Duff & Phelps Investment Management Co.
In its 13F for Q1 2024 (holdings as of March 31, 2024, filed May 14, 2024), Duff & Phelps Investment Management Co. reported 249 stock positions worth $8.4 billion. Its top holding was Prologis (PLD) at 4.4% of the portfolio, followed by Weyerhaeuser (WY, 3.0%) and Equinix (EQIX, 2.9%). Compared with Q4 2023, it opened 10 new positions, sold out of 9, added to 146 and reduced 61. The biggest buy was Weyerhaeuser (WY, shares +1482%) and the biggest sale an exit from Welltower (WELL).
- Most Recent 13F
- Q2 2026
- Location
- CHICAGO, IL
- CIK
- 0000765443
- Portfolio Value
- $8.4B (Q1 2024)
- SEC Filing
- 0001140361-24-025991 ↗ filed May 14, 2024
Holdings Value
Holdings 249 stocks · $8.4B
| PLD Prologis Inc. | 4.41% | 2,830,298 | $368.6M | Reduce -1.3% |
| WY Weyerhaeuser Co. | 2.97% | 2,828,477 | $248.1M | Add +1481.8% |
| EQIX Equinix Inc. | 2.90% | 293,549 | $242.3M | Reduce -21.0% |
| AMT American Tower Corp. | 2.35% | 992,506 | $196.1M | Reduce -2.7% |
| PSA Public Storage | 2.15% | 617,555 | $179.1M | Add +7.5% |
| DLR Digital Realty Trust Inc. | 1.93% | 1,116,525 | $160.8M | Reduce -24.6% |
| NEE Nextera Energy Inc. | 1.93% | 2,515,868 | $160.8M | Add +25.1% |
| AVB Avalonbay Communities Inc. | 1.91% | 859,847 | $159.6M | Add +70.0% |
| SRE Sempra | 1.78% | 2,069,532 | $148.7M | Reduce -1.5% |
| CNP Centerpoint Energy Inc. | 1.76% | 5,152,875 | $146.8M | Reduce -4.6% |
| O Realty Income Corp. | 1.73% | 2,673,233 | $144.6M | Reduce -1.6% |
| VTR Ventas Inc. | 1.64% | 3,141,490 | $136.8M | Reduce -0.3% |
| LNG Cheniere Energy Inc. | 1.61% | 835,697 | $134.8M | Add +4.7% |
| SO The Southern Co. | 1.61% | 1,872,745 | $134.4M | Add +17.8% |
| SPG Simon Property Group Inc. | 1.57% | 839,146 | $131.3M | Add +9.9% |
| AEE Ameren Corporation | 1.56% | 1,759,386 | $130.1M | Reduce -0.3% |
| AMH American Homes 4 Rent- A | 1.50% | 3,394,617 | $124.9M | Add +0.4% |
| CMS CMS Energy Corp. | 1.46% | 2,017,775 | $121.8M | Reduce -7.3% |
| ATO Atmos Energy Corp. | 1.45% | 1,019,579 | $121.2M | Add +0.0% |
| XEL Xcel Energy Inc. | 1.41% | 2,183,548 | $117.4M | Add +5.6% |
| NI Nisource Inc. | 1.36% | 4,095,886 | $113.3M | Add +0.0% |
| REXR Rexford Industrial Realty Inc. | 1.29% | 2,145,878 | $107.9M | Add +8.5% |
| BRX Brixmor Property Group Inc. | 1.29% | 4,590,898 | $107.7M | Add +4.5% |
| WTRG Essential Utilities Inc. | 1.25% | 2,808,723 | $104.1M | Reduce -8.5% |
| PEG Public Service Enterprise GP | 1.25% | 1,557,320 | $104.0M | Reduce -14.5% |
| TRGP Targa Resources Corp. | 1.24% | 923,485 | $103.4M | Reduce -21.5% |
| CCI Crown Castle Inc. | 1.23% | 968,602 | $102.5M | Add +0.0% |
| LNT Alliant Energy Corp. | 1.23% | 2,030,300 | $102.3M | Reduce -0.6% |
| DTE DTE Energy Company | 1.22% | 906,516 | $101.7M | Add +0.0% |
| CUBE Cubesmart | 1.20% | 2,223,554 | $100.5M | Reduce -16.1% |
