Commercial real estate play Boston Properties (BXP) first discussed here on June 11, 2009, at a price of $48.89, remains in an uptrend, and I obviously still like the business model at this stage.

Boston Properties is a commercial real estate survivor -- no modest achievement, given the nation's deep 2007-2009 economic downturn. Boston Properties' high-quality portfolio, combined with the fact that only about 7% of its leased space is set to expire by the end of 2011, limits the company's exposure to leases renewed at lower rates.

Analyst Upgrades

• Goldman upgraded Reliance Steel (RS) to buy from neutral and The Buckle (BKE) to neutral from sell.
• RAM Energy (RAME) was upgraded to outperform from market perform at Rodman & Renshaw.
• RBC Capital upgraded H&E Equipment (HEES) and Cameco (CCJ) to outperform from sector perform, and Denison Mines (DNN) to sector perform from underperform.
• Alexandria Real Estate (ARE) was upgraded to overweight from neutral at JPMorgan.
• Investment Technology (ITG) was upgraded to outperform from neutral at Wedbush.

"Last March, we featured some counterintuitive advice to buy REITs; that basket of stocks has since doubled in value," notes income specialist Roger Conrad.

The contributing editor to Personal Finance explains, "And while our favorite REITs may not be as cheap as they were 18 months ago, they do offer generous payouts that won't be affected if the Bush tax cuts sunset.

"Not only did our favorite REITs pass the toughest stress test in decades, but they also operate in attractive localities and are flush with cash thanks to recovering equity values and attractive borrowing rates.

I first discussed Boston Properties (BXP) here on June 11, 2009, at a price of $48.89, and the commercial real estate play is still laying the foundation for success.

Just put Boston Properties in the category of a commercial real estate survivor -- no modest achievement, given the nation's recent, deep economic downturn. Boston Properties' high-quality portfolio, combined with the fact that only about 14% to 15% of Boston Properties' leased space is set to expire by the end of 2011, limits its exposure to leases renewed at lower rates.

Analyst Upgrades

• Soleil upgraded Community Health (CYH) to buy from hold based on expectations for improved 2011 demand. The firm has a $40 price target on the stock.
• Wunderlich upgraded Invesco Mortgage (IVR) to buy from hold following the company's better-than-expected Q3 dividend. The firm also raised its target price for shares to $23.50 from $21.50.
• Goldman upgraded SuccessFactors (SFSF) to conviction buy from buy, citing cloud exposure.
• Vulcan Materials (VMC) was upgraded to buy from hold at Jefferies.
• Comstock Resources (CRK) was upgraded to buy from neutral at Ladenburg.
• Trimble Navigation (TRMB) was upgraded to buy from hold at Canaccord.

Analyst upgrades:

• UBS upgraded Salesforce.com (CRM) to Buy from Neutral based on positive feedback on the Chatter product and increasing confidence the company can beat FY11 guidance. The firm raised its price target to $111 from $90.
• Leerink upgraded Vivus (VVUS) to Outperform from Market Perform. The firm believes Qnexa issues raised by the FDA are labeling and marketing issues, and not approval issues. The firm expects a positive panel vote for Qnexa.
• Goldman upgraded AK Steel (AKS) to Buy from Netural citing lower iron ore prices. The firm has a $17 price target on the stock.
• Kinder Morgan Energy (KMP) was upgraded to Equal Weight at Morgan Stanley.
• Shire (SHPGY) was upgraded to Outperform from Neutral at Credit Suisse.
• Canadian National (CNI) was upgraded to Outperform from Market Perform at Raymond James.

Commercial real estate play Boston Properties (BXP), which I first discussed here on June 11, 2009, at a price of $48.89, is still making the grade. Here's why:

Boston Properties' high-quality portfolio, combined with the fact that only about 20% of BXP's leased space is set to expire by the end of 2011, limits BXP's exposure to leases renewed at lower rates. A rebound in rental rates is not expected in F2010, but given cost-cutting, including the suspension of an office tower project on Manhattan's West Side, cash flow should be more than adequate.

Analyst Upgrades

• JMP Securities upgraded Boston Properties (BXP) to outperform from market perform and has an $89 price target on the stock. The firm upgraded shares based on near-term catalysts that include, the potential start of 1msf of development in Midtown, investments, and selection as 1 World Trade Center project manager.
• Baird upgraded Bucyrus (BUCY) to outperform from neutral, citing valuation and an a more favorable view of the Terex Mining acquisition. The firm has an $83 price target on the stock.
• Jefferies upgraded Warner Chilcott (WCRX) to buy from hold and has a $30 price target on the stock. The firm upgraded shares based on valuation and conservative guidance.
• AmeriCredit (ACF) was upgraded to market perform from underperform at Keefe Bruyette.
• Royal Dutch Shell (RDS.A) was upgraded to overweight from neutral at JPMorgan.
• Rio Tinto (RTP) was upgraded to outperform from market perform at Bernstein.

If you're going to tread into a commercial real estate play, tread carefully, and Boston Properties (BXP), first written about here on June 11, 2009 at a price of $48.89, is a company I still like, for the following reasons.

First, Boston Properties' high-quality portfolio, combined with the fact that only about 20% of BXP's leased space is set to expire by the end of 2011, limits BXP's exposure to leases renewed at lower rates. A rebound in rental rates is not expected in F2010, but given cost cutting, including the suspension of an office tower project on Manhattan's West Side, BXP's cash flow should be more than adequate.

