UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   FORM N-CSR
   CERTIFIED SHAREHOLDER REPORT OF REGISTERED MANAGEMENT INVESTMENT COMPANIES

                  Investment Company Act file number 811-06179
                                                     ---------------------------

             FLAHERTY & CRUMRINE PREFERRED INCOME FUND INCORPORATED
- --------------------------------------------------------------------------------
               (Exact name of registrant as specified in charter)

                      301 E. Colorado Boulevard, Suite 720
                               PASADENA, CA 91101
- --------------------------------------------------------------------------------
               (Address of principal executive offices) (Zip code)

                               Donald F. Crumrine
                            Flaherty & Crumrine Inc.
                      301 E. Colorado Boulevard, Suite 720
                               PASADENA, CA 91101
- --------------------------------------------------------------------------------
                     (Name and address of agent for service)

        registrant's telephone number, including area code: 626-795-7300
                                                            ------------

                   Date of fiscal year end: NOVEMBER 30, 2004
                                            -----------------

                   Date of reporting period: NOVEMBER 30, 2004
                                             -----------------

Form N-CSR is to be used by management investment companies to file reports with
the Commission not later than 10 days after the  transmission to stockholders of
any report that is required to be transmitted to  stockholders  under Rule 30e-1
under the Investment Company Act of 1940 (17 CFR 270.30e-1).  The Commission may
use the information provided on Form N-CSR in its regulatory, disclosure review,
inspection, and policymaking roles.

A registrant  is required to disclose the  information  specified by Form N-CSR,
and the  Commission  will make this  information  public.  A  registrant  is not
required to respond to the  collection  of  information  contained in Form N-CSR
unless the Form  displays a  currently  valid  Office of  Management  and Budget
("OMB")  control number.  Please direct comments  concerning the accuracy of the
information  collection  burden  estimate and any  suggestions  for reducing the
burden to Secretary,  Securities and Exchange Commission,  450 Fifth Street, NW,
Washington,  DC 20549-0609.  The OMB has reviewed this collection of information
under the clearance requirements of 44 U.S.C. ss. 3507.





ITEM 1. REPORTS TO STOCKHOLDERS.

The Report to Shareholders is attached herewith.

FLAHERTY & CRUMRINE PREFERRED INCOME FUND

Dear Shareholder:

     In retrospect,  Fiscal 2004 was a pretty uneventful year for the Flaherty &
Crumrine  Preferred  Income  Fund  ("PFD").  The  preferred  securities  in  the
portfolio produced respectable returns as long-term interest rates fell modestly
and credit  spreads  generally  narrowed.  However,  since  interest rates moved
within a relatively  narrow range  throughout the year, the Fund's hedges were a
drag on  performance.  During the fourth fiscal quarter ended November 30, 2004,
the Fund produced +1.4%(1) total return on net asset value ("NAV"). For the full
fiscal  year,  the  total  return  on  NAV  was  +5.3%(1).  As the  table  below
demonstrates, the longer-term record of the Fund continues to be excellent.



- ---------------------------------------------------------------------------------------
                   TOTAL RETURN PER YEAR ON NET ASSET VALUE(1)
                      FOR PERIODS ENDING NOVEMBER 30, 2004

                                                    ONE     FIVE       TEN    LIFE OF
                                                   YEAR     YEARS     YEARS   FUND(2)
                                                  -------  -------   -------  -------
                                                                   
 Flaherty & Crumrine Preferred Income Fund          5.3%    10.2%     10.4%    12.0%
 Lipper Domestic Investment Grade Bond Funds(3)     6.2%     7.9%      8.2%     7.9%
<FN>
- ----------------
(1)  Based on monthly data provided by Lipper Inc.  Distributions are assumed to
     be reinvested at NAV in accordance  with Lipper's  practice,  which differs
     from the procedures used elsewhere in this report.
(2)  Since inception on January 31, 1991.
(3)  Includes  all U.S.  Government  bond,  mortgage  bond and  term  trust  and
     investment  grade bond funds in Lipper's  closed-end  fund database at each
     point in time.
- ---------------------------------------------------------------------------------------
</FN>


     There was also some good news on the  dividend in 2004.  In addition to the
regular  monthly   dividend  in  December,   the  Fund  made  a  one-time  extra
distribution  of $0.065 per share,  paid  December  31st to holders of record on
December  24,  2004.  We have more to say about the dividend in the Question and
Answer section.

     For investors in fixed income  securities,  the past year has turned out to
be one of the more  perplexing  periods in recent memory.  Signs of a pick-up in
domestic  economic  activity  were  tempered  by high oil (and other  commodity)
prices, the declining value of the U.S. dollar, and the U.S. "twin deficits" (of
the  government  budget and the trade  balance).  After  31/2 years of  lowering
short-term interest rates, the Federal Reserve reversed course in June and began
raising them. By the end of 2004, the Federal Funds rate (the rate controlled by
the Federal  Reserve to set the level of  short-term  interest  rates)  stood at
2.25%, up from the low of 1.00%. Despite the rise in short-term rates, long-term
rates  actually  fell by about 25 basis  points in 2004,  finishing  the year at
4.82%.  This marks the first time in more than 30 years that  long-tem  interest
rates fell in the early stages of Fed tightening.


     By increasing the Fed Funds rate, the Fed hopes to prevent the economy from
expanding too quickly,  which in turn could result in an undesirable increase in
the rate of  inflation.  At the same time,  the Fed does not want to raise rates
too  quickly  and  derail  the  economy,  which  in  turn  would  have  negative
consequences for corporate credit quality.  Because credit quality and inflation
represent  the  biggest  risks  to the  prices  of the  long-term  fixed  income
securities held in the Fund's portfolio, its performance is strongly impacted by
Fed policy.

     Although the interest rate environment  proved  challenging for our hedging
strategy,  the markets for preferred  securities and corporate bonds continue to
have a favorable  tone. We have  observed  steady  improvement  in the financial
condition of most U.S.  corporations  for some time now. As an issuer's  quality
improves,  the prices for its debt and preferred securities typically outperform
the prices of other benchmark securities, such as U.S. Treasury Bonds. We expect
credit quality will continue to improve in 2005, although we are cautious on the
outlook for corporate  yields,  which already  reflect much of the balance sheet
improvement that companies have achieved.

     The composition of the investment portfolio has not changed much during the
past year. The list of top ten holdings (by issuer) looks pretty similar to last
November. The Fund does have a meaningful exposure to the insurance industry (9%
as of November  30th).  These  positions  are well  diversified,  but the entire
industry has been under  careful  scrutiny  since late October when the New York
State Attorney  General's office announced it was investigating the practices of
certain  companies.  The prices of most debt and preferred  securities issued by
insurance companies took a beating when the announcement was made, although they
have since recovered a portion of the decline.

     We encourage you to read the following  Question and Answer section.  We go
into greater detail on several topics mentioned above. In addition,  please take
advantage  of the Fund's  website,  WWW.PREFERREDINCOME.COM.  It contains a wide
range of useful and up-to-date information about the Fund.

     Sincerely,

     /S/ DONALD F. CRUMRINE                         /S/ ROBERT M. ETTINGER
     Donald F. Crumrine                             Robert M. Ettinger
     Chairman of the Board                          President

     January 21, 2005

                                       2




                              QUESTIONS & ANSWERS

WHERE DID THE FUND GET THE MONEY TO PAY AN EXTRA DIVIDEND IN DECEMBER?

     We try to set a monthly dividend rate that results in all of the Fund's net
investment  income getting fully  distributed.  To quote our former Chairman Bob
Flaherty,  "We simply ran out of YEAR before we ran out of INCOME." The low cost
of the Fund's  leverage  during the first half of the year  enabled  the Fund to
accumulate  some extra  income.  We didn't  increase  the  dividend  at the time
because it seemed unlikely that short-term rates would remain so low. That extra
income comprised most of the special distribution in December.

WHAT IS THE OUTLOOK FOR THE FUND'S DIVIDEND IN 2005?

     PFD is not immune to the factors which have led many income  oriented funds
to reduce their monthly  dividends.  If short-term  interest  rates  continue to
rise,  the cost of the Fund's  leverage  will  certainly go up,  eating into the
Fund's income  available for dividends.  If long-term  interest rates go up, the
Fund's  hedges  should make money that can be used to buy more income  producing
securities.  And finally,  changes in the difference between long and short-term
rates will affect the cost of the Fund's hedging strategy.  It is hard enough to
predict just one of the factors, let alone all three!

WHY DOESN'T THE FUND  LOCK-IN THE COST OF ITS  LEVERAGE IF  SHORT-TERM  INTEREST
RATES ARE HEADING UP?

     There are a variety of techniques  the Fund could employ to lock-in a rate,
but it is not possible to do so at rates as low as the Fund is currently paying.
Each of these alternative  strategies is ultimately a bet that the rate the Fund
could  lock-in for an extended  period  would end up being less than the average
rate paid over successive shorter periods.

     For example, say the Fund's leverage currently costs 2% (at an annual rate)
but is subject to change every seven weeks.  Alternatively,  the Fund could lock
in its leverage cost at 3% for one year.  Assuming that the cost of the leverage
goes up  steadily  over the year,  the rate would have to DOUBLE to more than 4%
for the Fund to be better off  locking-in  the 3% rate at the  beginning  of the
year.  Thus,  any attempt to lock-in is simply  saying that we think  short-term
rates are going to rise faster and higher than the consensus of the market.

      When it comes to  predicting  interest  rates,  we don't think we have any
competitive  advantage  over the market.  Moreover  because we hedge 100% of the
assets in the portfolio, the Fund already has a substantial degree of protection
against  higher  rates.   Finally,   there  are  additional  costs  entailed  in
locking-in.  In short,  we  monitor  these  opportunities,  but to date we don't
believe it has made sense.

HOW DID THE PREFERRED SECURITIES IN THE FUND'S PORTFOLIO PERFORM?

     The Fund's holdings of preferred  securities have continued to produce very
respectable  returns.  One technique for measuring the performance is to look at
the total  return on the  investment  portfolio  before the impact of  expenses,
leverage and hedging.  In fiscal 2004,  this number was just under 8.5% for PFD.
For comparison,  an investor in the 30 year U.S. Treasury Bond would have earned
roughly  6.8% for the same  period.  Recall that total  return is  comprised  of
income and principal change. In 2004, each of these components contributed about
the same amount to the  performance  differential.  PFD is all about income,  so
anytime principal change goes our way, it's icing on the cake!

                                       3





     As we mentioned earlier, the costs of the Fund's hedges offset some of this
return,  but it's  important to remember a basic  principle  of the Fund:  IT IS
BETTER  TO HAVE THE  HEDGE  "INSURANCE"  AND NOT NEED IT THAN TO NEED THE  HEDGE
"INSURANCE" AND NOT HAVE IT.

     For long-time followers of the Fund's portfolio,  this report is a bit of a
watershed.  After the market  closed this past  November  30th,  JP Morgan Chase
announced its intent to retire three series of adjustable  rate preferred  stock
("ARPS").  As some may remember,  the Fund got its start investing  primarily in
ARPS.  In fact,  the unusual  features of these  securities  helped us shape the
Fund's  income  objective.  The ARPS universe has shrunk  dramatically  over the
years as new and different types of preferreds have been developed.

     When JP Morgan  announced the call of ARPS, it was a mixed blessing for the
Fund. One of the issues called was the largest  holding in the Fund (5.7%).  The
call price was roughly a 10% premium to the closing  market price,  so there was
an immediate boost to the Fund's NAV.  However,  finding  suitable  replacements
will take some time. We typically try to avoid exposing the Fund to this type of
re-investment  risk by owning  securities  that  offer  call  protection--either
because  the issuer  can't  call them for some  period of time,  or because  the
security  is  trading  well below the call  price.  In the case of the JP Morgan
ARPS,  despite the premium of the call price over the market price,  the company
still found it prudent to call the issue.

WHAT PORTION OF THE 2004 DISTRIBUTIONS WILL BE QUALIFIED DIVIDEND INCOME?

     For individual  investors in PFD,  78.15% of the  distribution  made by the
Fund in CALENDAR YEAR 2004 was qualified  dividend  income (QDI).  For corporate
investors,  77.92%  was  eligible  for the  inter-corporate  dividends  received
deduction  (DRD).  It is important to remember the  composition of the portfolio
and the income  distributions  are  likely to change  from one year to the next.
Shareholders  should  not assume  that the QDI or DRD  portions  of next  year's
distributions will be the same (or even similar) to this year's.

HAS THE FUND MADE ANY CHANGES TO ITS INVESTMENT POLICIES?

     The Fund regularly  updates  investment  policies to reflect changes in the
market. For example,  the Board approved a higher limit on securities of foreign
issuers in April 2004 in response to sizable  issuance - at attractive  yields -
by those  issuers.  Similarly,  in the  Semiannual  Report to  Shareholders,  we
indicated  that  the  Fund  was  considering  the  ability  to  purchase  credit
protection  through  the use of credit  derivatives.  In July,  that  investment
policy  change  was  approved  by the Board,  although  to date the Fund has not
purchased credit derivatives.

     Recently,  the Board expanded the Fund's investment policies to allow it to
make use of a wider range of derivative  instruments.  The new policies give the
investment  adviser  additional  tools to manage the Fund's interest rate hedges
and credit exposure.  For readers interested in a more detailed  discussion,  we
have outlined the specific  changes below and  summarized the benefits and risks
of these strategies to the Fund.

     While these investment policy changes are extensive, none of them represent
a wholesale shift in the way the Fund intends to manage the portfolio. Moreover,
the fact that the  policies are in place does not  necessarily  mean we will use
them  right  away;  we  simply  want  to  be  prepared  to  take   advantage  of
opportunities  as they present  themselves now or in the future.  Viewed in that
light, the changes are a natural evolution of the Fund's investment  policies in
response to a changing marketplace.

                                       4


WHAT ARE THE BENEFITS OF PARTICIPATING IN THE FUND'S DIVIDEND REINVESTMENT PLAN?

     We all know the fable of the tortoise and the hare. The tortoise won simply
because he was  persistent.  For investors who are similarly  inclined  toward a
steady,  reliable  approach to  building  wealth,  the Fund offers the  Dividend
Reinvestment and Cash Purchase Plan, unglamorously nicknamed the "DRIP".

Why invest in the DRIP?

     o  Disciplined monthly investing in both good and bad markets

     o  When shares trade below the NAV, the Fund purchases shares in the market

     o  When shares trade above the NAV, shares are issued at the higher of NAV
        or 95% of the current market price



     To obtain  information on the DRIP,  contact your brokerage firm and ask if
they  are  set up to  participate.  For  investors  who  hold  their  shares  in
certificate form, contact the DRIP's agent, PFPC Inc., at 1-800-331-1710.