| WEC WEC Energy Group Inc. | 1.15% | 1,164,490 | $95.6M | Reduce -5.1% |
| SUI Sun Communities Inc. filed as SUN CMNTYS INC | 1.11% | 723,146 | $93.0M | Reduce -38.1% |
| WMB Williams Cos Inc. | 1.09% | 2,345,662 | $91.4M | Add +0.3% |
| KIM Kimco Realty Corp. | 1.06% | 4,509,154 | $88.4M | Add +1217.5% |
| ITOT iShares Core S&P Total U.S. | 1.05% | 757,615 | $87.4M | No change |
| AIRC Apartment Income REIT Co. | 1.04% | 2,681,444 | $87.1M | Add +9.7% |
| ETR Entergy Corp. | 1.04% | 818,254 | $86.5M | Add +7.2% |
| OKE Oneok Inc. | 1.00% | 1,042,055 | $83.5M | Add +50.3% |
| ET Energy Transfer LP | 0.94% | 4,998,412 | $78.6M | Reduce -0.4% |
| AWK American Water Works Co. Inc. | 0.92% | 631,593 | $77.2M | Reduce -17.1% |
| MPLX MPLX LP | 0.92% | 1,842,693 | $76.6M | Reduce -6.8% |
| EPD Enterprise Products Partners | 0.91% | 2,612,842 | $76.2M | Add +3.3% |
| REG Regency Centers Corp. | 0.88% | 1,215,696 | $73.6M | Reduce -3.8% |
| EVRG Evergy Inc. | 0.87% | 1,368,356 | $73.0M | Add +13.2% |
| IRM Iron Mountain Inc. filed as IRON MTN INC DEL | 0.86% | 895,705 | $71.8M | Add +1497.5% |
| OGE Oge Energy Corp. | 0.82% | 2,005,300 | $68.8M | Reduce -14.3% |
| PBA Pembina Pipeline Corp. | 0.79% | 1,868,276 | $66.0M | Add +20.0% |
| D Dominion Energy Inc. | 0.79% | 1,341,658 | $66.0M | Reduce -0.1% |
| XYL Xylem Inc. | 0.77% | 498,842 | $64.5M | Reduce -9.7% |
| MAA Mid-America Apartment Comm | 0.75% | 477,180 | $62.8M | Reduce -2.7% |
| ES Eversource Energy | 0.74% | 1,029,802 | $61.6M | Add +12.3% |
| AEP American Electric Power | 0.73% | 712,490 | $61.3M | Reduce -32.8% |
| VICI Vici Properties Inc. filed as VICI PPTYS INC | 0.71% | 1,979,110 | $59.0M | Reduce -43.0% |
| VZ Verizon Communications Inc. | 0.70% | 1,387,967 | $58.2M | Add +0.1% |
| T AT&T Inc. | 0.67% | 3,161,897 | $55.6M | Add +8.1% |
| COLD Americold Realty Trust Inc. | 0.61% | 2,060,165 | $51.3M | Add +102.9% |
| RHP Ryman Hospitality Properties | 0.61% | 442,319 | $51.1M | Add +0.4% |
| PPL PPL Corp. | 0.61% | 1,845,116 | $50.8M | Add +248.0% |
| CMCSA Comcast Corp. Class A | 0.59% | 1,135,607 | $49.2M | Add +0.1% |
| ENB Enbridge Inc. | 0.58% | 1,342,674 | $48.6M | Reduce -20.3% |
| SR Spire Inc. | 0.57% | 776,340 | $47.6M | No change |
| BXP BXP Inc. filed as BOSTON PROPERTIES INC | 0.57% | 723,865 | $47.3M | New |
| PNW Pinnacle West Capital | 0.56% | 624,930 | $46.7M | No change |
| PAA Plains All Amer Pipeline LP | 0.54% | 2,589,900 | $45.5M | No change |
| FE Firstenergy Corp. | 0.53% | 1,138,500 | $44.0M | No change |
| VTI VG Morningstar TS MKT ETF-US | 0.48% | 154,480 | $40.1M | Add +0.2% |
| VNO Vornado Realty Trust | 0.47% | 1,360,425 | $39.1M | New |
| FTS Fortis Inc. | 0.47% | 981,900 | $38.8M | No change |
| TU Telus Corp. | 0.45% | 2,349,500 | $37.6M | No change |
| NJR New Jersey Resources Corp. | 0.45% | 875,590 | $37.6M | No change |