Analyst Upgrades

• Deutsche Bank upgraded United Parcel Service (UPS) to buy from hold on expectations the company will benefit from improving international package volumes and restructuring initiatives. The firm raised its target on shares to $70 from $67.
• JPMorgan upgraded SVB Financial (SIVB) to overweight from neutral on valuation following the recent pullback in shares. The firm has a $54 price target on the stock.
• Baird upgraded ArvinMeritor (ARM) to outperform from neutral and raised its target to $15 from $12 following the Q2 report. The firm said ArvinMeritor has transformed its business model and is well-positioned for growth.
• UBS (UBS) was upgraded to overweight from neutral at JPMorgan.
• Occidental Petroleum (OXY) was upgraded to conviction buy from buy at Goldman.
• Vail Resorts (MTN) was upgraded to outperform from market perform at Wells Fargo.

Analyst Upgrades

• Oppenheimer upgraded Hubbell (HUB.B) to outperform from perform to reflect the company's improving operations, margin expansion and valuation. The firm raised its target price on shares to $53 from $51.
• UBS upgraded Weingarten Realty (WRI) and Taubman Centers (TCO), Boston Properties (BXP), ProLogis (PLD) and AMB Property (AMB) to neutral from sell and SL Green Realty (SLG) to buy from neutral, citing the recent correction in the group.
• Benchmark Co. upgraded Time Warner (TWX) to buy from hold on expectations the company is positioned for steady, sustainable growth as advertising demand rebounds. The firm has a $35 price target on shares.
• Eastman Chemical (EMN) was upgraded to overweight from neutral at JPMorgan.
• Constellation Energy (CEG) was upgraded to overweight from equal weight at Barclays.
• Noble Corporation (NE) was upgraded to outperform from market perform at FBR Capital.

As expected, Boston Properties (BXP) is faring well amid challenging commercial real estate conditions, which a major reason I'm Reiterating my Buy rating for the company's shares, first recommended on June 11, 2009 at a price of $48.89. If you bought BXP in June, you're up an impressive 41%.

Boston Properties' high-quality portfolio, combined with the fact that only about 20% of BXP's leased space is set to expire by the end of 2011, limits BXP's exposure to leases renewed at lower rates. A rebound in rental rates is not expected in 2010, but given cost cutting, including the suspension of an office tower project on Manhattan's West Side, cash flow should be more than adequate.

Analyst Upgrades

• FBR Capital upgraded Boston Properties (BXP) and BioMed Realty Trust (BMR) to outperform from market perform after introducing 2011-2012 estimates for the sector. The firm raised its target on Boston Properties to $74.50 from $70 and on BioMed Realty to $17 from $15.50.
• Citigroup upgraded Sysco (SYY) to buy from hold after its channel checks indicated the company's trends are gradually improving. The firm raised its target on shares to $34 from $28.
• Stephens upgraded Smithfield Foods (SFD) to overweight from equal weight on expectations the company's hog production profitability will improve. The firm raised its target price on shares to $20 from $16.
• Nokia (NOK) was upgraded to market perform from underperform at BMO Capital.
• Suntech (STP) was upgraded to market weight from underweight at Thomas Weisel.
• Forest Oil (FST) was upgraded to equal weight from underweight at Morgan Stanley.

Analyst upgrades:

• Oppenheimer upgraded Momenta Pharmaceuticals (MNTA) to outperform from perform as it finds the stock attractive ahead of FDA's decision on M-enoxaparin. The firm has a $15 price target on the stock.
• Wells Fargo upgraded Symmetry Medical (SMA) to market perform from underperform. The firm cited several factors for the upgrade, including valuation and its belief that Symmetry's customers have begun to deplete their inventories.
• Piper Jaffray upgraded Myriad Pharmaceuticals (MYRX) to neutral from underweight after the company announced Phase 2a date for Azixa. The firm has a $5 price target on shares.
• AvalonBay (AVB) and Mid-America Apartment (MAA) were upgraded to outperform from sector perform at RBC Capital.
• GSI Commerce (GSIC) was upgraded to overweight from equal weight at Morgan Stanley.
• FICO (FICO) was upgraded to equal weight from Underweight at Stephens.

Analyst upgrades:

• Sierra Wireless (NASDAQ: SWIR) was upgraded at Jefferies to Hold from Underperform following Q3 results. The firm believes the Wavecom acquisition integration is progressing better than expected and finds the valuation attractive at current levels. The firm raised its price target to $10 from $5.
• Boston Properties (NYSE: BXP) was upgraded to Buy from Hold at Deutsche Bank to reflect the company's recapitalization and better-than-expected occupancy. The firm raised its target to $69 from $46.
• Wyndham (NYSE: WYN) was upgraded to Outperform from Market Perform at FBR Capital after the shares sold off following the company's Q3 results. The firm raised its target to $23 from $15.
• Human Genome (NASDAQ: HGSI) was upgraded to Overweight from Neutral at JPMorgan. Target was raised to $25 from $14.
• Urban Outfitters (NASDAQ: URBN) was upgraded to Overweight from Market Weight at Thomas Weisel as they expect a "meaningful sales and earnings improvement in Q4." Target was raised to $39 from $32.
• Methanex (NASDAQ: MEOH) was upgraded to Buy from Neutral at UBS, citing improved methanol demand following the Q3 report. Target was raised to $19.50 from $17.
• Buffalo Wild Wings (NASDAQ: BWLD) was upgraded at Raymond to Market Perform from Underperform.