Question-and-Answer Session
[Operator Instructions]. Your first question comes from the line of Jeffery Doctrow [ph] from Stifel Nicolaus. Please proceed.
Jerry L. Doctrow - Stifel Nicolaus & Company
Well happy Valentine Day all. I just had a couple of things, one sort of an operating assets, and then just acquisition environment. On the operating assets, I wonder if you can just give us a little bit more color, I think Rick gave us sort of your assumptions in terms of overall NOI, but the rate growth is running and much stronger, and we typically been modeling and I just if you can give us any more color in sort of maybe what your assumptions are? How you see that playing now?
Raymond J. Lewis - Executive Vice President and Chief Investment Officer
Yes, I think Jerry, if you look at...
Debra A. Cafaro - Chairman, President and Chief Executive Officer
This is Ray.
Raymond J. Lewis - Executive Vice President and Chief Investment Officer
This is Ray, I'm sorry. I think if you look at the guidance that Rick outlined you are talking about sort of 3% to 7% NOI growth on average and you should assume as we did sort of a flat occupancy with 5% to 7% growth in rate and then sort of a constant margin, and you will come up with a range that will get you... get you right there.
Jerry L. Doctrow - Stifel Nicolaus & Company
And then... and continued lease up of the other properties as well-
Raymond J. Lewis - Executive Vice President and Chief Investment Officer
Yes, that's true Jerry, although you know obviously the stable portfolio is much larger than the development portfolio and really drives the performance.
Jerry L. Doctrow - Stifel Nicolaus & Company
Okay. And I guess I mean my sense is that there is potential upside above beyond your guidance just given you know the current rate levels. If those would continued you did be well above what you are talking about?
Debra A. Cafaro - Chairman, President and Chief Executive Officer
From your lips to god ears.
Jerry L. Doctrow - Stifel Nicolaus & Company
Okay. And then just acquisition environment if you could chat a little bit more about that, I think we've heard kind of mix things Debbie I think you can use that at various times, there is still spread between they didn't ask [ph] you talked about being opportunistic, if we can get a little bit more color, your whether you've got continued interest in MOB platform, whether there is anything else out there potentially strategic in Canada specifically or perhaps in the U.S., so just any color on acquisitions will be helpful?
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