                                       5


                         INVESTMENT POLICY MODIFICATIONS

                          SUMMARY OF RISKS AND BENEFITS

     The Board  approved  the use of  interest  rate  swaps,  swap  futures  and
Eurodollar futures contracts for interest rate hedging purposes.  The new policy
will allow the Fund to further diversify  potential hedging  instruments  beyond
Treasury-based  contracts,  potentially  improving hedge performance or lowering
cost.

     The Board also approved the sale of credit derivatives as an alternative to
buying a corporate  security,  up to a limit of one-third  of Fund assets.  This
will allow the Fund to pursue various "synthetic asset"  strategies,  whereby it
can acquire exposure to particular credits and manage its interest rate exposure
more  efficiently  than it could  dealing only in cash  securities.  In essence,
there may be times when we can sell credit protection via credit  derivatives at
wider  spreads  (or with better call  protection)  than where we can  purchase a
portfolio  security,  resulting in higher returns for shareholders.  We will not
use credit derivatives to LEVERAGE credit exposure, but rather as an ALTERNATIVE
to  buying a  security  of a  particular  issuer.  The  ability  to buy and sell
synthetic  assets  offers  another way for active  management of the Fund to add
value to shareholders.

     Of  course,   using  derivative   securities   entails  risks.   There  are
counterparty risks on over-the-counter  derivatives and exchange-traded  futures
contracts.  These risks are limited by proper documentation,  collateralization,
daily  valuation,  and the high credit standing of approved swap  counterparties
and the futures  exchanges,  but the Fund is exposed to  valuation  changes in a
contract between the time the collateral or margin  requirement  arises and when
it receives such  collateral  or margin  payments.  Second,  there is basis risk
between the derivative contracts and the Fund's investments.  LIBOR-based hedges
may or may not correlate with underlying portfolio assets as well as our current
Treasury-based  hedges,  possibly resulting in poorer hedge performance.  Credit
derivatives may not perform in the same way as cash  securities.  In particular,
the timing of payments  on a credit  default  swap and the events  that  trigger
those payments may be materially  different  than on a cash  security,  possibly
requiring the Fund to liquidate assets at disadvantageous  prices or leaving the
Fund with additional interest rate risk. We intend to monitor and evaluate those
risks on an ongoing basis, but shareholders should be aware that they exist.

     The Board approved rules to permit the Fund to buy or sell option  spreads,
which may allow the Fund to reduce the cost of  hedging  or add total  return in
periods of high implied volatility.  The Fund has always had the ability to sell
options,  but the new policy clarifies the special  situation of selling options
when much or all of its risk is covered by a long  position  in another  option.
However,  the sale of any option may limit the return on an asset (for  example,
in the  case of a call  spread)  or  reduce  the  protection  from a hedge  (for
example, in the case of a put spread), possibly resulting in poorer performance.

     Finally,  the Board authorized the Fund to engage in securities  lending on
up to 15% of total assets.  Certain securities held in the portfolio may be lent
profitably by the Fund.  Proceeds from any securities loan will be invested in a
fund  managed  according to SEC  guidelines  applicable  to money market  funds.
Essentially,  we would borrow money at a rate lower than where we would reinvest
the  proceeds.  We would not take  incremental  interest  rate risk, as both the
borrowing and  reinvestment  would be short-term.  There are risks to securities
lending,  however.  There is counterparty risk on the securities lending side of
the transaction.  Although risk is limited since the loan is  collateralized  by
cash,  the  Fund  could  suffer  losses  if the  counterparty  fails  to  return
securities  that  have  risen in  value.  There is also  investment  risk on the
proceeds  from the  securities  loans:  These monies are invested in  short-term
investments,  and if those  investments  lose value, the Fund will still owe the
amount  borrowed.  We intend to mitigate  this risk by investing  proceeds  from
securities  lending in a  short-term  fund managed  according to SEC  guidelines
applicable to money market funds.

                                       6



- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
PORTFOLIO OVERVIEW (UNAUDITED)
NOVEMBER 30, 2004
- ------------------------------------------------------

FUND STATISTICS ON 11/30/04
- ------------------------------------------
Net Asset Value               $      15.49

Market Price                  $      17.42

Premium                              12.46%

Yield on Market Price                 6.54%

Common Shares
Outstanding                     10,269,304


MOODY'S RATINGS             % OF PORTFOLIO
- ------------------------------------------
Aaa                                   0.5%

Aa                                    6.0%

A                                    32.2%

Baa                                  39.6%

Ba                                   14.5%

Not Rated                             4.7%
- ------------------------------------------
Below Investment Grade*              13.8%

* BELOW INVESTMENT GRADE BY BOTH MOODY'S AND
S&P.




INDUSTRY CATEGORIES                    % OF PORTFOLIO
- -----------------------------------------------------

                               [GRAPHIC OMITTED]
             EDGAR REPRESENTATION OF DATA POINTS IN PRINTED GRAPHIC

Utilities ...........  43%
Banks ...............  29%
Financial Services ..  11%
Insurance ...........   9%
Oil and Gas .........   4%
Other ...............   3%
REITs ...............   1%

TOP 10 HOLDINGS BY ISSUER                     % OF
(PARENT COMPANY)                            PORTFOLIO
- -----------------------------------------------------
J.P. Morgan Chase                             6.7%

Interstate Power                              5.3%

Lehman Brothers                               4.8%

Citigroup                                     4.7%

Duke Energy                                   3.8%

North Fork Bancorporation                     3.7%

Alabama Power                                 3.4%

ABN AMRO                                      3.3%

Zurich RegCaPS                                3.3%

SLM Corporation                               2.9%




                                                                                                     % OF PORTFOLIO**
- ---------------------------------------------------------------------------------------------------------------------
                                                                                                               
Holdings Generating Qualified Dividend Income (QDI) for Individuals                                               75%
Holdings Generating Income Eligible for the Corporate Dividends Received Deduction (DRD)                          75%
- ---------------------------------------------------------------------------------------------------------------------

**  THIS DOES NOT REFLECT YEAR-END RESULTS OR ACTUAL TAX CATEGORIZATION OF FUND
    DISTRIBUTIONS. THESE PERCENTAGES CAN, AND DO, CHANGE, PERHAPS SIGNIFICANTLY,
    DEPENDING ON MARKET CONDITIONS. INVESTORS SHOULD CONSULT THEIR TAX ADVISOR
    REGARDING THEIR PERSONAL SITUATION. SEE ACCOMPANYING NOTES TO THE FINANCIAL
    STATEMENTS FOR THE TAX CHARACTERIZATION OF 2004 DISTRIBUTIONS.

                                       7




- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
PORTFOLIO OF INVESTMENTS
NOVEMBER 30, 2004
- ------------------------------------------------------




SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------

PREFERRED SECURITIES -- 93.2%
               BANKING -- 28.8%
- ---------------------------------------------------------------------------------------------------------------------
                                                                                                    
               ABN AMRO North America, Inc.:
       3,625     6.46% Pfd., 144A*** ............................................................. $      3,754,104*
       4,000     6.59% Pfd., 144A*** .............................................................        4,188,960*
         400   BancWest Capital I, 9.50% Pfd. 12/01/30 ...........................................           10,714(1)
$    750,000   Barnett Capital II, 7.95% 12/01/26 Capital Security ...............................          822,615
$  1,500,000   BT Preferred Capital Trust II, 7.875% 02/25/27 Capital Security ...................        1,639,357(1)
$    250,000   Chase Capital I, 7.67% 12/01/26 Capital Security ..................................          270,417
               Citigroup, Inc.:
     123,927     5.864% Pfd., Series M ...........................................................        6,377,283*
       9,876     6.213% Pfd., Series G ...........................................................          513,848*
      51,500     6.231% Pfd., Series H ...........................................................        2,699,372*
      31,850     6.365% Pfd., Series F ...........................................................        1,670,055*
               Cobank, ACB:
      50,000     7.00% Pfd., 144A*** .............................................................        2,672,750*
      75,000     Adj. Rate Pfd., 144A*** .........................................................        4,204,500*
$    500,000   Comerica (Imperial) Capital Trust I, 9.98% 12/31/26 Capital Security, Series B ....          596,437
$  2,250,000   First Hawaiian Capital I, 8.343% 07/01/27 Capital Security, Series B ..............        2,510,123(1)
$  1,500,000   First Union Capital II, 7.95% 11/15/29 Capital Security ...........................        1,822,148
$    906,000   First Union Institutional Capital I, 8.04% 12/01/26 Capital Security ..............          990,403
$  1,820,000   First Union Institutional Capital II, 7.85% 01/01/27 Capital Security .............        1,994,538
$  7,820,000   GreenPoint Capital Trust I, 9.10% 06/01/27 Capital Security .......................        8,944,594
      34,200   HSBC USA, Inc., $2.8575 Pfd. ......................................................        1,768,995*
               J.P. Morgan Chase & Co.:
      37,500     6.625% Pfd., Series H ...........................................................        2,044,688*
     147,775     Adj. Rate Pfd., Series A ........................................................       13,595,300*
$    270,000   Keycorp Institutional Capital B, 8.25% 12/15/26 Capital Security ..................          296,609
$    674,000   NB Capital Trust II, 7.83% 12/15/26 Capital Security ..............................          738,323
      16,500   Regions Financial Trust I, 8.00% Pfd. .............................................          438,653
$  2,635,000   Republic New York Capital II, 7.53% 12/04/26 Capital Security .....................        2,840,148(1)
$  1,200,000   Wachovia Capital Trust V, 7.965% 06/01/27 Capital Security, 144A*** ...............        1,321,452
       7,500   Wachovia Preferred Funding, 7.25% Pfd., Series A ..................................          211,013
- -------------------------------------------------------------------------------------------------------------------
                                                                                                         68,937,399
                                                                                                   ----------------


    The accompanying notes are an integral part of the financial statements.

                                       8



- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                            PORTFOLIO OF INVESTMENTS (CONTINUED)
                                                               NOVEMBER 30, 2004
                          ------------------------------------------------------




SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------

PREFERRED SECURITIES -- (CONTINUED)
               FINANCIAL SERVICES -- 11.0%
- ---------------------------------------------------------------------------------------------------------------------
                                                                                                    
               The Bear Stearns Companies, Inc.:
      63,100     5.49% Pfd., Series G ............................................................ $      3,122,819*
      62,540     5.72% Pfd., Series F ............................................................        3,160,459*
               Freddie Mac:
       6,975     5.00% Pfd., Series F ............................................................          297,170*
      28,350     5.30% Pfd .......................................................................        1,280,286*
               Lehman Brothers Holdings, Inc.:
      68,280     5.67% Pfd., Series D ............................................................        3,283,244*
     154,475     5.94% Pfd., Series C ............................................................        7,716,799*
      15,000     6.50% Pfd., Series F ............................................................          395,775*
     123,805   SLM Corporation, 6.97% Pfd., Series A .............................................        7,017,886*
- -------------------------------------------------------------------------------------------------------------------
                                                                                                         26,274,438
                                                                                                   ----------------
               INSURANCE -- 8.2%
- ---------------------------------------------------------------------------------------------------------------------
$  2,000,000   AON Capital Trust A, 8.205% 01/01/27 Capital Security .............................        2,023,270
      21,000   Everest Re Capital Trust II, 6.20% Pfd., Series B .................................          500,535(1)
$  5,150,000   MMI Capital Trust I, 7.625% 12/15/27 Capital Security, Series B ...................        5,647,593
          18   Premium Assets, Series A, Zurich RegCaPS Variable Inverse Pfd., Pvt. ..............        1,900,372*
$  4,000,000   Provident Financing Trust I, 7.405% 03/15/38 Capital Security .....................        3,396,880
       7,000   St. Paul Capital Trust I, 7.60% Pfd. ..............................................          184,030
               Zurich RegCaPS Funding Trust:
       2,850     6.01% Pfd., 144A*** .............................................................        2,895,443*
       2,950     6.58% Pfd., 144A*** .............................................................        3,046,598*
- -------------------------------------------------------------------------------------------------------------------
                                                                                                         19,594,721
                                                                                                   ----------------
               UTILITIES -- 38.5%
- ---------------------------------------------------------------------------------------------------------------------
               Alabama Power Company:
         300     4.52% Pfd. ......................................................................           26,289*
       5,734     4.72% Pfd. ......................................................................          524,690*
      34,100     5.20% Pfd. ......................................................................          823,515*
     275,000     5.30% Pfd. ......................................................................        6,712,750*
      10,000   Baltimore Gas & Electric Company, 6.70% Pfd., Series 1993 .........................        1,044,750*
      10,100   Boston Edison Company, 4.78% Pfd. .................................................          946,420*
               Central Hudson Gas & Electric Corporation:
       5,000     4.35% Pfd., Series D, Pvt. ......................................................          401,100*
         900     4.96% Pfd., Series E, Pvt. ......................................................           79,466*



    The accompanying notes are an integral part of the financial statements.

                                        9




- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
PORTFOLIO OF INVESTMENTS (CONTINUED)
NOVEMBER 30, 2004
- ------------------------------------------------------




SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------

PREFERRED SECURITIES -- (CONTINUED)
               UTILITIES -- (CONTINUED)
                                                                                                    
- ---------------------------------------------------------------------------------------------------------------------
      10,000   Central Illinois Light Company, 4.64% Pfd. ........................................ $        900,300*
      11,000   Central Illinois Public Service Corporation, 4.90% Pfd. ...........................        1,045,110*
      22,239   Central Vermont Public Service Corporation, 8.30% Sinking Fund Pfd., Pvt. .........        2,313,523*
               Connecticut Light & Power Company:
       2,024     4.50% Pfd., Pvt. ................................................................           79,958*
       9,300     5.28% Pfd. ......................................................................          435,194*
       1,905     6.56% Pfd., Series 1968 .........................................................           98,660*
      15,778     $3.24 Pfd. ......................................................................          802,390*
       2,100   Consolidated Edison Company of New York, 4.65% Pfd., Series C .....................          186,942*
       2,886   Dayton Power and Light Company, 3.90% Pfd., Series C ..............................          197,503*
               Duke Energy Corporation:
       4,556     4.50% Pfd., Series C, Pvt. ......................................................          381,542*
      26,851     6.75%, Sinking Fund Pfd., Series X ..............................................        2,775,856*
         519     7.04% Pfd., Series Y ............................................................           53,582*
      30,762     7.85% Pfd., Series S ............................................................        3,189,558*
               Duquesne Light Company:
       7,675     4.10% Pfd. ......................................................................          267,359*
       6,330     4.15% Pfd. ......................................................................          223,196*
         910     4.20% Pfd. ......................................................................           32,473*
      25,775     6.50% Pfd. ......................................................................        1,350,739*
       5,490     $2.10 Pfd., Series A ............................................................          195,911*
       5,000   Energy East Capital Trust I, 8.25% Pfd. ...........................................          133,475
               Entergy Arkansas, Inc.:
       5,407     7.32% Pfd. ......................................................................          564,680*
      11,350     7.40% Pfd. ......................................................................        1,181,365*
       5,030     7.80% Pfd. ......................................................................          526,314*
       3,822     7.88% Pfd. ......................................................................          399,036*
      30,266     $1.96 Pfd. ......................................................................          757,407*
       4,555   Entergy Gulf States, Inc., 7.56% Pfd. .............................................          463,950*
               Entergy Louisiana, Inc.:
         260     7.84% Pfd. ......................................................................           27,197*
     106,138     8.00% Pfd., Series 92 ...........................................................        2,677,862*
       8,600   Entergy Mississippi, Inc., 7.44% Pfd. .............................................          891,519*
      10,800   Enterprise Capital Trust I, 7.44% Pfd., Series A ..................................          273,510
               Florida Power Company:
      17,769     4.58% Pfd. ......................................................................        1,517,295*
       5,157     4.60% Pfd. ......................................................................          440,176*
      18,535     4.75% Pfd. ......................................................................        1,633,675*



    The accompanying notes are an integral part of the financial statements.

