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Real Estate Investments | 3 Months Ended
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Mar. 31, 2017
Business Combinations [Abstract] |
Real Estate Investments | Real Estate Investments Acquisitions The following table details the shopping centers acquired or land acquired or leased for development:
(in thousands) |  | Three months ended March 31, 2017
Date Purchased |  | Property Name |  | City/State |  | Property Type |  | Ownership |  | Purchase Price |  | Debt Assumed, Net of Premiums |  | Intangible Assets |  | Intangible Liabilities
3/6/17 |  | The Field at Commonwealth |  | Chantilly, VA |  | Development |  | 100% |  | $9,500 |  | — |  | — |  | —
3/8/17 |  | Pinecrest Place (1) |  | Miami, FL |  | Development |  | 100% |  | — |  | — |  | — |  | —
|  |  |  |  |  | $9,500 |  | — |  | — |  | —
(1) The Company leased 10.67 acres for a ground up development.
(in thousands) |  | Three months ended March 31, 2016
Date Purchased |  | Property Name |  | City/State |  | Property Type |  | Ownership |  | Purchase Price |  | Debt Assumed, Net of Premiums |  | Intangible Assets |  | Intangible Liabilities
2/22/16 |  | Garden City Park |  | Garden City Park, NY |  | Operating |  | 100% |  | $17,300 |  | — |  | 10,171 |  | 2,940
3/4/16 |  | The Market at Springwoods Village (1) |  | Houston, TX |  | Development |  | 53% |  | $17,994 |  | — |  | — |  | —
Total property acquisitions |  |  |  |  |  | $35,294 |  | — |  | 10,171 |  | 2,940
(1) Regency acquired a 53% controlling interest in the Market at Springwoods Village partnership to develop a shopping center on land contributed by the partner. As a result of consolidation, the Company recorded the partner's non-controlling interest of $8.4 million in Limited partners' interests in consolidated partnerships in the accompanying Consolidated Balance Sheets.
Equity One Merger General On March 1, 2017, Regency completed its merger with Equity One, Inc., an NYSE 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 shares being issued to effect the merger. The following table provides the components that make up the total purchase price for the Equity One merger:
(in thousands, except stock price) | Purchase Price
Shares of common stock issued for merger | 65,495 |
Closing stock price on March 1, 2017 | $ | 68.40 |
Value of common stock issued for merger | $ | 4,471,808 |
Debt repaid | 716,278 |
Other cash payments | 5,019 |
Total purchase price | $ | 5,193,105 |
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 for the three months ended March 31, 2017:
|  | March 31, 2017
(in thousands) |  | Three months ended
Increase in total revenues | $ | 34,936 |
Increase (decrease) in net income attributable to common stockholders (1) |  | (22,296 | )
(1) Includes $69.8 million of transaction costs during the three months ended March 31, 2017, which are recorded in Other operating expenses in the accompanying Consolidated Statements of Operations. Provisional Purchase Price Allocation of Merger The Merger has been accounted for using the acquisition method of accounting in accordance with ASC 805, Business Combinations, which requires, among other things, that the assets acquired and liabilities assumed be recognized at their acquisition date fair values. The following table summarizes the provisional purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed:
(in thousands) |  | Preliminary Purchase Price Allocation
Land |  | $ | 3,093,797 |
Building and improvements |  | 2,802,319 |
Properties in development |  | 70,179 |
Properties held for sale |  | 19,600 |
Investments in unconsolidated real estate partnerships |  | 103,566 |
Real estate assets |  | 6,089,461 |
Cash, accounts receivable and other assets |  | 112,211 |
Intangible assets |  | 500,645 |
Total assets acquired |  | 6,702,317 |
Notes payable |  | 757,399 |
Accounts payable, accrued expenses, and other liabilities |  | 120,370 |
Lease intangible liabilities |  | 631,443 |
Total liabilities assumed |  | 1,509,212 |
Total purchase price |  | $ | 5,193,105 |
The acquired assets and assumed liabilities for an acquired operating property generally include, but are not limited to: land, buildings and improvements, identified tangible and intangible assets and liabilities associated with in-place leases, including tenant improvements, leasing costs, value of above-market and below-market leases, and value of acquired in-place leases. This methodology includes estimating an “as-if vacant” fair value of the physical property, which includes land, building, and improvements and also determines the estimated fair value of identifiable intangible assets and liabilities, considering the following categories: (i) value of in-place leases, and (ii) above and below-market value of in-place leases. The provisional fair market value of the acquired operating properties is based on a valuation prepared by Regency with assistance of a third party valuation specialist. The third party uses stabilized NOI and market specific capitalization and discount rates as the primary inputs in determining the fair value of the real estate assets. Management reviews the inputs used by the third party specialist as well as the allocation of the purchase price to ensure reasonableness and that the procedures are performed in accordance with management's policy. Management and the third party valuation specialist have prepared their provisional fair value estimates for each of the operating properties acquired, but are still in process of reviewing all of the underlying inputs and assumptions; therefore, the purchase price and its allocation are not yet complete as of the date of this filing. Once the purchase price and allocation are complete, an adjustment to the purchase price or allocation may occur. Additionally, any excess purchase price may result in the recognition of goodwill, the amount of which may be significant. The allocation of the purchase price is based on management’s assessment, which may change in the future as more information becomes available. Subsequent adjustments made to the purchase price allocation upon completion of the Company's fair value assessment process will not exceed one year. The allocation of the purchase price described above requires a significant amount of judgment and represents management's best estimate of the fair value as of the acquisition date. The following table details the provisional weighted average amortization and net accretion periods, in years, of the major classes of intangible assets and intangible liabilities arising from the Equity One merger:
(in years) |  | Weighted Average Amortization Period
Assets: |  |
In-place leases |  | 10.6
Above-market leases |  | 9.5
Below-market ground leases |  | 44.9
Liabilities: |  |
Acquired lease intangible liabilities |  | 22.3
Pro forma Information 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:
|  | Pro forma (Unaudited)
|  | Three months ended March 31,
(in thousands, except per share data) |  | 2017 |  | 2016
Total revenues |  | 265,174 |  |  | 250,042 |
Income (loss) from operations | (1) | 67,397 |  |  | (51,437 | )
Net income (loss) attributable to common stockholders | (1) | 54,809 |  |  | (57,012 | )
Income (loss) per common share - basic |  | 0.32 |  |  | (0.35 | )
Income (loss) per common share - diluted |  | 0.32 |  |  | (0.35 | )
(1) The pro forma earnings for the three months ended March 31, 2017 were adjusted to exclude $69.8 million of merger costs, while 2016 pro forma earnings were adjusted to include all merger costs during the first quarter of 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.

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- Definition The entire disclosure for certain real estate investment financial statements, real estate investment trust operating support agreements, real estate owned, retail land sales, time share transactions, as well as other real estate related disclosures. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 970 -SubTopic 360 -Section S99 -Paragraph 1 -Subparagraph (SX 210.12-28) -URI http://asc.fasb.org/extlink&oid=6590653&loc=d3e638233-123024 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 03 -Paragraph 11 -Article 9 Reference 3: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 04 -Paragraph c -Subparagraph Schedule III -Article 5 Reference 4: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 03 -Paragraph 10 -Subparagraph 4 -Article 9 Reference 5: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 02 -Paragraph 6 -Subparagraph a -Article 5 + Details
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