income	$ 148,970	$ 204,700	$ 116,144
Diluted Earnings per common share:
Basic	$ 2.53	$ 4.21
Diluted	$ 2.52	$ 4.19
Weighted average common shares outstanding:
Basic	26,973	26,899
Diluted	27,051	27,000
Distributions paid to preferred shareholders	$ 59,398	60,488
Market Price per share Common	$ 246.06	$ 179.06
Dividends per common share	$ 6.50	$ 5.60
	2015	2014
Net Profit Margin	34.92%	46.16%		1	1
Average Total Assets	2206886	2232836.5		1	1
Total Asset Turnover	0.17	0.17		1	1
Return on Assets	5.91%	7.79%		1	1
Dupont Return on Assets	5.91%	7.79%		1	1
Operating Income	133,475	125,548		1	1
Operataing Income Margin	35.72%	33.31%		1	1
Average Operating Assets				0	0
Operating Asset Turnover				0	0
Return on Operating Assets				0	0
Average Longterm Liabilities				0	0
Average Total Equity				0	0
Return on Investment				0	0
Return on Total Equity				0	0
Chapter 9	2015	2014
Earnings Per Share				0	0
Price/Earnings				0	0
Dividend Payout				0	0
Dividend Yield				0	0
Book Value Per Share				0	0
				Total	37%