                                       10




- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                            PORTFOLIO OF INVESTMENTS (CONTINUED)
                                                               NOVEMBER 30, 2004
                          ------------------------------------------------------



SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------

PREFERRED SECURITIES -- (CONTINUED)
               UTILITIES -- (CONTINUED)
                                                                                                    
- ---------------------------------------------------------------------------------------------------------------------
         170   Florida Power & Light Company, 4.50% Pfd., Series A, Pvt. ......................... $         15,011*
      50,000   Georgia Power Capital Trust  V, 7.125% Pfd. .......................................        1,347,000
       2,010   Great Plains Energy, Inc., 4.50% Pfd. .............................................          154,840*
$  3,500,000   Houston Light & Power, Capital Trust II, 8.257%, 02/01/37 Capital Security ........        3,745,560
       8,000   Indiana Michigan Power Company, 6.875% Sinking Fund Pfd. ..........................          810,440*
      32,650   Indianapolis Power & Light Company, 5.65% Pfd. ....................................        2,959,559*
     384,000   Interstate Power & Light Company, 8.375% Pfd., Series B ...........................       12,543,360*
      14,250   Narragansett Electric Company, 4.64% Pfd. .........................................          620,516*
               Northern Indiana Public Service Company:
       3,905     7.44% Pfd. ......................................................................          399,364*
       7,465     Adj. Rate Pfd., Series A ........................................................          379,222*
       6,170   Ohio Edison Company, 4.44% Pfd. ...................................................          472,961*
       1,724   Ohio Power Company, 5.90% Sinking Fund Pfd. .......................................          172,391*
               Pacific Enterprises:
      27,430     $4.50 Pfd. ......................................................................        2,259,683*
      10,000     $4.75 Pfd., Series 53 ...........................................................          869,600*
               PacifiCorp:
         401     5.40% Pfd. ......................................................................           39,869*
       1,225     $4.56 Pfd. ......................................................................          102,851*
      14,542     $4.72 Pfd. ......................................................................        1,263,845*
      14,388     $7.48 Sinking Fund Pfd. .........................................................        1,492,539*
       5,000   PECO Energy Company, $4.40 Pfd., Series C .........................................          413,875*
         790   Pennsylvania Power Company, 7.75% Pfd. ............................................           80,228*
      11,194   Portland General Electric, 7.75% Sinking Fund Pfd. ................................        1,149,288*
       5,000   PPL Electric Utilities Corporation, 6.75% Pfd. ....................................          522,925*
      10,000   Public Service Company of New Mexico, 4.58% Pfd., Series 1965 .....................          750,650*
      29,050   REI Trust I, 7.20% Pfd., Series C .................................................          740,775
               San Diego Gas & Electric Company:
       1,200     4.40% Pfd. ......................................................................           20,154*
         700     4.50% Pfd. ......................................................................           12,019*
      67,000     $1.70 Pfd. ......................................................................        1,746,690*
      21,250     $1.7625 Sinking Fund Pfd. .......................................................          542,406*
     125,000   Savannah Electric & Power Company, 6.00% Pfd. .....................................        3,278,125*
               South Carolina Electric & Gas Company:
      25,373     5.125% Purchase Fund Pfd., Pvt. .................................................        1,306,202*
       6,703     6.00% Purchase Fund Pfd., Pvt. ..................................................          341,786*
      60,000   Southern Union Company, 7.55% Pfd. ................................................        1,627,200*



    The accompanying notes are an integral part of the financial statements.

                                       11


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
PORTFOLIO OF INVESTMENTS (CONTINUED)
NOVEMBER 30, 2004
- ------------------------------------------------------




SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------

PREFERRED SECURITIES -- (CONTINUED)
               UTILITIES -- (CONTINUED)
                                                                                                    
- ---------------------------------------------------------------------------------------------------------------------
$    750,000   TXU Electric Capital V, 8.175% 01/30/37 Capital Security .......................... $        824,284
               TXU US Holdings Company:
      10,000     $4.00 Pfd., Series TES ..........................................................          712,100*
       5,700     $4.00 Pfd., Series TPL ..........................................................          405,897*
       1,000     $4.84 Pfd. ......................................................................           86,165*
               Union Electric Company:
      14,150     4.56% Pfd. ......................................................................        1,244,776*
       4,000     $7.64 Pfd. ......................................................................          417,720*
      12,500   Virginia Electric & Power Company, $7.05 Pfd. .....................................        1,289,938*
               Wisconsin Power & Light Company:
       1,220     4.50% Pfd. ......................................................................          107,397*
         333     4.80% Pfd. ......................................................................           30,966*
      13,000     6.20% Pfd. ......................................................................        1,334,710*
               Xcel Energy, Inc.:
      16,030     $4.08 Pfd., Series B ............................................................        1,160,652*
      26,200     $4.10 Pfd., Series C ............................................................        1,906,312*
      22,000     $4.11 Pfd., Series D ............................................................        1,604,570*
      17,750     $4.16 Pfd., Series E ............................................................        1,310,394*
      10,000     $4.56 Pfd., Series G ............................................................          809,200*
- -------------------------------------------------------------------------------------------------------------------
                                                                                                         92,002,252
                                                                                                   ----------------
               OIL AND GAS -- 4.2%
- ---------------------------------------------------------------------------------------------------------------------
      17,200   Anadarko Petroleum Corporation, 5.46% Pfd. ........................................        1,730,578*
       7,000   Apache Corporation, 5.68% Pfd., Series B ..........................................          716,415*
       5,985   EOG Resources, Inc., 7.195% Pfd., Series B ........................................        6,480,019*
      10,000   Lasmo America Limited, 8.15% Pfd., 144A*** ........................................        1,124,750*
- -------------------------------------------------------------------------------------------------------------------
                                                                                                         10,051,762
                                                                                                   ----------------
               REAL ESTATE INVESTMENT TRUST (REIT) -- 0.9%
- ---------------------------------------------------------------------------------------------------------------------
      40,000   Realty Income Corporation, 7.375%, Pfd., REIT, Series D ...........................        1,058,200
      40,000   Regency Centers Corporation, 7.25% Pfd., REIT .....................................        1,029,400
- -------------------------------------------------------------------------------------------------------------------
                                                                                                          2,087,600
                                                                                                   ----------------



    The accompanying notes are an integral part of the financial statements.

                                       12




- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                            PORTFOLIO OF INVESTMENTS (CONTINUED)
                                                               NOVEMBER 30, 2004
                          ------------------------------------------------------




SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------

PREFERRED SECURITIES -- (CONTINUED)
               MISCELLANEOUS INDUSTRIES -- 1.6%
                                                                                                    
- -------------------------------------------------------------------------------------------------------------------
      13,600   E.I. Du Pont de Nemours and Company, $4.50 Pfd., Series B ......................... $      1,198,704*
      36,200   Farmland Industries, Inc., 8.00% Pfd., 144A*** ....................................           18,100*+
      33,250   Ocean Spray Cranberries, Inc., 6.25% Pfd., 144A*** ................................        2,645,869*
      26,000   Touch America Holdings, $6.875 Pfd. ...............................................               --*+
- -------------------------------------------------------------------------------------------------------------------
                                                                                                          3,862,673
                                                                                                   ----------------
                 TOTAL PREFERRED SECURITIES
                 (Cost $204,027,120) .............................................................      222,810,845
                                                                                                   ----------------
CORPORATE DEBT SECURITY -- 0.5%
               UTILITIES -- 0.5%
- ---------------------------------------------------------------------------------------------------------------------
      45,000   Northern States Power Company, 8.00% ..............................................        1,238,400
- ---------------------------------------------------------------------------------------------------------------------
                 TOTAL CORPORATE DEBT SECURITY
                 (Cost $1,107,375) ...............................................................        1,238,400
                                                                                                   ----------------
COMMON STOCK AND CONVERTIBLE SECURITIES -- 4.5%
               INSURANCE -- 0.7%
- ---------------------------------------------------------------------------------------------------------------------
      50,000   UnumProvident Corporation, 8.25% Mandatory Convertible, 05/16/06 ..................        1,607,000
- -------------------------------------------------------------------------------------------------------------------
                                                                                                          1,607,000
                                                                                                   ----------------
               UTILITIES -- 3.8%
- ---------------------------------------------------------------------------------------------------------------------
     107,500   Duke Energy Corporation ...........................................................        2,727,812*
     109,500   FPL Group, Inc., 8.50% Mandatory Convertible, Series A, 02/16/05 ..................        6,349,358
- -------------------------------------------------------------------------------------------------------------------
                                                                                                          9,077,170
                                                                                                   ----------------
                 TOTAL COMMON STOCK AND CONVERTIBLE SECURITIES
                 (Cost $10,319,386) ..............................................................       10,684,170
                                                                                                   ----------------
OPTION CONTRACTS -- 0.8%
       1,450   March Put Options on March U.S. Treasury Bond Futures, Expiring 02/19/05 ..........        1,992,969+
- -------------------------------------------------------------------------------------------------------------------
                 TOTAL OPTION CONTRACTS
                 (Cost $1,317,283) ...............................................................        1,992,969
                                                                                                   ----------------




    The accompanying notes are an integral part of the financial statements.

                                       13




- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
PORTFOLIO OF INVESTMENTS (CONTINUED)
NOVEMBER 30, 2004
- ------------------------------------------------------




SHARES/$ PAR                                                                                             VALUE
- ------------                                                                                            -------
                                                                                            
MONEY MARKET FUND -- 0.5%
   1,107,043   BlackRock Provident Institutional, TempFund                                         $      1,107,043
- -------------------------------------------------------------------------------------------------------------------
                 TOTAL MONEY MARKET FUND
                 (Cost $1,107,043) ...............................................................        1,107,043
                                                                                                   ----------------

 TOTAL INVESTMENTS (Cost $217,878,207**) ...........................................       99.5%        237,833,427
 OTHER ASSETS AND LIABILITIES (Net) ................................................        0.5%          1,267,575
                                                                                      ---------    ----------------
 TOTAL NET ASSETS AVAILABLE TO COMMON AND PREFERRED STOCK ..........................      100.0%++ $    239,101,002
                                                                                      ---------    ----------------
 MONEY MARKET CUMULATIVE PREFERRED STOCK(TM)(MMP(R)) REDEMPTION VALUE ............................      (80,000,000)
                                                                                                   ----------------
 TOTAL NET ASSETS AVAILABLE TO COMMON STOCK ...................................................... $    159,101,002
                                                                                                   ================
<FN>
- -----------------------------
*   Securities eligible for the Dividends Received Deduction and distributing
    Qualified Dividend Income.
**  Aggregate cost of securities held.
*** Securities exempt from registration under Rule 144A of the Securities Act of
    1933. These securities may by resold in transactions exempt from
    registration to qualified institutional buyers.
(1) Foreign Issuer.
+   Non-income producing.
++  The percentage shown for each investment category is the total value of that
    category as a percentage of net assets available to Common and Preferred
    Stock.
</FN>


          ABBREVIATIONS:
REIT   -- Real Estate Investment Trust
PFD.   -- Preferred Securities
PVT.   -- Private Placement Securities
          Capital Securities are treated as debt instruments for financial
          statement purposes and the amounts shown in the Shares/$ Par column
          are dollar amounts of par value.

    The accompanying notes are an integral part of the financial statements.

                                       14




- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                             STATEMENT OF ASSETS AND LIABILITIES
                                                               NOVEMBER 30, 2004
                          ------------------------------------------------------




                                                                                  
ASSETS:
   Investments, at value (Cost $217,878,207)
      (See accompanying Portfolio of Investments) .................                     $237,833,427
   Dividends and interest receivable ..............................                        1,998,376
   Prepaid expenses ...............................................                           86,617
                                                                                        ------------
           Total Assets ...........................................                      239,918,420

LIABILITIES:
   Payable for Investments purchased ..............................     $  271,028
   Dividends payable to Common Shareholders .......................        144,168
   Investment advisory fee payable ................................        108,959
   Administration, Transfer Agent and Custodian fees and
     expenses payable .............................................         33,586
   Professional fees payable ......................................         56,662
   Directors' fees payable ........................................          1,532
   Accrued expenses and other payables ............................         39,908
   Accumulated undeclared distributions to Money Market Cumulative
     Preferred(TM) Stock Shareholders .............................        161,575
                                                                        ----------
           Total Liabilities ......................................                          817,418
                                                                                        ------------
MONEY MARKET CUMULATIVE PREFERRED(TM) STOCK (800 SHARES OUTSTANDING)
   REDEMPTION VALUE ...............................................                       80,000,000
                                                                                        ------------
NET ASSETS AVAILABLE TO COMMON STOCK ..............................                     $159,101,002
                                                                                        ============

NET ASSETS AVAILABLE TO COMMON STOCK consist of:
   Undistributed net investment income ............................                     $  1,323,474
   Accumulated net realized loss on investments sold ..............                      (10,073,930)
   Unrealized appreciation of investments .........................                       19,955,220
   Par value of Common Stock ......................................                          102,693
   Paid-in capital in excess of par value of Common Stock .........                      147,793,545
                                                                                        ------------
           Total Net Assets Available to Common Stock .............                     $159,101,002
                                                                                        ============

NET ASSET VALUE PER SHARE OF COMMON STOCK:
     Common Stock (10,269,304 shares outstanding) .................                     $      15.49
                                                                                        ============



    The accompanying notes are an integral part of the financial statements.

