The following total realized gains and losses on investments exclude amounts required to adjust future policy benefits for the run-off settlement annuity business:

	Three Months Ended				Nine Months Ended
	September 30,				September 30,
(In millions)	2013		2012		2013		2012
Fixed maturities	$	16	$	8	$	105	$	23
Equity securities		-		1		4		5
Commercial mortgage loans		-		1		(4)		(9)
Real estate		-		-		-		(1)
Other investments, including derivatives		11		1		87		2
Realized investment gains before income taxes		27		11		192		20
Less income taxes		10		4		65		4
Net realized investment gains	$	17	$	7	$	127	$	16

Included in the above realized investment gains (losses) before income taxes, are changes in valuation reserves, asset write-downs and other-than-temporary impairments on fixed maturities as follows:

	Three Months Ended				Nine Months Ended
	September 30,				September 30,
(In millions)	2013		2012		2013		2012
Credit-related (1)	$	-	$	-	$	(8)	$	(14)
Other		(3)		-		(11)		(2)
Total	$	(3)	$	-	$	(19)	$	(16)

(1) Credit related losses include other-than-temporary declines in fair value of fixed maturities and changes in valuation reserves and asset write-downs related to commercial mortgage loans and real estate entities. There were no credit losses on fixed maturities for which a portion of the impairment was recognized in other comprehensive income.

Securities in the following table are included in fixed maturities and equity securities on the Company's Consolidated Balance Sheets. These securities are carried at fair value with changes in fair value reported in other realized investment gains (losses) and interest and dividends reported in net investment income. Hybrid investments include preferred stock or debt securities with call or conversion features.

	As of September 30,		As of December 31,
(In millions)	2013		2012
Included in fixed maturities:
Trading securities (amortized cost: $1; $1)	$	1	$	1
Hybrid securities (amortized cost: $5; $15)		5		15
Total	$	6	$	16
Included in equity securities:
Hybrid securities (amortized cost: $70; $84)	$	56	$	70

The following information about fixed maturities excludes trading and hybrid securities. The amortized cost and fair value by contractual maturity periods for fixed maturities were as follows at September 30, 2013:

		Amortized		Fair
(In millions)		Cost		Value
Due in one year or less	$	1,057	$	1,077
Due after one year through five years		5,023		5,407
Due after five years through ten years		4,665		4,982
Due after ten years		2,596		3,133
Mortgage and other asset-backed securities		948		1,040
Total	$	14,289	$	15,639

Actual maturities of these securities could differ from contractual maturities used in the table above. This could occur because issuers may have the right to call or prepay obligations, with or without penalties, or because in certain cases the Company may have the option to unilaterally extend the contractual maturity date.

Gross unrealized appreciation (depreciation) on fixed maturities (excluding trading securities and hybrid securities with a fair value of $6 million at September 30, 2013 and $16 million at December 31, 2012) by type of issuer is shown below.


	September 30, 2013
				Gross		Gross
				Unrealized		Unrealized
		Amortized		Appre-		Depre-		Fair
(In millions)		Cost		ciation		ciation		Value
Federal government and agency	$	443	$	282	$	(1)	$	724
State and local government		2,018		183		(5)		2,196
Foreign government		1,116		70		(9)		1,177
Corporate		9,763		802		(63)		10,502
Federal agency mortgage-backed		83		-		-		83
Other mortgage-backed		67		4		(4)		67
Other asset-backed		799		94		(3)		890
Total	$	14,289	$	1,435	$	(85)	$	15,639

(In millions)	December 31, 2012
Federal government and agency	$	509	$	393	$	-	$	902
State and local government		2,169		270		(2)		2,437
Foreign government		1,197		126		(1)		1,322
Corporate		10,590		1,308		(17)		11,881
Federal agency mortgage-backed		121		1		-		122
Other mortgage-backed		82		11		(4)		89
Other asset-backed		797		145		(6)		936
Total	$	15,465	$	2,254	$	(30)	$	17,689

The above table includes investments with a fair value of $2.7 billion supporting the Company's run-off settlement annuity business, with gross unrealized appreciation of $535 million and gross unrealized depreciation of $18 million at September 30, 2013. Such unrealized amounts are required to support future policy benefit liabilities of this business and, as such, are not included in accumulated other comprehensive income. At December 31, 2012, investments supporting this business had a fair value of $3.1 billion, gross unrealized appreciation of $883 million and gross unrealized depreciation of $8 million.

