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iStar Financial Inc. operates as a finance and investment company focusing on the commercial real estate industry in the United States. The company provides custom-tailored investment capital to high-end private and corporate owners of real estate; and invests in a range of real estate sectors. It operates in four reportable segments: Real Estate Finance, Net Leasing, Operating Properties, and Land. The Real Estate Finance segment offers senior and mezzanine real estate loans, and senior and subordinated loans, as well as whole loans and loan participations. The Net Leasing segment owns and leases corporate facilities to single creditworthy tenants. As of December 31, 2012, this segment owned 277 facilities comprising 20.6 million square feet in 34 states. The Operating Properties segment operates commercial properties, such as office, retail, and hotel properties; and residential properties, including luxury condominium projects. This segment operated 36 commercial properties comprising 5.8 million square feet in 11 states; and 17 residential projects representing approximately 974 units located in principal cities. The land segment owns 11 master planned community projects, 7 urban infill land parcels, and 6 waterfront land parcels. The company qualifies as a real estate investment trust (REIT) for federal income tax purposes. As a REIT, it generally would not be subject to federal corporate income taxes if it distributes at least 90% of its taxable income to its stockholders. The company also operates a portfolio of 7 refrigerated warehouse properties totaling 55.2 million cubic feet. iStar Financial Inc. was founded in 1993 and is headquartered in New York, New York.