                                       15


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
STATEMENT OF OPERATIONS
FOR THE YEAR ENDED NOVEMBER 30, 2004
- ------------------------------------------------------





                                                                                       
INVESTMENT INCOME:
     Dividends++ ........................................................                    $12,131,104
     Interest ...........................................................                      2,938,613
                                                                                             -----------
          Total Investment Income .......................................                     15,069,717

EXPENSES:
     Investment advisory fee ............................................   $1,333,030
     Administrator's fee ................................................      222,268
     Money Market Cumulative Preferred(TM)Stock broker commissions
        and auction agent fees ..........................................      215,846
     Professional fees ..................................................      125,431
     Insurance expense ..................................................      177,674
     Shareholder servicing agent fees and expenses ......................       79,185
     Directors' fees and expenses .......................................       78,194
     Custodian fees and expenses ........................................       27,484
     Chief Compliance Officer fees and expenses .........................       15,477
     Other ..............................................................      107,622
                                                                            ----------
          Total Expenses ................................................                      2,382,211
                                                                                             -----------

NET INVESTMENT INCOME ...................................................                     12,687,506
                                                                                             -----------

REALIZED AND UNREALIZED LOSS ON INVESTMENTS
     Net realized loss on investments sold during the year ..............                     (2,229,089)
     Change in unrealized depreciation of investments during the year ...                     (1,053,489)
                                                                                             -----------
NET REALIZED AND UNREALIZED LOSS ON INVESTMENTS .........................                     (3,282,578)
                                                                                             -----------

DISTRIBUTIONS TO MONEY MARKET CUMULATIVE PREFERRED(TM)
   STOCK SHAREHOLDERS:
     From net investment income (including changes in accumulated
        undeclared distributions) .......................................                     (1,159,026)
                                                                                             -----------

NET INCREASE IN NET ASSETS TO COMMON STOCK RESULTING
   FROM OPERATIONS ......................................................                    $ 8,245,902
                                                                                             ===========

<FN>
- -------------------------
 ++   For Federal income tax purposes, a significant portion of this amount does
      not qualify for the  Inter-corporate  dividends received deduction ("DRD")
      or as Qualified Dividend Income ("QDI") for individuals.
</FN>


    The accompanying notes are an integral part of the financial statements.

                                       16


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                STATEMENTS OF CHANGES IN NET ASSETS AVAILABLE TO COMMON STOCK(1)
                ----------------------------------------------------------------



                                                                                   YEAR ENDED          YEAR ENDED
                                                                                NOVEMBER 30, 2004  NOVEMBER 30, 2003
                                                                                -----------------  -----------------
                                                                                               
OPERATIONS:
     Net investment income .....................................................   $ 12,687,506      $ 13,047,887
     Net realized (loss)/gain on investments sold during the year ..............     (2,229,089)        3,098,132
     Change in net unrealized (depreciation)/appreciation of
        investments held during the year .......................................     (1,053,489)       19,645,164
     Distributions to Money Market Cumulative  Preferred(TM)  Stock Shareholders
        from net investment income, including changes in
        accumulated undeclared distributions ...................................     (1,159,026)       (1,055,700)
                                                                                   ------------      ------------
     NET INCREASE IN NET ASSETS RESULTING FROM OPERATIONS ......................      8,245,902        34,735,483

DISTRIBUTIONS:
     Dividends paid from net investment income to Common
        Stock Shareholders(1) ..................................................    (12,055,522)      (12,392,105)
                                                                                   ------------      ------------
     TOTAL DISTRIBUTIONS TO COMMON STOCK SHAREHOLDERS ..........................    (12,055,522)      (12,392,105)

FUND SHARE TRANSACTIONS:
     Increase from Common Stock transactions ...................................      1,986,451         1,830,875
     Decrease due to Money Market Cumulative Preferred(TM) Stock
        transactions (see Note 6) ..............................................             --            (6,318)
                                                                                   ------------      ------------
     NET INCREASE IN NET ASSETS AVAILABLE TO COMMON STOCK RESULTING
        FROM FUND SHARE TRANSACTIONS ...........................................      1,986,451         1,824,557

NET (DECREASE)/INCREASE IN NET ASSETS AVAILABLE TO
                                                                                   ------------      ------------
    COMMON STOCK FOR THE YEAR ..................................................   $ (1,823,169)     $ 24,167,935
                                                                                   ============      ============

- --------------------------------------------------------------------------------------------------  --------------
NET ASSETS AVAILABLE TO COMMON STOCK:

     Beginning of year .........................................................   $160,924,171      $136,756,236
     Net (decrease)/increase during the year ...................................     (1,823,169)       24,167,935
                                                                                   ------------      ------------

     End of year (including undistributed net investment income of
        $1,323,474 and $660,652, respectively) .................................   $159,101,002      $160,924,171
                                                                                   ============      ============

<FN>
- ----------------------------
(1) Includes income earned, but not paid out, in prior fiscal year.
</FN>


    The accompanying notes are an integral part of the financial statements.

                                       17


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
FINANCIAL HIGHLIGHTS
FOR A COMMON SHARE OUTSTANDING THROUGHOUT EACH PERIOD.
- ------------------------------------------------------

     Contained below is per share operating  performance  data, total investment
returns,  ratios to  average  net  assets  and  other  supplemental  data.  This
information  has  been  derived  from  information  provided  in  the  financial
statements and market price data for the Fund's shares.



                                                                                            YEAR ENDED NOVEMBER 30,
                                                                            ------------------------------------------------------
                                                                              2004        2003        2002       2001       2000
                                                                            --------    --------    --------   --------   --------
                                                                                                           
OPERATING PERFORMANCE:
Net asset value, beginning of period ....................................   $  15.85    $  13.63    $  14.62   $  13.41   $  14.41
                                                                            --------    --------    --------   --------   --------

INVESTMENT OPERATIONS:
Net investment income ...................................................       1.24        1.28        1.29       1.23       1.32
Net realized and unrealized (loss)/gain on investments ..................      (0.31)       2.27       (1.01)      1.19      (0.56)
DISTRIBUTIONS TO MMP(R)* SHAREHOLDERS:
From net investment income ..............................................      (0.11)      (0.10)      (0.12)     (0.23)     (0.29)
From net realized capital gains .........................................         --          --          --         --      (0.01)
                                                                            --------    --------    --------   --------   --------
Total from investment operations ........................................       0.82        3.45        0.16       2.19       0.46
                                                                            --------    --------    --------   --------   --------
Cost of Issuance of Additional MMP(R)* (Note 6) .........................         --          --       (0.05)        --         --
DISTRIBUTIONS TO COMMON SHAREHOLDERS:
From net investment income ..............................................      (1.18)      (1.23)      (1.10)     (0.98)     (1.04)
From net realized capital gains .........................................         --          --          --         --      (0.42)
                                                                            --------    --------    --------   --------   --------
Total distributions to Common Shareholders ..............................      (1.18)      (1.23)      (1.10)     (0.98)     (1.46)
                                                                            --------    --------    --------   --------   --------
Net asset value, end of period ..........................................   $  15.49    $  15.85    $  13.63   $  14.62   $  13.41
                                                                            ========    ========    ========   ========   ========
Market value, end of period .............................................   $  17.42    $  17.65    $  15.00   $  14.47   $  12.13
                                                                            ========    ========    ========   ========   ========
Total investment return based on net asset value** ......................      4.73%      25.87%       0.58%     17.01%      4.55%
                                                                            ========    ========    ========   ========   ========
Total investment return based on market value ** ........................      5.76%      27.35%      11.84%     28.02%      6.88%
                                                                            ========    ========    ========   ========   ========
RATIOS TO AVERAGE NET ASSETS AVAILABLE
  TO COMMON STOCK SHAREHOLDERS:
     Total net assets, end of period (in 000's) .........................   $159,101    $160,924    $136,756   $144,650   $131,892
     Operating expenses .................................................       1.48%       1.51%       1.48%      1.42%      1.41%
     Net Investment Income + ............................................       7.14%       7.84%       8.32%      7.21%      7.58%

- -------------------------------------------------------------
SUPPLEMENTAL DATA:++
     Portfolio turnover rate ............................................         27%         28%         30%        39%        66%
     Total net assets available to Common and Preferred Stock,
       end of period (in 000's) .........................................   $239,101    $240,992    $216,974   $202,412   $189,983
     Ratio of operating expenses to total average net assets available to
       Common and Preferred Stock .......................................       0.99%       0.99%       0.99%      1.00%      0.98%

<FN>
- ----------------------------
  *  Money Market Cumulative Preferred(TM) Stock.
 **  Assumes reinvestment of distributions at the price obtained by the Fund's
     Dividend Reinvestment Plan.
  +  The net investment income ratios reflect income net of operating expenses
     and payments to MMP(R)* Shareholders.
 ++  Information presented under heading Supplemental Data includes MMP(R)*.
</FN>


    The accompanying notes are an integral part of the financial statements.

                                       18


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                                FINANCIAL HIGHLIGHTS (CONTINUED)
                                                       PER SHARE OF COMMON STOCK
                          ------------------------------------------------------



                                       TOTAL                                DIVIDEND
                                     DIVIDENDS  NET ASSET      NYSE       REINVESTMENT
                                       PAID       VALUE    CLOSING PRICE    PRICE (1)
                                     ---------  ---------  -------------  ------------
                                                                 
December 31, 2003 - EXTRA .........   $0.0400     $15.90      $18.40         $17.48
December 31, 2003 .................    0.0950      15.90       18.40          17.48
January 31, 2004 ..................    0.0950      16.23       18.35          17.43
February 29, 2004 .................    0.0950      16.37       18.97          18.02
March 31, 2004 ....................    0.0950      16.36       19.62          18.64
April 30, 2004 ....................    0.0950      15.94       16.11          15.94
May 31, 2004 ......................    0.0950      15.45       17.62          16.74
June 30, 2004 .....................    0.0950      15.29       17.03          16.18
July 31, 2004 .....................    0.0950      15.28       16.78          15.94
August 31, 2004 ...................    0.0950      15.56       17.90          17.01
September 30, 2004 ................    0.0950      15.72       17.96          17.06
October 31, 2004 ..................    0.0950      15.74       18.30          17.39
November 30, 2004 .................    0.0950      15.49       17.42          16.55
December 31, 2004 - EXTRA .........    0.0650      15.89       18.25          17.34
December 31, 2004 .................    0.0950      15.89       18.25          17.34

<FN>
- -------------
(1)  Whenever  the net asset value per share of the Fund's  common stock is less
     than or equal to the market price per share on the payment date, new shares
     issued  will be valued at the higher of net asset  value or 95% of the then
     current market price.  Otherwise,  the reinvestment  shares of common stock
     will be purchased in the open market.
</FN>


    The accompanying notes are an integral part of the financial statements.

                                       19


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
FINANCIAL HIGHLIGHTS (CONTINUED)
- ------------------------------------------------------
      The  table  below  sets out  information  with  respect  to  Money  Market
Cumulative Preferred(TM) Stock currently outstanding.



                                                          INVOLUNTARY           AVERAGE
                                            ASSET         LIQUIDATING           MARKET
                       TOTAL SHARES       COVERAGE        PREFERENCE             VALUE
           DATE       OUTSTANDING (1)   PER SHARE (2)    PER SHARE (3)    PER SHARE (1) & (3)
        ----------    ---------------   -------------    -------------    -------------------
                                                                   
         11/30/04          800            $299,078         $100,000            $100,000
         11/30/03          800             301,240          100,000             100,000
         11/30/02          800             271,218          100,000             100,000
         11/30/01          575             352,021          100,000             100,000
         11/30/00          575             330,404          100,000             100,000
         11/30/99          575             347,588          100,000             100,000
         11/30/98          575             381,562          100,000             100,000

<FN>
- --------------
(1)  See note 6.
(2)  Calculated by subtracting the Fund's total liabilities (excluding the
     MMP(R)) from the Fund's total assets and dividing that amounT by the number
     of MMP(R) shares outstanding.
(3)  Excludes accumulated undeclared dividends.
</FN>


    The accompanying notes are an integral part of the financial statements.

                                       20


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                                   NOTES TO FINANCIAL STATEMENTS
                          ------------------------------------------------------

1.   ORGANIZATION

     Flaherty & Crumrine  Preferred Income Fund Incorporated  (the "Fund"),  was
incorporated  as a Maryland  corporation  on September  28, 1990,  and commenced
operations  on  January  31,  1991  as  a  diversified,   closed-end  management
investment  company  under the  Investment  Company Act of 1940, as amended (the
"1940  Act").  The  Fund's  investment   objective  is  to  provide  its  common
shareholders  with high  current  income  consistent  with the  preservation  of
capital.

2.   SIGNIFICANT ACCOUNTING POLICIES

     The following is a summary of significant  accounting policies consistently
followed  by the  Fund  in the  preparation  of its  financial  statements.  The
preparation of financial statements is in conformity with accounting  principles
generally  accepted in the United  States of America and requires  management to
make estimates and  assumptions  that affect the reported  amounts of assets and
liabilities in the financial  statements  and the reported  amounts of increases
and decreases in net assets from operations during the reporting period.  Actual
results could differ from those estimates.

     PORTFOLIO  VALUATION:  The net asset  value of the Fund's  Common  Stock is
determined  by the  Fund's  Administrator  no less  frequently  than on the last
business day of each week and month.  It is  determined by dividing the value of
the Fund's net assets  attributable  to Common  Stock by the number of shares of
Common Stock outstanding. The value of the Fund's net assets available to Common
Stock is  deemed  to equal the value of the  Fund's  total  assets  less (i) the
Fund's liabilities,  and (ii) the aggregate liquidation value of the outstanding
Money Market Cumulative Preferred(TM) Stock (MMP(R)).

     Securities listed on a national securities exchange are valued on the basis
of the last sale on such exchange on the day of  valuation,  except as described
hereafter.  In the absence of sales of listed securities and with respect to (a)
securities  for which the most recent  sale  prices are not deemed to  represent
fair  market  value  and  (b)  unlisted  securities  (other  than  money  market
instruments),  securities  are valued at the mean  between  the  closing bid and
asked  prices  when  quoted  prices  for  investments  are  readily   available.
Investments in over-the-counter  derivative  instruments,  such as interest rate
swaps and options thereon ("swaptions"),  are valued at the prices obtained from
the  broker/dealer or bank that is the counterparty to such instrument,  subject
to comparison of such valuation with a valuation  obtained from a  broker/dealer
or bank that is not a  counterparty  to the  particular  derivative  instrument.
Investments for which market  quotations are not readily  available or for which
management  determines  that the prices  are not  reflective  of current  market
conditions  are valued at fair value as determined in good faith by or under the
direction  of the  Board  of  Directors  of the  Fund,  including  reference  to
valuations of other  securities  which are  comparable in quality,  maturity and
type. Investments in money market instruments,  which mature in 60 days or less,
are valued at amortized  cost.  Investments  in money market funds are valued at
the net asset value of such funds.

     SECURITIES TRANSACTIONS AND INVESTMENT INCOME:  Securities transactions are
recorded as of the trade date.  Realized gains and losses from  securities  sold
are  recorded  on the  identified  cost  basis.  Dividend  income is recorded on
ex-dividend dates. Interest income is recorded on the accrual basis. The Fund

                                       21


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
- ------------------------------------------------------

also amortizes premiums and accretes discounts on those fixed income securities,
including  capital securities  and  bonds,  which  trade  and are  quoted on  an
"accrued income" basis.

     OPTIONS:  Upon the  purchase of an option by the Fund,  the total  purchase
price paid is recorded as an investment.  The market  valuation is determined as
set forth in the preceding portfolio valuation  paragraph.  When the Fund enters
into a closing sale  transaction,  the Fund will record a gain or loss depending
on the difference between the purchase and sale price. The risks associated with
purchasing  options and the maximum loss the Fund would incur are limited to the
purchase price originally paid.