| OGS One Gas Inc. | 0.45% | 576,000 | $37.2M | No change |
| BCE Bce Inc. | 0.43% | 1,065,865 | $36.2M | No change |
| TRP TC Energy Corp. | 0.43% | 886,000 | $35.6M | No change |
| PCG P G & E Corp. | 0.42% | 2,106,700 | $35.3M | Reduce -26.1% |
| ECL Ecolab Inc. | 0.39% | 140,595 | $32.5M | Add +13.2% |
| CNM Core & Main Inc. Class A | 0.39% | 565,719 | $32.4M | Reduce -5.6% |
| SBRA Sabra Health Care REIT Inc. | 0.39% | 2,176,455 | $32.1M | Add +3.6% |
| UNP Union Pacific Corp. | 0.38% | 129,991 | $32.0M | Add +0.3% |
| TTEK Tetra Tech Inc. | 0.37% | 169,238 | $31.3M | Add +5.9% |
| KMI Kinder Morgan Inc. | 0.37% | 1,698,198 | $31.1M | Add +32.0% |
| VEA Vanguard Ftse Developed ETF | 0.37% | 620,470 | $31.1M | No change |
| HST Host Hotels & Resorts Inc. | 0.37% | 1,488,537 | $30.8M | Add +3.5% |
| PNR Pentair PLC | 0.37% | 357,719 | $30.6M | Add +138.6% |
| CUZ Cousins Properties Inc. | 0.36% | 1,259,561 | $30.3M | Add +9.2% |
| INVH Invitation Homes Inc. | 0.35% | 826,225 | $29.4M | Reduce -31.2% |
| NWN Northwest Natural Holding Co. | 0.35% | 779,470 | $29.0M | No change |
| ARE Alexandria Real Estate Equit | 0.34% | 222,534 | $28.7M | Reduce -61.6% |
| IJJ iShares S&P Mid-Cap 400 Valu | 0.34% | 240,735 | $28.5M | No change |
| EIX Edison International | 0.34% | 400,262 | $28.3M | Add +9.1% |
| KEYUF Keyera Corp. | 0.32% | 1,031,314 | $26.6M | No change |
| IEX Idex Corp. | 0.29% | 99,916 | $24.4M | Add +55.1% |
| DUK Duke Energy Corp. | 0.29% | 252,058 | $24.4M | No change |
| SBS Cia Saneamento Basico DE-ADR filed as COMPANHIA DE SANEAMENTO BASI | 0.28% | 1,375,000 | $23.1M | No change |
| NSC Norfolk Southern Corp. | 0.28% | 90,449 | $23.1M | Reduce -13.6% |
| IWN iShares Russell 2000 Value E | 0.27% | 143,990 | $22.9M | No change |
| ENLC Enlink Midstream LLC | 0.27% | 1,660,631 | $22.7M | Add +0.5% |
| BKH Black Hills Corp. | 0.25% | 389,700 | $21.3M | No change |
| GLPI Gaming and Leisure Propertie | 0.25% | 454,800 | $21.0M | New |
| TMO Thermo Fisher Scientific Inc. | 0.25% | 35,958 | $20.9M | Add +0.4% |
| WMS Advanced Drainage Systems Inc. | 0.25% | 119,200 | $20.5M | No change |
Portfolio Sells Q4 2023 → Q1 2024
| WELL Welltower Inc. | Sold out | 0.00% | −2.28 |
| UDR Udr Inc. | Sold out | 0.00% | −0.81 |
| SUI Sun Communities Inc. | Reduce -38.1% | 1.11% | −0.77 |
| EQIX Equinix Inc. | Reduce -21.0% | 2.90% | −0.70 |
| VICI Vici Properties Inc. | Reduce -43.0% | 0.71% | −0.63 |
| VEU Vanguard Ftse All-World Ex-U | Sold out | 0.00% | −0.57 |
| SBAC SBA Communications Corp. | Reduce -79.7% | 0.12% | −0.56 |
| ARE Alexandria Real Estate Equit | Reduce -61.6% | 0.34% | −0.54 |
| DLR Digital Realty Trust Inc. | Reduce -24.6% | 1.93% | −0.47 |
| DTM DT Midstream Inc. | Reduce -99.0% | 0.00% | −0.44 |
| AMT American Tower Corp. | Reduce -2.7% | 2.35% | −0.30 |
| AEP American Electric Power | Reduce -32.8% | 0.73% | −0.30 |
