Real Estate Investments

12 Months Ended

Dec. 31, 2019

2.	Real Estate Investments

Acquisitions

The following tables detail the shopping centers acquired or land acquired for development or redevelopment:

(in thousands)		December 31, 2019
Date Purchased	Property Name	City/State	Property Type	Purchase Price		Debt Assumed, Net of Premiums		Intangible Assets		Intangible Liabilities
1/8/2019	Pablo Plaza⁽¹⁾	Jacksonville, FL	Operating	$	600		—		—		—
2/8/2019	Melrose Market	Seattle, WA	Operating		15,515		—		941		358
6/18/2019	The Field at Commonwealth Ph II⁽²⁾	Chantilly, VA	Development		4,083		—		—		—
6/21/2019	Culver Public Market	Culver City, CA	Development		1,279		—		—		—
6/28/2019	6401 Roosevelt	Seattle, WA	Operating		3,550		—		—		—
7/1/2019	The Pruneyard	Campbell, CA	Operating		212,500		—		16,991		5,833
9/17/2019	Circle Marina Center	Long Beach, CA	Operating		50,000		—		3,717		962
Total property acquisitions				$	287,527		—		21,649		7,153

⁽¹⁾	The Company purchased a land parcel adjacent to the Company’s existing operating Pablo Plaza for redevelopment.

⁽²⁾	The Company purchased The Field at Commonwealth Ph II, which is land adjacent to an existing operating property, for future development.

(in thousands)		December 31, 2018
Date Purchased	Property Name	City/State	Property Type	Purchase Price		Debt Assumed, Net of Premiums		Intangible Assets		Intangible Liabilities
01/10/18	Hewlett Crossing I & II	Hewlett, NY	Operating	$	30,900		9,700		3,114		1,868
04/03/18	Rivertowns Square	Dobbs Ferry, NY	Operating		68,933		—		4,993		5,554
12/14/18	Pablo Plaza ⁽¹⁾	Jacksonville, FL	Operating		1,310		—		—		—
12/27/18	The Village at Hunter's Lake	Tampa, FL	Development		1,812		—		—		—
12/31/18	Carytown Exchange⁽²⁾	Richmond, VA	Development		13,284		—		264		—
Total property acquisitions				$	116,239		9,700		8,371		7,422

⁽¹⁾	The Company purchased a 5,000 square foot building adjacent to the Company's existing operating Pablo Plaza for redevelopment.

⁽²⁾	The Company closed on the Carytown Exchange development, with a partner contributing land valued at $13 million which is recorded within Limited partners' interest in consolidated partnerships in the accompanying Consolidated Balance Sheets.

Equity One Merger

General

On March 1, 2017, Regency completed its merger with Equity One, a NYSE listed shopping center company, whereby Equity One merged with and into Regency, with Regency continuing as the surviving public company. Under the terms of the Merger Agreement, each Equity One stockholder received 0.45 of a newly issued share of Regency common stock for each share of Equity One common stock owned immediately prior to the effective time of the merger resulting in approximately 65.5 million Regency common shares being issued to effect the merger, with a total purchase price of $5.2 billion.

As part of the merger, Regency acquired 121 properties, including 8 properties held through co-investment partnerships. The consolidated net assets and results of operations of Equity One are included in the consolidated financial statements from the closing date, March 1, 2017, going forward and resulted in the following impact to Revenues and Net income attributable to common stockholders:

(in thousands)	Year ended December 31, 2017
Increase in total revenues	$	337,761
Increase in net income attributable to common stockholders	$	81,766

The Company incurred $80.7 million of merger-related transaction costs during the year ended December 31, 2017, which is recorded in Other operating expenses in the accompanying Consolidated Statements of Operations.

Pro forma Information (unaudited)

The following unaudited pro forma financial data includes the incremental revenues, operating expenses, depreciation and amortization, and costs of the Equity One acquisition as if it had occurred on January 1, 2016:

(in thousands, except per share data)	Year ended December 31, 2017
Total revenues	$	1,052,221
Income from operations ⁽¹⁾		281,393
Net income attributable to common stockholders ⁽¹⁾		262,270
Income per common share - basic		1.54
Income per common share - diluted		1.54

⁽¹⁾

The pro forma earnings for the year ended December 31, 2017, were adjusted to exclude $103.6 million of merger costs, as if they had occurred during 2016.

The pro forma financial data is not necessarily indicative of what the actual results of operations would have been assuming the transaction had been completed as set forth above, nor does it purport to represent the results of operations for future periods.