     REPURCHASE  AGREEMENTS:   The  Fund  may  engage  in  repurchase  agreement
transactions. The Fund's investment adviser reviews and approves the eligibility
of the banks and dealers with which the Fund may enter into repurchase agreement
transactions.  The value of the collateral  underlying  such  transactions is at
least  equal at all times to the total  amount  of the  repurchase  obligations,
including interest.  The Fund maintains possession of the collateral through its
custodian and, in the event of counterparty  default,  the Fund has the right to
use the collateral to offset losses  incurred.  There is the possibility of loss
to the Fund in the event the Fund is delayed or prevented  from  exercising  its
rights to dispose of the collateral securities.

     DIVIDENDS AND  DISTRIBUTIONS TO  SHAREHOLDERS:  The Fund expects to declare
dividends on a monthly basis to shareholders  of Common Stock  ("Shareholders").
The Shareholders of MMP(R) are entitled to receive  cumulative cash dividends as
declared by the Fund's Board oF Directors.  Distributions  to  Shareholders  are
recorded on the ex-dividend date. Any net realized short-term capital gains will
be distributed to  Shareholders at least  annually.  Any net realized  long-term
capital gains may be  distributed  to  Shareholders  at least annually or may be
retained by the Fund as  determined  by the Fund's Board of  Directors.  Capital
gains retained by the Fund are subject to tax at the capital gains corporate tax
rate. Subject to the Fund's qualifying as a regulated  investment  company,  any
taxes paid by the Fund on such net realized  long-term  gains may be used by the
Fund's Shareholders as a credit against their own tax liabilities.

     FEDERAL  INCOME  TAXES:  The Fund  intends  to  continue  to  qualify  as a
regulated investment company by complying with the requirements under subchapter
M of the Internal  Revenue  Code of 1986,  as amended,  applicable  to regulated
investment companies and intends to distribute  substantially all of its taxable
net  investment  income to its  shareholders.  Therefore,  no Federal income tax
provision is required.

     Income and capital gain  distributions  are determined and characterized in
accordance with income tax regulations which may differ from generally  accepted
accounting  principles.  These  differences  are  primarily due to (1) differing
treatments  of income and gains on  various  investment  securities  held by the
Fund,  including  timing  differences,  (2) the attribution of expenses  against
certain components of taxable  investment  income,  and (3) federal  regulations
requiring  proportionate  allocation  of  income  and  gains to all  classes  of
shareholders.

     Distributions  from net  realized  gains  for  book  purposes  may  include
short-term capital gains, which


                                       22


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                       NOTES TO FINANCIAL STATEMENTS (CONTINUED)
                          ------------------------------------------------------

are included as ordinary income for tax purposes,  and may exclude  amortization
of premium on "accrued income"  securities,  which are not reflected in ordinary
income for tax purposes.  The tax  character of  distributions  paid,  including
changes in accumulated undeclared  distributions to MMP(R) shareholders,  during
2004 and 2003 was as follows:



                      DISTRIBUTIONS PAID IN FISCAL YEAR 2004         DISTRIBUTIONS PAID IN FISCAL YEAR 2003
                      --------------------------------------         --------------------------------------

                    ORDINARY INCOME    LONG-TERM CAPITAL GAINS     ORDINARY INCOME    LONG-TERM CAPITAL GAINS
                    ---------------    -----------------------     ---------------    -----------------------
                                                                                     
Common                 $12,055,522                $--                $12,392,105                 $--
Preferred               $1,159,026                $--                $ 1,055,700                 $--


     As of November 30, 2004, the components of  distributable  earnings  (i.e.,
ordinary income and capital  gain/loss)  available to Common and Preferred Stock
Shareholders, on a tax basis were as follows:



                                 UNDISTRIBUTED     UNDISTRIBUTED          NET UNREALIZED
  CAPITAL (LOSS) CARRYFORWARD   ORDINARY INCOME   LONG-TERM GAIN   APPRECIATION/(DEPRECIATION)
  ---------------------------   ---------------   --------------   ---------------------------
                                                                  
         $(8,723,351)             $1,728,652            $--                $18,604,640


     At November 30, 2004, the composition of the Fund's $8,723,351  accumulated
realized  capital losses was  $4,444,626,  $513,821,  $755,160 and $3,009,744 in
2000, 2001, 2002 and 2004, respectively. These losses may be carried forward and
offset  against any future  capital  gains through  2008,  2009,  2010 and 2012,
respectively.

     EXCISE TAX: The Internal  Revenue  Code of 1986,  as amended,  imposes a 4%
nondeductible  excise tax on the Fund to the extent the Fund does not distribute
by the  end of  any  calendar  year  at  least  (1)  98% of the  sum of its  net
investment  income for that year and its capital gains (both long term and short
term) for its fiscal year and (2) certain  undistributed  amounts from  previous
years. The Fund is subject to payment of an estimated  $40,000 of Federal excise
taxes attributable to calendar year 2004. During the fiscal year ending November
30, 2004, the Fund paid $21,162 of Federal excise taxes attributable to calendar
year 2003.

3.   INVESTMENT ADVISORY FEE, ADMINISTRATION FEE, TRANSFER AGENT FEE, CUSTODIAN
     FEE, DIRECTORS' FEES AND CHIEF COMPLIANCE OFFICER FEE

     Flaherty  &  Crumrine  Incorporated  (the  "Adviser")  serves as the Fund's
investment adviser. The Fund pays the Adviser a monthly fee at an annual rate of
0.625% of the value of the Fund's average monthly total net assets  available to
Common  and  Preferred  Stock up to $100  million  and 0.50% of the value of the
Fund's average monthly total net assets  available to Common and Preferred Stock
in excess of $100 million.

     PFPC  Inc.,  a member  of the PNC  Financial  Services  Group,  Inc.  ("PNC
Financial Services"), serves as the Fund's Administrator. As Administrator, PFPC
Inc.  calculates the net asset value of the Fund's shares attributable to Common
and Preferred Stock and generally assists in all aspects of the Fund's

                                       23


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
- ------------------------------------------------------

administration  and  operation.  As  compensation  for PFPC  Inc.'s  services as
Administrator,  the Fund pays PFPC Inc. a monthly fee at an annual rate of 0.10%
of the first $200 million of the Fund's  average  weekly total  managed  assets,
0.04% of the next $300  million  of the  Fund's  average  weekly  total  managed
assets,  0.03% of the next $500  million  of the  Fund's  average  weekly  total
managed assets and 0.02% of the Fund's average weekly total managed assets above
$1 billion.

     PFPC Inc. also serves as the Fund's Common Stock  dividend-paying agent and
registrar  (Transfer Agent). As compensation for PFPC Inc.'s services,  the Fund
pays PFPC Inc. a fee at an annual rate of 0.02% of the first $150 million of the
Fund's average weekly net assets attributable to Common Stock, 0.01% of the next
$350  million of the Fund's  average  weekly net assets  attributable  to Common
Stock,  0.005% of the next $500 million of the Fund's  average weekly net assets
attributable to Common Stock and 0.0025% of the Fund's average weekly net assets
attributable  to Common  Stock  above $1  billion,  plus  certain  out of pocket
expenses. For the purpose of calculating such fee, the Fund's average weekly net
assets  attributable  to Common  Stock will be deemed to be the  average  weekly
value of the Fund's total assets  minus the sum of the Fund's  liabilities,  and
accumulated  dividends,  if any, on Preferred Stock. For this  calculation,  the
Fund's liabilities are deemed to include the aggregate liquidation preference of
any outstanding Fund preferred shares.

     PFPC Trust Company  ("PFPC  Trust")  serves as the Fund's  Custodian.  PFPC
Trust is an indirect subsidiary of PNC Financial  Services.  As compensation for
PFPC Trust's  services as  custodian,  the Fund pays PFPC Trust a monthly fee at
the annual rate of 0.010% of the first $200 million of the Fund's average weekly
total  managed  assets,  0.008% of the next $300  million of the Fund's  average
weekly  total  managed  assets,  0.006% of the next $500  million  of the Fund's
average  weekly total  managed  assets and 0.005% of the Fund's  average  weekly
total managed assets above $1 billion.

     The Fund  currently  pays each  Director who is not a director,  officer or
employee of the Adviser a fee of $9,000 per annum,  plus $500 for each in-person
meeting of the Board of Directors or any committee  and $150 for each  telephone
meeting.  The Audit  Committee  Chairman  receives an  additional  annual fee of
$2,500.  The Fund also  reimburses  all Directors  for travel and  out-of-pocket
expenses incurred in connection with such meetings.

     On July 23,  2004,  the Board of  Directors  designated  Peter C. Stimes as
Chief  Compliance  Officer  ("CCO")  of the Fund.  The Fund  currently  pays Mr.
Stimes,  in his capacity as CCO, $37,500 per annum plus  out-of-pocket  expenses
incurred in connection with his role as CCO.

4.   PURCHASES AND SALES OF SECURITIES

     For the year ended  November 30, 2004,  the cost of purchases  and proceeds
from  sales  of  securities   excluding   short-term   investments,   aggregated
$63,194,479 and $66,996,002, respectively.

     At November 30, 2004,  the aggregate  cost of securities for federal income
tax purposes was $219,228,787,  the aggregate gross unrealized  appreciation for
all  securities  in  which  there  is an  excess  of  value  over  tax  cost was
$23,711,068 and aggregate gross unrealized depreciation for all securities in

                                       24


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                       NOTES TO FINANCIAL STATEMENTS (CONTINUED)
                          ------------------------------------------------------

which there is an excess of tax cost over value was $5,106,428.

5.   COMMON STOCK

     At November  30, 2004,  240,000,000  shares of $0.01 par value Common Stock
were authorized.

     Common Stock Transactions were as follows:



                                                                       YEAR ENDED                 YEAR ENDED
                                                                        11/30/04                   11/30/03
                                                                   -------------------        -------------------
                                                                   SHARES       AMOUNT        SHARES       AMOUNT
                                                                   ------       ------        ------       ------
                                                                                             
Issued as reinvestment of dividends under the Dividend
   Reinvestment and Cash Purchase Plan .......................     116,588    $1,986,451      120,171    $1,830,875
                                                                   -------    ----------      -------    ----------


6.   MONEY MARKET CUMULATIVE PREFERRED(TM) STOCK (MMP(R))

     The Fund's  Articles  of  Incorporation  authorize  the  issuance  of up to
10,000,000  shares of $0.01 par value preferred  stock.  The MMP(R) is senior to
the Common Stock and results in the  financial  leveraging  of the Common Stock.
Such  leveraging  tends to magnify  botH the risks and  opportunities  to Common
Stock Shareholders. Dividends on shares of MMP(R) are cumulative.

     The Fund is required to meet certain asset  coverage  tests with respect to
the MMP(R).  If the Fund fails to meet these  requirementS  and does not correct
such failure,  the Fund may be required to redeem, in part or in full, MMP(R) at
a redemption price of $100,000 peR share plus an amount equal to the accumulated
and unpaid  dividends  on such shares in order to meet the asset  coverage  test
requirements.  Additionally,  failure to meet the foregoing  asset  requirements
could restrict the Fund's ability to pay dividends to Common Stock  Shareholders
and could lead to sales of portfolio securities at inopportune times.

     If the Fund allocates any net gains or income  ineligible for the Dividends
Received  Deduction  to  shares  of the  MMP(R),  the Fund iS  required  to make
additional distributions to MMP(R) Shareholders or to pay a higher dividend rate
in amounts needed to provide A return,  net of tax, equal to the return had such
originally  paid   distributions   been  eligible  for  the  Dividends  Received
Deduction.

     An  auction  of the  MMP(R)  is  generally  held  every 49  days.  Existing
shareholders  may submit an order to hold,  bid or sell sucH shares at par value
on each auction date. MMP(R) Shareholders may also trade shares in the secondary
market between auction dates.

     On June 4, 2002,  the Fund issued 225 shares of  additional  MMP(R) with an
initial dividend rate equal to 2.04%. These newly issueD shares are identical to
the previously  outstanding  575 shares in all respects on and after their first
auction date, which was June 5, 2002. Consequently,  the Fund now has 800 shares
of  MMP(R)  outstanding  in one  series,  which  represents  a par  value of $80
million.

                                       25


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
NOTES TO FINANCIAL STATEMENTS (CONTINUED)
- ------------------------------------------------------

     The  newly  issued  shares  were  underwritten  by  Lehman  Brothers.   The
underwriter's discount of 1.25% of the $22.5 million face value totaled $281,250
and was  immediately  charged to common  equity  capital upon  completion of the
offering.

     Costs of the issue, including legal, printing,  registration,  rating fees,
etc.  of  $219,027  were  charged  against  common  equity  capital.  The sum of
underwriters discount and cost of the issue totaled $500,277.

     At November 30, 2004,  800 shares of MMP(R) were  outstanding at the annual
rate of 1.899%.  The dividend rate, as set by the auctioN process,  is generally
expected  to vary with  short-term  interest  rates.  These  rates may vary in a
manner  unrelated to the income received on the Fund's assets,  which could have
either a beneficial or  detrimental  impact on net  investment  income and gains
available to Common Stock Shareholders.  While the Fund expects to structure its
portfolio holdings and hedging transactions to lessen such risks to Common Stock
Shareholders, there can be no assurance that such results will be attained.

7.   PORTFOLIO INVESTMENTS, CONCENTRATION AND INVESTMENT QUALITY

     The Fund invests primarily in traditional DRD-eligible preferred securities
(i.e.,  adjustable and fixed rate  preferred and preference  stocks) and similar
hybrid  (i.e.,  fully  taxable)  preferred   securities.   Under  normal  market
conditions,  at least 80% of the value of the Fund's net assets will be invested
in preferred securities.  Also, under normal market conditions, the Fund invests
at least 25% of its assets in securities issued by utilities and at least 25% of
its assets in securities issued by companies in the banking industry. The Fund's
portfolio may therefore be subject to greater risk and market fluctuation than a
portfolio of securities representing a broader range of investment alternatives.
The risks could  adversely  affect the ability and  inclination  of companies in
these  industries  to declare and pay  dividends  or interest and the ability of
holders of securities of such  companies to realize any value from the assets of
the issuer upon liquidation or bankruptcy.

     The Fund may  invest  up to 25% of its  assets at the time of  purchase  in
securities rated below investment grade. These securities must be rated at least
either "Ba3" by Moody's Investors Service, Inc. or "BB-" by Standard & Poor's or
judged to be  comparable  in quality,  in either case,  at the time of purchase;
however,  these  securities must be issued by an issuer having a class of senior
debt rated investment grade outstanding.

