LENDING ACTIVITIES (Tables)

6 Months Ended

Jun. 30, 2016

LENDING ACTIVITIES

Composition of Mortgages and other loans receivable

	June 30,			December 31,
(in millions)		2016		2015
Commercial mortgages*	$	22,904	$	22,067
Residential mortgages		3,307		2,758
Commercial loans, other loans and notes receivable		2,820		2,451
Life insurance policy loans		2,538		2,597
Total mortgage and other loans receivable		31,569		29,873
Allowance for credit losses		(308)		(308)
Mortgage and other loans receivable, net	$	31,261	$	29,565

* Commercial mortgages primarily represent loans foroffices, retail properties and apartments, with exposures in New York and California representing the largest geographic concentrations (aggregating approximately 24 percent and 12 percent, respectively, atJune 30,2016, and 22 percent and 12 percent, respectively, at December 31,2015).

Schedule of debt service coverage ratio and loan-to-value ratio for the commercial mortgage loans

	Debt Service Coverage Ratios(a)
(in millions)		>1.20X		1.00X - 1.20X		<1.00X		Total
June 30, 2016
Loan-to-Value Ratios(b)
Less than 65%	$	12,105	$	1,873	$	139	$	14,117
65% to 75%		5,660		352		43		6,055
76% to 80%		1,445		164		84		1,693
Greater than 80%		576		267		196		1,039
Total commercial mortgages	$	19,786	$	2,656	$	462	$	22,904
December 31, 2015
Loan-to-Value Ratios(b)
Less than 65%	$	10,283	$	1,704	$	150	$	12,137
65% to 75%		6,361		611		45		7,017
76% to 80%		1,370		169		81		1,620
Greater than 80%		646		226		421		1,293
Total commercial mortgages	$	18,660	$	2,710	$	697	$	22,067

(a) The debt service coverage ratio compares a property’s net operating income to its debt service payments, including principal and interest.

(b) The loan-to-value ratio compares the current unpaid principal balance of the loan to the estimated fair value of the underlying property collateralizing the loan.

Schedule of credit quality indicators for the commercial mortgage loans

	Number															Percent
	of	Class														of
(dollars in millions)	Loans	Apartments			Offices		Retail	Industrial			Hotel		Others		Total(c)	Total $
June 30, 2016
Credit Quality Performance Indicator:
In good standing	802	$	4,342	$	7,647	$	4,995	$	1,713	$	2,454	$	1,450	$	22,601	99	%
Restructured(a)	8		-		235		19		-		16		-		270	1
90 days or less delinquent	-		-		-		-		-		-		-		-	-
>90 days delinquent or in
process of foreclosure	7		3		12		-		-		6		12		33	-
Total(b)	817	$	4,345	$	7,894	$	5,014	$	1,713	$	2,476	$	1,462	$	22,904	100	%
Allowance for credit losses:
Specific		$	-	$	4	$	1	$	6	$	1	$	-	$	12	-	%
General			48		55		44		6		21		12		186	1
Total allowance for credit losses		$	48	$	59	$	45	$	12	$	22	$	12	$	198	1	%

December 31, 2015
Credit Quality Performance Indicator:
In good standing	830	$	3,916	$	7,484	$	4,809	$	1,902	$	2,082	$	1,435	$	21,628	98	%
Restructured(a)	9		-		156		25		6		16		6		209	1
90 days or less delinquent	1		-		-		4		-		-		-		4	-
>90 days delinquent or in
process of foreclosure	9		3		205		-		6		-		12		226	1
Total(b)	849	$	3,919	$	7,845	$	4,838	$	1,914	$	2,098	$	1,453	$	22,067	100	%
Allowance for credit losses:
Specific		$	-	$	16	$	1	$	6	$	1	$	-	$	24	-	%
General			35		47		29		8		15		13		147	1
Total allowance for credit losses		$	35	$	63	$	30	$	14	$	16	$	13	$	171	1	%

(a) Loans that have been modified in troubled debt restructurings and are performing according to their restructured terms. For additional discussion of troubled debt restructurings,see Note 6 to the Consolidated Financial Statements in the 2015 Annual Report.

(b)Does not reflect allowance for credit losses.

(c) Approximatelyall of the commercial mortgagesheld at such respective dates were current as to payments of principal and interest. There were no significant amounts of nonperforming commercial mortgages (defined as those loans where payment of contractual principal or interest is more than 90 days past due) during any of the periods presented.

Schedule of changes in the allowance for losses on Mortgage and other loans receivable

	2016						2015
Six Months Ended June 30,		Commercial		Other				Commercial		Other
(in millions)		Mortgages		Loans		Total		Mortgages		Loans		Total
Allowance, beginning of year	$	171	$	137	$	308	$	159	$	112	$	271
Loans charged off		(13)		-		(13)		(4)		(1)		(5)
Recoveries of loans previously charged off		11		-		11		3		1		4
Net charge-offs		(2)		-		(2)		(1)		-		(1)
Provision for loan losses		29		(27)		2		(9)		(3)		(12)
Other		-		-		-		2		2		4
Allowance, end of period	$	198 *	$	110	$	308	$	151 *	$	111	$	262

*Of the total allowance, $12million and $30 million relate to individually assessed credit losses on $352 million and $570 million of commercial mortgages at June 30,2016 and 2015, respectively.