. these decreases were partially offset by an increase in interest expense on unsecured debt as a result of the company issuing $ 175.0 million of debt in february 2001 , as well as a decrease in the amount of interest capitalized in 2001 versus 2000 , because of the decrease in development activity by the company . as a result of the above-mentioned items , earnings from rental operations increased $ 28.9 million from $ 225.2 million for the year ended december 31 , 2000 , to $ 254