     The Fund may invest up to 15% of its  assets in common  stocks  and,  under
normal market conditions, up to 20% of its assets in debt securities. Certain of
its investments in hybrid,  i.e.,  fully taxable,  preferred  securities will be
subject to the  foregoing  20%  limitation to the extent that, in the opinion of
the Adviser, such investments are deemed to be debt-like in key characteristics.
Typically,  a security  will not be  considered  debt-like  (a) if an issuer can
defer payment of income for eighteen months or more without  triggering an event
of default and (b) if such issue is a junior and fully subordinated liability of
an issuer or its ultimate guarantor.

                                       26


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                       NOTES TO FINANCIAL STATEMENTS (CONTINUED)
                          ------------------------------------------------------

     The Fund may invest up to 30% of its total assets in the securities,  other
than money market securities,  of companies  organized or having their principal
place of business outside the United States.  All foreign securities held by the
Fund  will be  denominated  in  U.S.  dollars.  The  percentage  limitation  was
instituted  by the Fund's  Board of Directors  at its regular  board  meeting of
April 23, 2004.

8.   SPECIAL INVESTMENT TECHNIQUES

     The Fund may employ certain  investment  techniques in accordance  with its
fundamental  investment  policies.  These may include the use of when-issued and
delayed delivery transactions.  Securities purchased or sold on a when-issued or
delayed  delivery  basis may be  settled  within  45 days  after the date of the
transaction.  Such  transactions  may  expose  the  Fund to  credit  and  market
valuation  risk  greater than that  associated  with  regular  trade  settlement
procedures.  The Fund may also enter into  transactions,  in accordance with its
investment policies, involving any or all of the following: lending of portfolio
securities, short sales of securities,  futures contracts,  interest rate swaps,
options on futures  contracts,  options on  securities,  swaptions,  and certain
credit derivative transactions,  including, but not limited to, the purchase and
sale of credit protection. As in the case of when-issued securities,  the use of
over-the-counter derivatives, such as interest rate swaps, swaptions, and credit
default swaps, may expose the Fund to greater credit, operations, liquidity, and
valuation  risk than is the case with  regulated,  exchange  traded  futures and
options.   These   transactions  are  used  for  hedging  or  other  appropriate
risk-management  purposes,  or, under certain other  circumstances,  to increase
return.  As of November  30, 2004,  the Fund owned put options on U.S.  Treasury
bond futures  contracts.  No assurance can be given that such  transactions will
achieve their desired purposes or will result in an overall reduction of risk to
the Fund.

                                       27


                         REPORT OF INDEPENDENT AUDITORS

The Board of Directors and Shareholders
   Flaherty & Crumrine Preferred Income Fund Incorporated:

     We have  audited  the  accompanying  statement  of assets and  liabilities,
including the  portfolio of  investments,  of the Flaherty & Crumrine  Preferred
Income Fund Incorporated,  as of November 30, 2004, and the related statement of
operations for the year then ended,  the statements of changes in net assets for
each  of the  years  in the  two-year  period  then  ended,  and  the  financial
highlights  for each of the years in the  four-year  period  then  ended.  These
financial  statements  and financial  highlights are the  responsibility  of the
Fund's  management.  Our  responsibility  is to  express  an  opinion  on  these
financial statements and financial highlights based on our audits.

     We  conducted  our audits in  accordance  with the  standards of the Public
Company Accounting Oversight Board (United States). Those standards require that
we plan and perform the audit to obtain  reasonable  assurance about whether the
financial statements and financial highlights are free of material misstatement.
An audit includes  examining,  on a test basis,  evidence supporting the amounts
and   disclosures  in  the  financial   statements.   Our  procedures   included
confirmation of securities owned as of November 30, 2004 by correspondence  with
the custodian and brokers. As to the securities  purchased but not yet received,
we performed  other  appropriate  auditing  procedures.  An audit also  includes
assessing the  accounting  principles  used and  significant  estimates  made by
management,  as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.

     In our opinion,  the financial statements and financial highlights referred
to above present fairly, in all material respects, the financial position of the
Flaherty & Crumrine Preferred Income Fund Incorporated, as of November 30, 2004,
the  results  of  its  operations,  changes  in its  net  assets  and  financial
highlights for each of the years  described  above in conformity with accounting
principles generally accepted in the United States of America.

[GRAPHIC OMITTED]
KPMG LOGO

Boston, Massachusetts
January 21, 2005

                                       28


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                       SUPPLEMENTARY TAX INFORMATION (UNAUDITED)
                          ------------------------------------------------------

     For fiscal year 2004, the  distributions  attributable both to Common Stock
and MMP(R) are  characterized  as follows for purposes oF Federal  income taxes:
for individual investors,  78.92% consisted of Qualified Dividend Income ("QDI")
eligible  for the  maximum  15%  personal  tax rate while  21.08%  consisted  of
ordinary income taxable at regular personal tax rates. For corporate  investors,
78.69% consisted of income eligible for the  inter-corporate  Dividends Received
Deduction  ("DRD") while 21.31%  consisted of ordinary income taxable at regular
corporate rates.

     For calendar year 2004, the distributions to Common Stock are characterized
as follows for  purposes of Federal  income  taxes:  for  individual  investors,
78.15%  consisted of Qualified  Dividend Income ("QDI") eligible for the maximum
15%  personal  tax rate while 21.85%  consisted  of ordinary  income  taxable at
regular personal tax rates. For corporate investors,  77.92% consisted of income
eligible for the  inter-corporate  Dividends  Received  Deduction  ("DRD") while
22.08% consisted of ordinary income taxable at regular corporate rates.

                                       29


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
ADDITIONAL INFORMATION (UNAUDITED)
- ------------------------------------------------------

DIVIDEND REINVESTMENT AND CASH PURCHASE PLAN

     Under the Fund's Dividend Reinvestment and Cash Purchase Plan (the "Plan"),
a  shareholder  whose Common Stock is  registered  in his own name will have all
distributions  reinvested  automatically  by PFPC Inc.  as agent under the Plan,
unless the  shareholder  elects to receive cash.  Distributions  with respect to
shares  registered in the name of a broker-dealer  or other nominee (that is, in
"street  name") may be reinvested by the broker or nominee in additional  shares
under the Plan,  but only if the  service is  provided by the broker or nominee,
unless the shareholder  elects to receive  distributions  in cash. A shareholder
who holds Common Stock  registered  in the name of a broker or other nominee may
not be able to  transfer  the  Common  Stock to another  broker or  nominee  and
continue to participate in the Plan.  Investors who own Common Stock  registered
in street  name should  consult  their  broker or nominee for details  regarding
reinvestment.

     The number of shares of Common Stock  distributed  to  participants  in the
Plan in lieu of a cash dividend is determined in the following manner.  Whenever
the market price per share of the Fund's Common Stock is equal to or exceeds the
net asset value per share on the valuation  date,  participants in the Plan will
be issued new shares  valued at the higher of net asset value or 95% of the then
current market value. Otherwise,  PFPC Inc. will buy shares of the Fund's Common
Stock in the open market,  on the New York Stock  Exchange or  elsewhere,  on or
shortly after the payment date of the dividend or  distribution  and  continuing
until the  ex-dividend  date of the Fund's next  distribution  to holders of the
Common Stock or until it has expended  for such  purchases  all of the cash that
would otherwise be payable to the  participants.  The number of purchased shares
that will then be credited to the  participants'  accounts  will be based on the
average per share purchase price of the shares so purchased, including brokerage
commissions.  If PFPC Inc.  commences  purchases in the open market and the then
current  market price of the shares (plus any estimated  brokerage  commissions)
subsequently  exceeds their net asset value most recently  determined before the
completion of the  purchases,  PFPC Inc. will attempt to terminate  purchases in
the  open  market  and  cause  the  Fund to  issue  the  remaining  dividend  or
distribution  in shares.  In this case,  the  number of shares  received  by the
participant  will be based on the  weighted  average  of prices  paid for shares
purchased  in the  open  market  and the  price at which  the  Fund  issues  the
remaining  shares.  These  remaining  shares  will be  issued by the Fund at the
higher of net asset value or 95% of the then current market value.

     Plan  participants are not subject to any charge for reinvesting  dividends
or capital gains  distributions.  Each Plan participant  will,  however,  bear a
proportionate  share of  brokerage  commissions  incurred  with  respect to PFPC
Inc.'s open market purchases in connection with the reinvestment of dividends or
capital gains distributions.  For the year ended November 30, 2004, no brokerage
commissions were incurred.

     The automatic  reinvestment  of dividends  and capital gains  distributions
will not relieve Plan  participants of any income tax that may be payable on the
dividends or capital  gains  distributions.  A  participant  in the Plan will be
treated for Federal  income tax  purposes as having  received,  on the  dividend
payment date, a dividend or distribution in an amount equal to the cash that the
participant could have received instead of shares.

                                       30


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                  ADDITIONAL INFORMATION (UNAUDITED) (CONTINUED)
                          ------------------------------------------------------

     In addition to acquiring shares of Common Stock through the reinvestment of
cash dividends and  distributions,  a shareholder may invest any further amounts
from $100 to $3,000  semi-annually  at the then  current  market price in shares
purchased  through the Plan.  Such  semi-annual  investments  are subject to any
brokerage commission charges incurred by PFPC Inc. under the Plan.

     A  shareholder  whose Common Stock is registered in his or her own name may
terminate  participation  in the  Plan at any time by  notifying  PFPC  Inc.  in
writing,  by completing  the form on the back of the Plan account  statement and
forwarding it to PFPC Inc. or by calling PFPC Inc. directly.  A termination will
be  effective  immediately  if notice is received by PFPC Inc.  not less than 10
days before any dividend or distribution record date. Otherwise, the termination
will be  effective,  and  only  with  respect  to any  subsequent  dividends  or
distributions,  on the first day after the  dividend  or  distribution  has been
credited to the  participant's  account in additional  shares of the Fund.  Upon
termination and according to a participant's instructions, PFPC Inc. will either
(a) issue  certificates for the whole shares credited to the shareholder's  Plan
account and a check representing any fractional shares or (b) sell the shares in
the market.  Shareholders  who hold  Common  Stock  registered  in the name of a
broker or other  nominee  should  consult  their  broker or nominee to terminate
participation.

     The  Plan  is  described  in  more  detail  in the  Fund's  Plan  brochure.
Information   concerning   the  Plan  may  be   obtained   from  PFPC  Inc.   at
1-800-331-1710.

PROXY VOTING POLICIES AND PROXY VOTING RECORD ON FORM N-PX

     The Fund files Form N-PX with its complete  proxy voting  record for the 12
months ended June 30th,  no later than August 31st of each year.  The Fund filed
its initial Form N-PX with the  Securities and Exchange  Commissions  ("SEC") on
August 18, 2004.  This filing as well as the Fund's  proxy  voting  policies and
procedures are available (i) without charge, upon request, by calling the Fund's
transfer   agent   at   1-800-331-1710,   (ii)   on  the   Fund's   website   at
WWW.PREFERREDINCOME.COM and (iii) on the SEC's website at WWW.SEC.GOV.

PORTFOLIO SCHEDULE ON FORM N-Q

     The Fund files a complete  schedule of portfolio  holdings with the SEC for
the first and third fiscal quarters on Form N-Q, the first of which was recently
filed for the quarter ended August 31, 2004. The Fund's Form N-Q is available on
the SEC  website at  WWW.SEC.GOV  or may be viewed and  obtained  from the SEC's
Public  Reference  Room in Washington  D.C.  Information on the operation of the
Public Reference Room may be obtained by calling 1-800-SEC-0330.

PORTFOLIO MANAGEMENT TEAM

     In managing the  day-to-day  operations of the Fund,  the Adviser relies on
the  expertise  of its team of money  management  professionals,  consisting  of
Messrs.  Crumrine,  Ettinger,  Stimes,  Stone  and  Chadwick.  The  professional
backgrounds  of  each  member  of  the  management  team  are  included  in  the
"Information about Fund Directors and Officers" section of this report beginning
on page 33.

                                       31


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
ADDITIONAL INFORMATION (UNAUDITED) (CONTINUED)
- ------------------------------------------------------

CERTIFICATIONS

     Donald F. Crumrine, as the Fund's Chief Executive Officer, has certified to
the New York Stock  Exchange  that,  as of May 20, 2004, he was not aware of any
violation by the Fund of applicable NYSE corporate governance listing standards.
The Fund's reports to the SEC on Forms N-CSR and N-CSRS  contain  certifications
by the Fund's principal  executive officer and principal  financial officer that
relate to the Fund's  disclosure  in such  reports and that are required by rule
30a-2(a) under the 1940 Act.

                                       32


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                  ADDITIONAL INFORMATION (UNAUDITED) (CONTINUED)
                          ------------------------------------------------------

INFORMATION ABOUT FUND DIRECTORS AND OFFICERS

     The business and affairs of the Fund are managed under the direction of the
Fund's Board of Directors.  Information pertaining to the Directors and officers
of the Fund is set forth below.



                                                               PRINCIPAL       NUMBER OF FUNDS
                                         TERM OF OFFICE       OCCUPATION(S)    IN FUND COMPLEX
NAME, ADDRESS,             POSITION(S)    AND LENGTH OF        DURING PAST        OVERSEEN        OTHER DIRECTORSHIPS
AND AGE                  HELD WITH FUND   TIME SERVED*         FIVE YEARS        BY DIRECTOR       HELD BY DIRECTOR
- --------------           --------------  --------------       -------------    ---------------    -------------------
                                                                                
NON-INTERESTED
DIRECTORS:

MARTIN BRODY                Director    Class I Director   Retired                    4        Director, Jaclyn, Inc.
c/o HMK Associates                         since 1991                                          (luggage and
30 Columbia Turnpike                                                                           accessories). Director
Florham Park, NJ 07932                                                                         Emeritus, Smith Barney
Age: 83                                                                                        Mutual Funds (18 Funds).
                                                                                               Director, Flaherty &
                                                                                               Crumrine Preferred
                                                                                               Income Opportunity Fund,
                                                                                               Flaherty & Crumrine/
                                                                                               Claymore Preferred
                                                                                               Securities Income Fund
                                                                                               and Flaherty & Crumrine/
                                                                                               Claymore Total Return
                                                                                               Fund.

DAVID GALE                  Director    Class I Director   President & CEO of         4        Director, Golden State
Delta Dividend Group, Inc.                 since 1997      Delta Dividend                      Vintners, Inc. (wine
220 Montgomery Street                                      Group, Inc. (investments).          pressing). Director,
Suite 426                                                                                      Flaherty & Crumrine
San Francisco, CA 94104                                                                        Preferred Income
Age: 55                                                                                        Opportunity Fund,
                                                                                               Flaherty & Crumrine/
                                                                                               Claymore Preferred
                                                                                               Securities Income Fund
                                                                                               and Flaherty & Crumrine/
                                                                                               Claymore Total Return
                                                                                               Fund.