| AWK American Water Works Co. Inc. | Reduce -17.1% | 0.92% | −0.29 |
| CUBE Cubesmart | Reduce -16.1% | 1.20% | −0.28 |
| VTR Ventas Inc. | Reduce -0.3% | 1.64% | −0.25 |
| DOC Healthpeak Properties Inc. | Reduce -58.5% | 0.15% | −0.23 |
| PCG P G & E Corp. | Reduce -26.1% | 0.42% | −0.20 |
| PLD Prologis Inc. | Reduce -1.3% | 4.41% | −0.19 |
| OGE Oge Energy Corp. | Reduce -14.3% | 0.82% | −0.16 |
| ENB Enbridge Inc. | Reduce -20.3% | 0.58% | −0.15 |
| O Realty Income Corp. | Reduce -1.6% | 1.73% | −0.15 |
| INVH Invitation Homes Inc. | Reduce -31.2% | 0.35% | −0.14 |
| REG Regency Centers Corp. | Reduce -3.8% | 0.88% | −0.14 |
| WES Western Midstream Partners L | Sold out | 0.00% | −0.13 |
| WTRG Essential Utilities Inc. | Reduce -8.5% | 1.25% | −0.13 |
| GLNG Golar LNG Ltd. | Sold out | 0.00% | −0.11 |
| SRE Sempra | Reduce -1.5% | 1.78% | −0.11 |
| CNP Centerpoint Energy Inc. | Reduce -4.6% | 1.76% | −0.10 |
| WEC WEC Energy Group Inc. | Reduce -5.1% | 1.15% | −0.10 |
| PEG Public Service Enterprise GP | Reduce -14.5% | 1.25% | −0.10 |
| CP Canadian Pacific Kansas City | Reduce -42.0% | 0.15% | −0.08 |
| HTO H2O America | Sold out | 0.00% | −0.08 |
| CMS CMS Energy Corp. | Reduce -7.3% | 1.46% | −0.06 |
| MAA Mid-America Apartment Comm | Reduce -2.7% | 0.75% | −0.04 |
| DHR Danaher Corp. | Reduce -22.0% | 0.20% | −0.04 |
| LNN Lindsay Corp. | Sold out | 0.00% | −0.04 |
| LNT Alliant Energy Corp. | Reduce -0.6% | 1.23% | −0.04 |
| EXR Extra Space Storage Inc. | Reduce -32.8% | 0.06% | −0.04 |
| STN Stantec Inc. | Reduce -13.9% | 0.23% | −0.03 |
| VLTO Veralto Corp. | Reduce -15.4% | 0.24% | −0.02 |
| NSC Norfolk Southern Corp. | Reduce -13.6% | 0.28% | −0.02 |
| EGP Eastgroup Properties Inc. | Reduce -54.3% | 0.01% | −0.02 |
| TRNO Terreno Realty Corp. | Reduce -54.0% | 0.01% | −0.01 |
| VMI Valmont Industries | Reduce -9.1% | 0.10% | −0.01 |
| ARRY Array Technologies Inc. | Sold out | 0.00% | −0.01 |
| ELS Equity Lifestyle Properties | Sold out | 0.00% | −0.01 |
| SEDG Solaredge Technologies Inc. | Reduce -1.8% | 0.00% | −0.00 |
| SHLS Shoals Technologies Group -A | Reduce -1.9% | 0.00% | −0.00 |
| DBA Invesco DB Agriculture Fund | Reduce -38.7% | 0.00% | −0.00 |
| HUBB Hubbell Inc. | Reduce -32.1% | 0.01% | −0.00 |
Portfolio Buys Q4 2023 → Q1 2024
| WY Weyerhaeuser Co. | Add +1481.8% | 2.97% | +2.90 |
| KIM Kimco Realty Corp. | Add +1217.5% | 1.06% | +0.97 |
| IRM Iron Mountain Inc. | Add +1497.5% | 0.86% | +0.81 |
| AVB Avalonbay Communities Inc. | Add +70.0% | 1.91% | +0.77 |
| BXP BXP Inc. | New | 0.57% | +0.57 |
| VNO Vornado Realty Trust | New | 0.47% | +0.47 |
| NEE Nextera Energy Inc. | Add +25.1% | 1.93% | +0.45 |
| PPL PPL Corp. | Add +248.0% | 0.61% | +0.44 |
| OKE Oneok Inc. | Add +50.3% | 1.00% | +0.41 |
| SO The Southern Co. | Add +17.8% | 1.61% | +0.27 |
| SPG Simon Property Group Inc. | Add +9.9% | 1.57% | +0.26 |