Sales information for available-for-sale fixed maturities and equity securities was as follows:

	Three Months Ended				Nine Months Ended
	September 30,				September 30,
(In millions)	2013		2012		2013		2012
Proceeds from sales	$	402	$	92	$	1,674	$	447
Gross gains on sales	$	10	$	6	$	93	$	25
Gross losses on sales	$	1	$	-	$	4	$	1

Review of declines in fair value. Management reviews fixed maturities with a decline in fair value from cost for impairment based on criteria that include:

As of September 30, 2013, fixed maturities (excluding trading and hybrid securities) with a decline in fair value from amortized cost (primarily corporate, and other asset and mortgage-backed securities) were by length of time of decline, as follows:

	Fair		Amortized		Unrealized		Number
(In millions)	Value		Cost		Depreciation		of Issues
Fixed maturities:
One year or less:
Investment grade	$	1,464	$	1,515	$	(51)	623
Below investment grade	$	393	$	403	$	(10)	345
More than one year:
Investment grade	$	207	$	225	$	(18)	80
Below investment grade	$	46	$	52	$	(6)	14

The unrealized depreciation of investment grade fixed maturities is due primarily to increases in market yields since purchase. There were no equity securities with a fair value significantly lower than cost as of September 30, 2013.

Mortgage loans held by the Company are made exclusively to commercial borrowers and are diversified by property type, location and borrower. Loans are generally issued at a fixed rate of interest and are secured by high quality, primarily completed and substantially leased operating properties.

Credit quality. The Company regularly evaluates and monitors credit risk, beginning with the initial underwriting of a mortgage loan and continuing throughout the investment holding period. Mortgage origination professionals employ an internal credit quality rating system designed to evaluate the relative risk of the transaction at each loan's origination that is then updated each year as part of the annual portfolio loan review. The Company evaluates and monitors credit quality on an ongoing basis, classifying each loan as a loan in good standing, potential problem loan or problem loan.

Quality ratings are based on our evaluation of a number of key inputs related to the loan, including real estate market-related factors such as rental rates and vacancies, and property-specific inputs such as growth rate assumptions and lease rollover statistics. However, the two most significant contributors to the credit quality rating are the debt service coverage and loan-to-value ratios. The debt service coverage ratio measures the amount of property cash flow available to meet annual interest and principal payments on debt with a ratio below 1.0 indicating that there is not enough cash flow to cover the required loan payments. The loan-to-value ratio, commonly expressed as a percentage, compares the amount of the loan to the fair value of the underlying property collateralizing the loan.

The following tables summarize the credit risk profile of the Company's commercial mortgage loan portfolio based on loan-to-value and debt service coverage ratios, as of September 30, 2013 and December 31, 2012:

(In millions)				September 30, 2013
		Debt Service Coverage Ratio
		1.30x or		1.20x to		1.10x to		1.00x to		Less than
Loan-to-Value Ratios		Greater		1.29x		1.19x		1.09x		1.00x		Total
Below 50%	$	312	$	-	$	-	$	56	$	-	$	368
50% to 59%		591		132		-		18		-		741
60% to 69%		438		16		70		-		24		548
70% to 79%		116		114		-		-		22		252
80% to 89%		58		61		34		28		122		303
90% to 99%		-		-		58		50		67		175
100% or above		-		-		-		-		17		17
Total	$	1,515	$	323	$	162	$	152	$	252	$	2,404

(In millions)					December 31, 2012
		Debt Service Coverage Ratio
		1.30x or		1.20x to		1.10x to		1.00x to		Less than
Loan-to-Value Ratios		Greater		1.29x		1.19x		1.09x		1.00x		Total
Below 50%	$	297	$	8	$	-	$	50	$	-	$	355
50% to 59%		614		104		25		52		-		795
60% to 69%		562		75		-		66		-		703
70% to 79%		194		143		132		4		16		489
80% to 89%		45		42		131		18		58		294
90% to 99%		14		30		-		-		58		102
100% or above		-		-		30		17		66		113
Total	$	1,726	$	402	$	318	$	207	$	198	$	2,851

The Company's annual in-depth review of its commercial mortgage loan investments is the primary mechanism for identifying emerging risks in the portfolio. The most recent review was completed by the Company's investment professionals in the second quarter of 2013 and included an analysis of each underlying property's most recent annual financial statements, rent rolls, operating plans, budgets, a physical inspection of the property and other pertinent factors. Based on historical results, current leases, lease expirations and rental conditions in each market, the Company estimates the current year and future stabilized property income and fair value, and categorizes the investments as loans in good standing, potential problem loans or problem loans. Based on property valuations and cash flows estimated as part of this review, and considering updates for loans where material changes were subsequently identified, the portfolio's average loan-to-value ratio improved to 63% at September 30, 2013 from 65% at December 31, 2012. The portfolio's average debt service coverage ratio was estimated to be 1.59 at September 30, 2013, an improvement from 1.56 at December 31, 2012.