<FN>
- -------------------------------
*  The Fund's  Board of  Directors  is divided  into three  classes,  each class
   having a term of three  years.  Each  year the term of  office  of one  class
   expires and the  successor  or  successors  elected to such class serve for a
   three year term. The three year term for each class expires as follows:

                                 CLASS I DIRECTORS - three year term  expires at
                                 the Fund's 2005 Annual Meeting of Shareholders;
                                 directors  may  continue in office  until their
                                 successors  are  duly  elected  and  qualified.
                                 CLASS II DIRECTORS - three year term expires at
                                 the Fund's 2006 Annual Meeting of Shareholders;
                                 directors  may  continue in office  until their
                                 successors  are  duly  elected  and  qualified.
                                 CLASS III  DIRECTORS - three year term  expires
                                 at  the   Fund's   2007   Annual   Meeting   of
                                 Shareholders;  directors may continue in office
                                 until  their  successors  are duly  elected and
                                 qualified.
</FN>


                                       33


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
ADDITIONAL INFORMATION (UNAUDITED) (CONTINUED)
- ------------------------------------------------------



                                                               PRINCIPAL       NUMBER OF FUNDS
                                         TERM OF OFFICE       OCCUPATION(S)    IN FUND COMPLEX
NAME, ADDRESS,             POSITION(S)    AND LENGTH OF        DURING PAST        OVERSEEN        OTHER DIRECTORSHIPS
AND AGE                  HELD WITH FUND   TIME SERVED*         FIVE YEARS        BY DIRECTOR       HELD BY DIRECTOR
- --------------           --------------  --------------       -------------    ---------------    -------------------
                                                                                
NON-INTERESTED
DIRECTORS:

MORGAN GUST+                Director   Class III Director  From March 2002,           4        Director, Flaherty &
Giant Industries, Inc.                     since 1991      President of Giant                  Crumrine Preferred
23733 N. Scottsdale Road                                   Industries, Inc. (petroleum         Income Opportunity
Scottsdale, AZ 85255                                       refining and marketing)             Fund, Flaherty
Age: 57                                                    and, for more than five             & Crumrine/Claymore
                                                           years prior thereto,                Preferred Securities
                                                           Executive Vice President,           Income Fund and
                                                           and various other Vice              Flaherty & Crumrine/
                                                           President positions at              Claymore Total Return
                                                           Giant Industries, Inc.              Fund.

ROBERT F. WULF              Director   Class II Director   Financial Consultant;      4        Director, Flaherty &
3560 Deerfield Drive South                 since 1991      Trustee, University of              Crumrine Preferred
Salem, OR 97302                                            Oregon Foundation;                  Income Opportunity
Age: 67                                                    Trustee, San Francisco              Fund, Flaherty
                                                           Theological Seminary.               & Crumrine/Claymore
                                                                                               Preferred Securities
                                                                                               Income Fund and
                                                                                               Flaherty & Crumrine/
                                                                                               Claymore Total Return
                                                                                               Fund.

<FN>
- --------------------------------
*  The Fund's  Board of  Directors  is divided  into three  classes,  each class
   having a term of three  years.  Each  year the term of  office  of one  class
   expires and the  successor  or  successors  elected to such class serve for a
   three year term. The three year term for each class expires as follows:

                                 CLASS I DIRECTORS - three year term  expires at
                                 the Fund's 2005 Annual Meeting of Shareholders;
                                 directors  may  continue in office  until their
                                 successors  are  duly  elected  and  qualified.
                                 CLASS II DIRECTORS - three year term expires at
                                 the Fund's 2006 Annual Meeting of Shareholders;
                                 directors  may  continue in office  until their
                                 successors  are  duly  elected  and  qualified.
                                 CLASS III  DIRECTORS - three year term  expires
                                 at  the   Fund's   2007   Annual   Meeting   of
                                 Shareholders;  directors may continue in office
                                 until  their  successors  are duly  elected and
                                 qualified.

+  As a  Director,  represents  holders  of shares of the  Fund's  Money  Market
   Cumulative PreferredTM Stock.
</FN>


                                       34


- --------------------------------------------------------------------------------
                          Flaherty & Crumrine Preferred Income Fund Incorporated
                                  ADDITIONAL INFORMATION (UNAUDITED) (CONTINUED)
                          ------------------------------------------------------



                                                               PRINCIPAL       NUMBER OF FUNDS
                                         TERM OF OFFICE       OCCUPATION(S)    IN FUND COMPLEX
NAME, ADDRESS,             POSITION(S)    AND LENGTH OF        DURING PAST        OVERSEEN        OTHER DIRECTORSHIPS
AND AGE                  HELD WITH FUND   TIME SERVED*         FIVE YEARS        BY DIRECTOR       HELD BY DIRECTOR
- --------------           --------------  --------------       -------------    ---------------    -------------------
                                                                                
INTERESTED
DIRECTORS:

DONALD F. CRUMRINE+, ++    Director,   Class II Director   Chairman of the Board      4        Director, Flaherty
301 E. Colorado Boulevard   Chairman       since 1991      Director of Flaherty &              & Crumrine
Suite 720                 of the Board                     Crumrine Incorporated.              Preferred Income
Pasadena, CA 91101         and Chief                                                           Opportunity Fund,
Age: 57                Executive Officer                                                       Flaherty & Crumrine/
                                                                                               Claymore Preferred
                                                                                               Securities Income Fund
                                                                                               and Flaherty &
                                                                                               Crumrine/Claymore
                                                                                               Total Return Fund.

ROBERT M. ETTINGER++       Director,   Class III Director  President and Director of  2        Director, Flaherty &
301 E. Colorado Boulevard   President      since 2002      Flaherty & Crumrine                 Crumrine Preferred
Suite 720                                                  Incorporated.                       Income Opportunity
Pasadena, CA 91101                                                                             Fund.
Age: 46

<FN>
- --------------------------------
*  The Fund's  Board of  Directors  is divided  into three  classes,  each class
   having a term of three  years.  Each  year the term of  office  of one  class
   expires and the  successor  or  successors  elected to such class serve for a
   three year term. The three year term for each class expires as follows:

                                 CLASS I DIRECTORS - three year term  expires at
                                 the Fund's 2005 Annual Meeting of Shareholders;
                                 directors  may  continue in office  until their
                                 successors  are  duly  elected  and  qualified.
                                 CLASS II DIRECTORS - three year term expires at
                                 the Fund's 2006 Annual Meeting of Shareholders;
                                 directors  may  continue in office  until their
                                 successors  are  duly  elected  and  qualified.
                                 CLASS III  DIRECTORS - three year term  expires
                                 at  the   Fund's   2007   Annual   Meeting   of
                                 Shareholders;  directors may continue in office
                                 until  their  successors  are duly  elected and
                                 qualified.

+  As a  Director,  represents  holders  of shares of the  Fund's  Money  Market
   Cumulative PreferredTM Stock.
++ "Interested  person" of the Fund as defined in the Investment  Company Act of
   1940.  Messrs.  Crumrine  and  Ettinger are each  considered  an  "interested
   person" because of their  affiliation  with Flaherty & Crumrine  Incorporated
   which acts as the Fund's investment adviser.
</FN>


                                       35


- --------------------------------------------------------------------------------
Flaherty & Crumrine Preferred Income Fund Incorporated
ADDITIONAL INFORMATION (UNAUDITED) (CONTINUED)
- ------------------------------------------------------



                                                               PRINCIPAL       NUMBER OF FUNDS
                                         TERM OF OFFICE       OCCUPATION(S)    IN FUND COMPLEX
NAME, ADDRESS,             POSITION(S)    AND LENGTH OF        DURING PAST        OVERSEEN        OTHER DIRECTORSHIPS
AND AGE                  HELD WITH FUND   TIME SERVED*         FIVE YEARS        BY DIRECTOR       HELD BY DIRECTOR
- --------------           --------------  --------------       -------------    ---------------    -------------------
                                                                                        
OFFICERS:

R. ERIC CHADWICK         Chief Financial     Since         Vice President of         --                 --
301 E. Colorado Boulevard Officer, Vice    October 2002    Flaherty & Crumrine
Suite 720                  President,                      Incorporated since
Pasadena, CA 91101        Treasurer and                    August 2001, and
Age: 29                     Secretary                      previously (since
                                                           January 1999)
                                                           portfolio manager
                                                           of Flaherty &
                                                           Crumrine Incorporated.

PETER C. STIMES         Chief Compliance   Since 1991      Vice President of         --                 --
301 E. Colorado Boulevard Officer, and                     Flaherty & Crumrine
Suite 720                Vice President                    Incorporated.
Pasadena, CA 91101
Age: 49

BRADFORD S. STONE        Vice President       Since        Since May 2003, Vice      --                 --
392 Springfield Avenue    and Assistant     July 2003      President of Flaherty &
Mezzanine Suite             Treasurer                      Crumrine Incorporated;
Summit, NJ 07901                                           from June 2001 to
Age: 45                                                    April 2003, Director of
                                                           U.S. Market Strategy
                                                           at Barclays Capital;
                                                           from February 1987 to
                                                           June 2001 Vice
                                                           President of Goldman,
                                                           Sachs & Company as
                                                           Director of U.S.
                                                           Interest Rate
                                                           Strategy and,
                                                           previously, Vice
                                                           President of Interest
                                                           Rate Product Sales.

LAURIE C. LODOLO            Assistant        Since         Since August 2004,        --                 --
301 E. Colorado Boulevard  Compliance       July 2004      Assistant Compliance
Suite 720              Officer, Assistant                  Officer of Flaherty &
Pasadena, CA 91101        Treasurer and                    Crumrine Incorporated;
Age: 41                Assistant Secretary                 since February 2004,
                                                           Secretary of Flaherty &
                                                           Crumrine Incorporated;
                                                           Account Administrator of
                                                           Flaherty & Crumrine
                                                           Incorporated.


                                       36


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                      [This page intentionally left blank]



                      [This page intentionally left blank]



DIRECTORS
   Martin Brody
   Donald F. Crumrine, CFA
   Robert M. Ettinger, CFA
   David Gale
   Morgan Gust
   Robert F. Wulf, CFA

OFFICERS
   Donald F. Crumrine, CFA
     Chairman of the Board
     and Chief Executive Officer
   Robert M. Ettinger, CFA
     President
   R. Eric Chadwick, CFA
     Chief Financial Officer,
     Vice President, Treasurer
     and Secretary
   Peter C. Stimes, CFA
     Chief Compliance
     Officer and Vice President
   Bradford S. Stone
     Vice President
   Laurie Lodolo
     Assistant Compliance Officer,
     Assistant Treasurer and
     Assistant Secretary

INVESTMENT ADVISER
   Flaherty & Crumrine Incorporated
   e-mail: flaherty@pfdincome.com

QUESTIONS CONCERNING YOUR SHARES OF FLAHERTY &
CRUMRINE PREFERRED INCOME FUND?
   o If your shares are held in a brokerage Account, contact your broker.
   o If you have physical possession of your shares in certificate form, contact
     the Fund's Transfer Agent & Shareholder Servicing Agent --
               PFPC Inc.
               P.O. Box 43027
               Providence, RI 02940-3027
               1-800-331-1710

THIS REPORT IS SENT TO SHAREHOLDERS OF FLAHERTY & CRUMRINE PREFERRED INCOME FUND
INCORPORATED  FOR  THEIR  INFORMATION.  IT IS  NOT  A  PROSPECTUS,  CIRCULAR  OR
REPRESENTATION INTENDED FOR USE IN THE PURCHASE OR SALE OF SHARES OF THE FUND OR
OF ANY SECURITIES MENTIONED IN THIS REPORT.

                               [GRAPHIC OMITTED]
                                 LIGHTHOUSE ART

                              FLAHERTY & Crumrine
                             =====================
                             PREFERRED INCOME FUND

                                     ANNUAL
                                     REPORT

                               NOVEMBER 30, 2004

                       WEB SITE: WWW.PREFERREDINCOME.COM


ITEM 2. CODE OF ETHICS.
     (a) The registrant, as of the end of the period covered by this report, has
         adopted a code of ethics  that  applies to the  registrant's  principal
         executive officer,  principal financial officer,  principal  accounting
         officer  or  controller,   or  persons  performing  similar  functions,
         regardless of whether these  individuals are employed by the registrant
         or a third party.

     (c) There  have been no  amendments,  during  the  period  covered  by this
         report,  to a  provision  of the code of  ethics  that  applies  to the
         registrant's principal executive officer,  principal financial officer,
         principal  accounting  officer or  controller,  or  persons  performing
         similar functions, regardless of whether these individuals are employed
         by the registrant or a third party,  and that relates to any element of
         the code of ethics description.

     (d) The  registrant  has not granted  any  waivers,  including  an implicit
         waiver,  from a  provision  of the code of ethics  that  applies to the
         registrant's principal executive officer,  principal financial officer,
         principal  accounting  officer or  controller,  or  persons  performing
         similar functions, regardless of whether these individuals are employed
         by the registrant or a third party,  that relates to one or more of the
         items set forth in paragraph (b) of this item's instructions.

ITEM 3. AUDIT COMMITTEE FINANCIAL EXPERT.
As of the end of the period  covered by the report,  the  registrant's  board of
directors has  determined  that David Gale and Robert F. Wulf are each qualified
to serve as an audit committee  financial  expert serving on its audit committee
and that they both are  "independent," as defined by the Securities and Exchange
Commission.

ITEM 4. PRINCIPAL ACCOUNTANT FEES AND SERVICES.

AUDIT FEES
        (a)   The  aggregate  fees billed for each of the last two fiscal  years
              for professional services rendered by the principal accountant for
              the  audit of the  registrant's  annual  financial  statements  or
              services  that  are  normally   provided  by  the   accountant  in
              connection  with statutory and  regulatory  filings or engagements
              for those fiscal years are $36,500 for 2004 and $34,500 for 2003.

AUDIT-RELATED FEES

        (b)   The aggregate fees billed in each of the last two fiscal years for
              assurance and related  services by the principal  accountant  that
              are  reasonably  related  to the  performance  of the audit of the
              registrant's  financial  statements  and  are not  reported  under
              paragraph (a) of this Item are $0 for 2004 and $0 for 2003.




TAX FEES

        (c)   The aggregate fees billed in each of the last two fiscal years for
              professional services rendered by the principal accountant for tax
              compliance,  tax advice,  and tax planning are $6,400 for 2004 and
              $6,000 for 2003.

ALL OTHER FEES

     (d)      The aggregate fees billed in each of the last two fiscal years for
              products and services provided by the principal accountant,  other
              than the services  reported in paragraphs  (a) through (c) of this
              Item are $12,400 for 2004 and $11,200 for 2003.

     (e)(1)   The Fund's Audit Committee Charter states that the Audit Committee
              shall  have the  duty  and  power to  pre-approve  all  audit  and
              non-audit services to be provided by the auditors to the Fund, and
              all  non-audit  services  to be  provided  by the  auditors to the
              Fund's investment  adviser and any service providers  controlling,
              controlled by or under common  control with the Fund's  investment
              adviser  that  provide  ongoing  services  to  the  Fund,  if  the
              engagement  relates  directly  to  the  operations  and  financial
              reporting of the Fund.


