Note 6 — Business Acquisitions

Sorrento Hills Village—Sorrento, Florida

On August 16, 2016, the Company’s wholly owned subsidiary, Greenleaf Capital, LLC, assigned the right to purchase the developed property in the ADC Arrangement to its subsidiary, Sorrento PBX, LLC. Sorrento PBX simultaneously exercised the purchase option and acquired the property from Sorrento Retail Investments, LLC. The acquired assets included a retail shopping center and appurtenant facilities in Sorrento, Florida as well as existing tenant lease agreements to use the property. The purchase price was $12,250, which was determined using a predetermined capitalization rate and the projected net operating income of the property. The Company recognized a $2,071 gain on bargain purchase, resulting primarily from a favorable fair value at the date of acquisition as compared with the Company’s purchase price. The Company relied on an independent appraisal report, which is based on the weighted results of two valuation approaches, in determining the estimated fair values of the significant assets acquired. This acquisition was financed in part by the proceeds from the issuance of a 3.75% promissory note. See Note 13 — “Long-Term Debt” for additional information.

The table below presents an allocation of the purchase price to the net assets acquired based on their fair values at the acquisition date:


*Identifiable assets acquired and liabilities assumed:*
Cash	$	194
Land		1,600
Land improvements		3,045
Buildings		7,120
Intangibles		2,580
Tenant improvements		76
Building improvement		29
Other assets		33
Other liabilities		(356	)

Total net assets acquired		14,321
Less: Gain on bargain purchase		(2,071	)

Purchase price	$	12,250

Pineda Landings—Melbourne, Florida

With regard to the 90% equity interest in FMKT MGA distributed by FMJV as described in Investment in Unconsolidated Joint Venture in Note 4 — “Investments,” the transaction was accounted for as a business step acquisition resulting in the assets acquired and liabilities assumed being recorded at fair value. Immediately following FMJV’s distribution of the 90% equity interest, the Company elected to purchase the remaining 10% noncontrolling interest from the other member and pay $2,064 in cash in 2016, plus an additional $200 in January 2017 upon the execution of one lease agreement. The Company funded the consideration paid with $871 of its own cash and $1,193 of additional borrowing from FMKT MGA’s revolving credit facility.

The table below presents the fair values of the net assets acquired at the acquisition date:


*Identifiable assets acquired and liabilities assumed:*
Cash	$	502
Land		2,857
Land improvements		4,671
Buildings		5,480
Intangibles		2,619
Tenant improvements		403
Building improvement		403
Other property and equipment		17
Other assets		940
Construction loan		(8,214	)
Other liabilities		(550	)

Total net assets acquired		9,128
Less: Carrying value of 90% equity method investment		(2,859	)
Gain on remeasurement of previously held interest		(4,005	)
Payable to the 10% joint venture partner		(200	)

Cash paid to the 10% joint venture partner	$	2,064

Subsequent to the acquisition date, the Company incurred an impairment loss of $388 in 2016 resulting from the write-down of lease intangibles and other assets associated with the unexpected closure of one tenant’s business at this property.

The acquired businesses, in aggregate, contributed $426 of rental income and $460 of net loss to the Company for the period from the acquisition date to December 31, 2016. Pro forma results of operations are not presented as the effects of the acquisition were not material to the Company’s consolidated results of operations.