| GLPI Gaming and Leisure Propertie | New | 0.25% | +0.25 |
| COLD Americold Realty Trust Inc. | Add +102.9% | 0.61% | +0.24 |
| PNR Pentair PLC | Add +138.6% | 0.37% | +0.23 |
| CSX CSX Corp. | Add +378.4% | 0.24% | +0.19 |
| PBA Pembina Pipeline Corp. | Add +20.0% | 0.79% | +0.14 |
| IEX Idex Corp. | Add +55.1% | 0.29% | +0.12 |
| VLO Valero Energy Corp. | Add +1029.2% | 0.13% | +0.12 |
| EVRG Evergy Inc. | Add +13.2% | 0.87% | +0.12 |
| WMB Williams Cos Inc. | Add +0.3% | 1.09% | +0.11 |
| MPC Marathon Petroleum Corp. | Add +737.1% | 0.12% | +0.11 |
| EPD Enterprise Products Partners | Add +3.3% | 0.91% | +0.11 |
| GFL GFL Environmental Inc.-Sub VT | New | 0.11% | +0.11 |
| ETR Entergy Corp. | Add +7.2% | 1.04% | +0.11 |
| KMI Kinder Morgan Inc. | Add +32.0% | 0.37% | +0.10 |
| ECL Ecolab Inc. | Add +13.2% | 0.39% | +0.09 |
| T AT&T Inc. | Add +8.1% | 0.67% | +0.08 |
| WTS Watts Water Technologies-A | New | 0.07% | +0.07 |
| VZ Verizon Communications Inc. | Add +0.1% | 0.70% | +0.07 |
| BRX Brixmor Property Group Inc. | Add +4.5% | 1.29% | +0.06 |
| FERG Ferguson Jersey Ltd. | Add +29.0% | 0.19% | +0.06 |
| ES Eversource Energy | Add +12.3% | 0.74% | +0.06 |
| TTEK Tetra Tech Inc. | Add +5.9% | 0.37% | +0.05 |
| NI Nisource Inc. | Add +0.0% | 1.36% | +0.05 |
| VTI VG Morningstar TS MKT ETF-US | Add +0.2% | 0.48% | +0.04 |
| META Meta Platforms Inc. Class A | Add +1.1% | 0.15% | +0.04 |
| PSA Public Storage | Add +7.5% | 2.15% | +0.04 |
| AMH American Homes 4 Rent- A | Add +0.4% | 1.50% | +0.03 |
| HST Host Hotels & Resorts Inc. | Add +3.5% | 0.37% | +0.03 |
| ENLC Enlink Midstream LLC | Add +0.5% | 0.27% | +0.03 |
| ATO Atmos Energy Corp. | Add +0.0% | 1.45% | +0.03 |
| RHP Ryman Hospitality Properties | Add +0.4% | 0.61% | +0.03 |
| ACM Aecom | Add +14.7% | 0.16% | +0.03 |
| CUZ Cousins Properties Inc. | Add +9.2% | 0.36% | +0.02 |
| SBRA Sabra Health Care REIT Inc. | Add +3.6% | 0.39% | +0.02 |
| EIX Edison International | Add +9.1% | 0.34% | +0.02 |
| LLY Eli Lilly & Co. | Add +3.3% | 0.09% | +0.02 |
| TMO Thermo Fisher Scientific Inc. | Add +0.4% | 0.25% | +0.02 |
| AIRC Apartment Income REIT Co. | Add +9.7% | 1.04% | +0.02 |
| AVGO Broadcom Inc. | Add +3.4% | 0.08% | +0.01 |
All Filings
| Quarter | Positions | 13F Reported Value | Top Holdings |
|---|---|---|---|
| Q2 2026Amended | 161 | $10.6B | WELL, EQIX, PLD, DLR, VTR |
| Q1 2026Amended | 148 | $9.6B | WELL, EQIX, PLD, DLR, VTR |
| Q4 2025 | 146 | $8.8B | WELL, PLD, EQIX, DLR, VTR |
| Q3 2025 | 151 | $8.8B | WELL, EQIX, PLD, DLR, SRE |
| Q2 2025 | 154 | $8.5B | WELL, EQIX, PLD, DLR, AMT |
| Q1 2025 | 153 | $8.5B | WELL, PLD, EQIX, DLR, VTR |
| Q4 2024 | 156 | $8.4B | EQIX, WELL, PLD, DLR, AVB |
| Q3 2024 | 156 | $8.7B | EQIX, PLD, WELL, AMT, DLR |
| Q2 2024 | 229 | $7.8B | PLD, EQIX, WELL, AMT, AVB |
| Q1 2024 | 249 | $8.4B | PLD, WY, EQIX, AMT, PSA |