     (e)(2)   The  percentage of services  described in each of  paragraphs  (b)
              through (d) of this Item that were approved by the audit committee
              pursuant to paragraph  (c)(7)(i)(C) of Rule 2-01 of Regulation S-X
              are as follows:

                           (b) 100%

                           (c) 100%

                           (d) 100%

     (f) The  percentage  of  hours  expended  on  the  principal   accountant's
         engagement to audit the registrant's  financial statements for the most
         recent fiscal year that were  attributed  to work  performed by persons
         other than the principal  accountant's  full-time,  permanent employees
         was 0%.


     (g) The aggregate non-audit fees billed by the registrant's  accountant for
         services  rendered to the registrant,  and rendered to the registrant's
         investment  adviser  (not  including  any  sub-adviser  whose  role  is
         primarily portfolio management and is subcontracted with or overseen by
         another investment adviser), and any entity controlling, controlled by,
         or under common control with the adviser that provides ongoing services
         to the  registrant  for  each  of the  last  two  fiscal  years  of the
         registrant was $0 for 2004 and $0 for 2003.

     (h) The  registrant's  audit  committee  of  the  board  of  directors  has
         considered  whether  the  provision  of  non-audit  services  that were
         rendered to the  registrant's  investment  adviser (not  including  any
         sub-adviser  whose  role  is  primarily  portfolio  management  and  is
         subcontracted with or overseen by another investment adviser),  and any
         entity  controlling,  controlled  by, or under common  control with the
         investment  adviser that provides  ongoing  services to the  registrant
         that were not


         pre-approved   pursuant  to  paragraph   (c)(7)(ii)   of  Rule 2-01  of
         Regulation   S-X   is  compatible   with   maintaining   the  principal
         accountant's independence.

ITEM 5. AUDIT COMMITTEE OF LISTED REGISTRANTS.

The  registrant  has a separately  designated  audit committee consisting of all
the  independent directors of the registrant. The members of the audit committee
are: Martin Brody, David Gale, Morgan Gust, and Robert F. Wulf.


ITEM 6. SCHEDULE OF INVESTMENTS

Schedule of Investments in securities of unaffiliated issuers as of the close of
the  reporting  period is included as part of the report to  shareholders  filed
under Item 1 of this form.

ITEM 7. DISCLOSURE OF  PROXY  VOTING  POLICIES  AND  PROCEDURES  FOR  CLOSED-END
MANAGEMENT INVESTMENT COMPANIES.

The Proxy Voting Policies are attached herewith.


                FLAHERTY & CRUMRINE INCORPORATED (THE "ADVISER")
             POLICIES AND PROCEDURES FOR VOTING PROXIES FOR CLIENTS

  (The definition of clients includes Flaherty & Crumrine Preferred Income Fund
               Incorporated, Flaherty & Crumrine Preferred Income
           Opportunity Fund Incorporated, Flaherty & Crumrine/Claymore
                 Preferred Securities Income Fund Incorporated,
         and Flaherty & Crumrine/Claymore Total Return Fund Incorporated
                          - collectively, the "Funds")


PURPOSE
         These Policies and Procedures are designed to satisfy the Adviser's
duties of care and loyalty to its clients with respect to monitoring corporate
events and exercising proxy authority in the best interests of such clients.

         In connection with this objective, these Policies and Procedures are
designed to deal with potential complexities which may arise in cases where the
Adviser's interests conflict or appear to conflict with the interests of its
clients.

         These Policies and Procedures are also designed to communicate with
clients the methods and rationale whereby the Adviser exercises proxy authority.

         This document is available to any client or Fund shareholder upon
request and the Adviser will make available to such clients and Fund
shareholders the record of the Adviser's votes promptly upon request and to the
extent required by Federal law and regulations.1


FUNDAMENTAL STANDARD
         The Adviser will be guided by the principle that, in those cases where
it has discretion, it is bound to vote proxies and take such other corporate
actions consistent with the interest of its clients with regard to the objective
of wealth maximization.


GENERAL
         The Adviser has divided its discussion in this document into two major
categories: voting with respect to common stock and voting with respect to
senior equity, e.g., preferred stock and similar securities. In those events
where the Adviser may have to take action with respect to debt, such as in the
case of amendments of covenants or in the case of default, bankruptcy,
reorganization, etc., the Adviser will apply the same principles as would apply
to common or preferred stock, MUTATIS MUTANDIS.

                                       1
- --------
1 This will include Fund web site reporting of proxy votes on Form N-PX no later
than 8/31/2004 for the twelve month period ended 6/30/2004.



         These Policies and Procedures apply only where the client has granted
discretionary authority with respect to proxy voting of an issuer. Where the
Adviser does not have authority, it will keep appropriate written records
evidencing that such discretionary authority has not been granted.

         The Adviser may choose not to keep written copies of proxy materials
that are subject to SEC regulation and maintained in the SEC's EDGAR database.
In other instances, the Adviser will keep appropriate written records in its
files or in reasonably accessible storage.

         Similarly, the Adviser will keep in its files, or reasonably accessible
storage, work papers and other materials that were significant to the Adviser in
making a decision how to vote.

         For purposes of decision making, the Adviser will assume that each
ballot for which it casts votes is the only security of an issuer held by the
client. Thus, when casting votes where the Adviser may have discretionary
authority with regard to several different securities of the same issuer, it may
vote securities "in favor" for those securities or classes where the Adviser has
determined the matter in question to be beneficial while, at the same time,
voting "against" for those securities or classes where the Adviser has
determined the matter to be adverse. Such cases occasionally arise, for example,
in those instances where a vote is required by both common and preferred
shareholders, voting as separate classes, for a change in the terms regarding
preferred stock issuance.

         The Adviser will reach its voting decisions independently, after
appropriate investigation. It does not generally intend to delegate its decision
making or to rely on the recommendations of any third party, although it may
take such recommendations into consideration. The Adviser may consult with such
other experts, such as CPA's, investment bankers, attorneys, etc., as it regards
necessary to help it reach informed decisions.

         Absent good reason to the contrary, the Adviser will generally give
substantial weight to management recommendations regarding voting. This is based
on the view that management is usually in the best position to know which
corporate actions are in the best interests of common shareholders as a whole.

         With regard to those shareholder-originated proposals which are
typically described as "social, environmental, and corporate responsibility"
matters, the Adviser will typically give weight to management's recommendations
and vote against such shareholder proposals, particularly if the adoption of
such proposals would bring about burdens or costs not borne by those of the
issuer's competitors.

         In cases where the voting of proxies would not justify the time and
costs involved, the Adviser may refrain from voting. From the individual
client's perspective, this would most typically come about in the case of small
holdings, such as might arise in

                                       2


connection  with  spin-offs  or  other  corporate   reorganizations.   From  the
perspective of the Adviser's  institutional clients, this envisions cases (1) as
more fully described below where preferred and common shareholders vote together
as a class or (2) other similar or analogous instances.

         Ultimately, all voting decisions are made on a case-by-case basis,
taking relevant considerations into account.


VOTING OF COMMON STOCK PROXIES
         The Adviser categorizes matters as either routine or non-routine, which
definition may or may not precisely conform to the definitions set forth by
securities exchanges or other bodies categorizing such matters. Routine matters
would include such things as the voting for directors and the ratification of
auditors and most shareholder proposals regarding social, environmental, and
corporate responsibility matters. Absent good reason to the contrary, the
Adviser normally will vote in favor of management's recommendations on these
routine matters.

         Non-routine matters might include, without limitation, such things as
(1) amendments to management incentive plans, (2) the authorization of
additional common or preferred stock, (3) initiation or termination of barriers
to takeover or acquisition, (4) mergers or acquisitions, (5) changes in the
state of incorporation, (6) corporate reorganizations, and (7) "contested"
director slates. In non-routine matters, the Adviser, as a matter of policy,
will attempt to be generally familiar with the questions at issue. This will
include, without limitation, studying news in the popular press, regulatory
filings, and competing proxy solicitation materials, if any. Non-routine matters
will be voted on a case-by-case basis, given the complexity of many of these
issues.


VOTING OF PREFERRED STOCK PROXIES
         Preferred stock, which is defined to include any form of equity senior
to common stock, generally has voting rights only in the event that the issuer
has not made timely payments of income and principal to shareholders or in the
event that a corporation desires to effectuate some change in its articles of
incorporation which might modify the rights of preferred stockholders. These are
non-routine in both form and substance.

         In the case of non-routine matters having to do with the modification
of the rights or protections accorded preferred stock shareholders, the Adviser
will attempt, wherever possible, to quantify the costs and benefits of such
modifications and will vote in favor of such modifications only if they are in
the bests interests of preferred shareholders or if the issuer has offered
sufficient compensation to preferred stock shareholders to offset the reasonably
foreseeable adverse consequences of such modifications. A similar type of
analysis would be made in the case where preferred shares, as a class, are
entitled to vote on a merger or other substantial transaction.

         In the case of the election of directors when timely payments to
preferred shareholders have not been made ("contingent voting"), the Adviser
will cast its votes on a case-by-case basis after investigation of the
qualifications and independence of the persons standing for election.

                                       3


         Routine matters regarding preferred stock are the exception, rather
than the rule, and typically arise when the preferred and common shareholders
vote together as a class on such matters as election of directors. The Adviser
will vote on a case-by-case basis, reflecting the principles set forth elsewhere
in this document. However, in those instances where the common shares of an
issuer are held by a holding company and where, because of that, the election
outcome is not in doubt, the Adviser does not intend to vote such proxies since
the time and costs would outweigh the benefits.


ACTUAL AND APPARENT CONFLICTS OF INTEREST
         Potential conflicts of interest between the Adviser and the Adviser's
clients may arise when the Adviser's relationships with an issuer or with a
related third party conflict or appear to conflict with the best interests of
the Adviser's clients.

         The Adviser will indicate in its voting records available to clients
whether or not a material conflict exists or appears to exist. In addition, the
Adviser will communicate with the client (which shall mean the independent
Directors or Director(s) they may so designate in the case of the Funds) in
instances when a material conflict of interest may be apparent. The Adviser
shall describe the conflict to the client and state the Adviser's voting
recommendation and the basis therefor. If the client considers there to be a
reasonable basis for the proposed vote notwithstanding the conflict or, in the
case of the Funds, that the recommendation was not affected by the conflict
(without considering the merits of the proposal), the Adviser shall vote in
accordance with the recommendation it had made to the client.

         In all such instances, the Adviser will keep reasonable documentation
supporting its voting decisions and/or recommendations to clients.


AMENDMENT OF THE POLICIES AND PROCEDURES
         These Policies and Procedures may be modified at any time by action of
the Board of Directors of the Adviser but will not become effective, in the case
of the Funds, unless they are approved by majority vote of the non-interested
Directors of the Funds. Any such modifications will be made to the Adviser's
clients by mail and/or other electronic means in a timely manner. These Policies
and Procedures, and any amendments thereto, will be posted on the Funds' webs
sites and will be disclosed in reports to shareholders as required by law.



Dated:            7/24/2003




ITEM 8. PORTFOLIO MANAGERS OF CLOSED-END MANAGEMENT INVESTMENT COMPANIES.

Not yet applicable.

ITEM 9. PURCHASES OF  EQUITY  SECURITIES  BY  CLOSED-END  MANAGEMENT  INVESTMENT
COMPANY AND AFFILIATED PURCHASERS.

Not applicable.

ITEM 10. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

There have been no material  changes to the procedures by which the shareholders
may  recommend  nominees to the  registrant's  board of  directors,  where those
changes were  implemented  after the  registrant  last  provided  disclosure  in
response to the  requirements  of Item  7(d)(2)(ii)(G)  of Schedule  14A (17 CFR
240.14a-101), or this Item.


ITEM 11. CONTROLS AND PROCEDURES.

(a)           The  registrant's  principal  executive  and  principal  financial
              officers, or persons performing similar functions,  have concluded
              that the  registrant's  disclosure  controls  and  procedures  (as
              defined in Rule 30a-3(c) under the Investment Company Act of 1940,
              as amended (the "1940 Act") (17 CFR  270.30a-3(c))) are effective,
              as of a date  within 90 days of the filing date of the report that
              includes the disclosure required by this paragraph, based on their
              evaluation  of these  controls  and  procedures  required  by Rule
              30a-3(b)  under  the  1940  Act (17 CFR  270.30a-3(b))  and  Rules
              13a-15(b) or 15d-15(b) under the Securities  Exchange Act of 1934,
              as amended (17 CFR 240.13a-15(b) or 240.15d-15(b)).


(b)           There were no changes in the  registrant's  internal  control over
              financial  reporting (as defined in Rule  30a-3(d)  under the 1940
              Act (17 CFR  270.30a-3(d))  that occurred during the  registrant's
              second  fiscal  quarter of the period  covered by this report that
              has  materially  affected,  or is reasonably  likely to materially
              affect,   the   registrant's   internal   control  over  financial
              reporting.

ITEM 12. EXHIBITS.
     (a)(1)   Code of ethics, or any amendment thereto, that is the  subject  of
              disclosure required by Item 2 is attached hereto.

     (a)(2)   Certifications  pursuant  to Rule  30a-2(a) under the 1940 Act and
              Section 302 of the Sarbanes-Oxley Act of 2002 are attached hereto.

     (a)(3)   Not applicable.

     (b)      Certifications  pursuant  to Rule  30a-2(a)  under  the  1940  Act
              and  Section  906 of the  Sarbanes-Oxley  Act of 2002 are attached
              hereto.



                                   SIGNATURES

Pursuant to the  requirements  of the  Securities  Exchange  Act of 1934 and the
Investment Company Act of 1940, the registrant has duly caused this report to be
signed on its behalf by the undersigned, thereunto duly authorized.

(registrant) FLAHERTY & CRUMRINE PREFERRED INCOME FUND INCORPORATED

By (Signature and Title)*  /S/ DONALD F. CRUMRINE
                         -------------------------------------------------------
                           Donald F. Crumrine, Director, Chairman of the Board
                           and Chief Executive Officer
                           (principal executive officer)

Date              JANUARY 27, 2005
    ----------------------------------------------------------------------------


Pursuant to the  requirements  of the  Securities  Exchange  Act of 1934 and the
Investment  Company  Act of  1940,  this  report  has been  signed  below by the
following  persons on behalf of the  registrant and in the capacities and on the
dates indicated.


By (Signature and Title)*  /S/ DONALD F. CRUMRINE
                         -------------------------------------------------------
                           Donald F. Crumrine, Director, Chairman of the Board
                           and Chief Executive Officer
                           (principal executive officer)

Date              JANUARY 27, 2005
    ----------------------------------------------------------------------------


By (Signature and Title)*  /S/ R. ERIC CHADWICK
                         -------------------------------------------------------
                           R. Eric Chadwick, Chief Financial Officer, Treasurer,
                           Vice President and Secretary
                           (principal financial officer)

Date              JANUARY 27, 2005
    ----------------------------------------------------------------------------



* Print the name and title of each signing officer under his or her signature.