Quality ratings are adjusted between annual reviews if new property information is received or an event such as delinquency or a borrower's request for restructure causes management to believe that the Company's estimate of financial performance, fair value or the risk profile of the underlying property has been impacted.

During 2013, the Company restructured its subordinate interest in two cross-collateralized pools of industrial loans totaling $31 million by extending the maturity dates and reducing the interest rates. This modification was considered a troubled debt restructuring and the loans were classified as problem mortgage loans because the borrower was experiencing financial difficulties and an interest rate concession was granted. No valuation reserves were required because the fair values of the underlying properties exceeded the carrying values of the outstanding loans.

During 2012, the Company restructured a $119 million problem mortgage loan, net of a valuation reserve, into two notes carried at $100 million and $19 million. The $100 million note was reclassified to impaired commercial mortgage loans with no valuation reserves and the $19 million note was classified as an other long-term investment. This modification was considered a troubled debt restructuring because the borrower was experiencing financial difficulties and an interest rate concession was granted. No valuation reserve was required because the fair value of the underlying property equaled the carrying value of the outstanding loan. Following the restructuring, the $100 million note was reclassified to good standing based on the results of the 2012 annual loan review and has been subsequently paid in full.

Certain other loans were modified during the nine months ended September 30, 2013 and the twelve months ended December 31, 2012. However, these were not considered troubled debt restructures and the impact of such modifications was not material to the Company's results of operations, financial condition or liquidity.

Potential problem mortgage loans are considered current (no payment more than 59 days past due), but exhibit certain characteristics that increase the likelihood of future default. The characteristics management considers include, but are not limited to, the deterioration of debt service coverage below 1.0, estimated loan-to-value ratios increasing to 100% or more, downgrade in quality rating and requests from the borrower for restructuring. In addition, loans are considered potential problems if principal or interest payments are past due by more than 30 but less than 60 days. Problem mortgage loans are either in default by 60 days or more or have been restructured as to terms, which could include concessions on interest rate, principal payment or maturity date. The Company monitors each problem and potential problem mortgage loan on an ongoing basis, and updates the loan categorization and quality rating when warranted.

Problem and potential problem mortgage loans, net of valuation reserves, totaled $160 million at September 30, 2013 and $215 million at December 31, 2012. At September 30, 2013 and December 31, 2012, mortgage loans located in the South Atlantic region represented the most significant component of problem and potential problem mortgage loans. Loans collateralized by industrial properties represented the most significant concentration by property type at September 30, 2013, with no significant concentration by property type at December 31, 2012.

Impaired commercial mortgage loans. A commercial mortgage loan is considered impaired when it is probable that the Company will not collect all amounts due (principal and interest) according to the terms of the original loan agreement. These loans are included in either problem or potential problem loans. The Company assesses each loan individually for impairment, using the information obtained from the quality review process discussed above. Impaired loans are carried at the lower of unpaid principal balance or the fair value of the underlying real estate. In some cases when it is probable that the Company will not collect the interest due under the original agreements, the loan will be considered impaired but a related valuation reserve will not be recorded because the fair value of the underlying real estate is higher than the remaining carrying value of the loan.

The carrying value of the Company's impaired commercial mortgage loans and related valuation reserves were as follows:

(In millions)		September 30, 2013					December 31, 2012
		Gross		Reserves		Net		Gross		Reserves		Net
Impaired commercial mortgage loans with valuation reserves	$	93	$	(11)	$	82	$	72	$	(7)	$	65
Impaired commercial mortgage loans with no valuation reserves		31		-		31		60		-		60
Total	$	124	$	(11)	$	113	$	132	$	(7)	$	125

The average recorded investment in impaired loans was $128 million at September 30, 2013 and $176 million at September 30, 2012. Because of the risk profile of the underlying investment, the Company recognizes interest income on problem mortgage loans only when payment is actually received. Interest income that would have been reflected in net income if interest on non-accrual commercial mortgage loans had been received in accordance with the original terms was not significant for the nine months ended September 30, 2013 or 2012. Interest income on impaired commercial mortgage loans was not significant for the nine months ended September 30, 2013 or 2012.

The following table summarizes the changes in valuation reserves for commercial mortgage loans:

(In millions)	2013		2012
Reserve balance, January 1,	$	7	$	19
Increase in valuation reserves		4		10
Charge-offs upon sales and repayments, net of recoveries		-		(3)
Transfers to other long-term investments		-		(16)
Transfers to real estate		-		(3)
Reserve balance, September 30,	$	11	$	7

Short-term investments and cash equivalents. Short-term investments and cash equivalents include corporate securities of $1.8 billion, federal government securities of $544 million and money market funds of $142 million as of September 30, 2013. The Company's short-term investments and cash equivalents as of December 31, 2012 included corporate securities of $1.1 billion, federal government securities of $167 million and money market funds of $217 million.