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Segment Reporting | 3 Months Ended
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Mar. 31, 2020
Segment Reporting [Abstract] |
Segment Reporting | 12. Segment Reporting The Company has three reportable segments: Core Portfolio, Funds and Structured Financing. The Company’s Core Portfolio consists primarily of high-quality retail properties located primarily in high-barrier-to-entry, densely-populated metropolitan areas with a long-term investment horizon. The Company’s Funds hold primarily retail real estate in which the Company co-invests with high-quality institutional investors. The Company’s Structured Financing segment consists of earnings and expenses related to notes and mortgages receivable which are held within the Core Portfolio or the Funds (Note 3). Fees earned by the Company as the general partner or managing member of the Funds are eliminated in the Company’s consolidated financial statements and are not presented in the Company’s segments. The following tables set forth certain segment information for the Company (in thousands):
|  | As of or for the Three Months Ended March 31, 2020 |
|  | Core Portfolio |  |  | Funds |  |  | Structured Financing |  |  | Unallocated |  |  | Total |
Revenues |  | $ | 39,933 |  |  | $ | 31,487 |  |  | $ | — |  |  | $ | — |  |  | $ | 71,420 |
Depreciation and amortization |  |  | (17,056 | ) |  |  | (16,321 | ) |  |  | — |  |  |  | — |  |  |  | (33,377 | )
Property operating expenses, other operating and real estate taxes |  |  | (11,814 | ) |  |  | (11,953 | ) |  |  | — |  |  |  | — |  |  |  | (23,767 | )
General and administrative expenses |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (9,070 | ) |  |  | (9,070 | )
Impairment charges |  |  | — |  |  |  | (51,549 | ) |  |  | — |  |  |  | — |  |  |  | (51,549 | )
Operating income (loss) |  |  | 11,063 |  |  |  | (48,336 | ) |  |  | — |  |  |  | (9,070 | ) |  |  | (46,343 | )
Interest income |  |  | — |  |  |  | — |  |  |  | 2,929 |  |  |  | — |  |  |  | 2,929 |
Other expense |  |  | — |  |  |  | — |  |  |  | (530 | ) |  |  | — |  |  |  | (530 | )
Equity in earnings (losses) of unconsolidated affiliates |  |  | 1,642 |  |  |  | (387 | ) |  |  | — |  |  |  | — |  |  |  | 1,255 |
Interest expense |  |  | (8,250 | ) |  |  | (10,052 | ) |  |  | — |  |  |  | — |  |  |  | (18,302 | )
Income tax benefit |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 952 |  |  |  | 952 |
Net income (loss) |  |  | 4,455 |  |  |  | (58,775 | ) |  |  | 2,399 |  |  |  | (8,118 | ) |  |  | (60,039 | )
Net loss attributable to noncontrolling interests |  |  | 1,216 |  |  |  | 50,409 |  |  |  | — |  |  |  | — |  |  |  | 51,625 |
Net income (loss) attributable to Acadia (a) |  | $ | 5,671 |  |  | $ | (8,366 | ) |  | $ | 2,399 |  |  | $ | (8,118 | ) |  | $ | (8,414 | )
Real estate at cost (b) |  | $ | 2,289,449 |  |  | $ | 1,792,667 |  |  | $ | — |  |  | $ | — |  |  | $ | 4,082,116 |
Total assets (b) |  | $ | 2,330,971 |  |  | $ | 1,801,008 |  |  | $ | 173,159 |  |  | $ | — |  |  | $ | 4,305,138 |
Cash paid for acquisition of real estate |  | $ | 19,088 |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | 19,088 |
Cash paid for development and property improvement costs |  | $ | 2,638 |  |  | $ | 10,695 |  |  | $ | — |  |  | $ | — |  |  | $ | 13,333 |
|  | As of or for the Three Months Ended March 31, 2019 |
|  | Core Portfolio |  |  | Funds |  |  | Structured Financing |  |  | Unallocated |  |  | Total |
Revenues |  | $ | 46,423 |  |  | $ | 27,562 |  |  | $ | — |  |  | $ | — |  |  | $ | 73,985 |
Depreciation and amortization |  |  | (15,679 | ) |  |  | (14,654 | ) |  |  | — |  |  |  | — |  |  |  | (30,333 | )
Property operating expenses, other operating and real estate taxes |  |  | (11,732 | ) |  |  | (9,403 | ) |  |  | — |  |  |  | — |  |  |  | (21,135 | )
General and administrative expenses |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (8,323 | ) |  |  | (8,323 | )
Gain on disposition of properties |  |  | — |  |  |  | 2,014 |  |  |  | — |  |  |  | — |  |  |  | 2,014 |
Operating income |  |  | 19,012 |  |  |  | 5,519 |  |  |  | — |  |  |  | (8,323 | ) |  |  | 16,208 |
Interest income |  |  | — |  |  |  | — |  |  |  | 2,270 |  |  |  | — |  |  |  | 2,270 |
Equity in earnings of unconsolidated affiliates |  |  | 2,270 |  |  |  | 1 |  |  |  | — |  |  |  | — |  |  |  | 2,271 |
Interest expense |  |  | (6,693 | ) |  |  | (11,166 | ) |  |  | — |  |  |  | — |  |  |  | (17,859 | )
Income tax benefit |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 46 |  |  |  | 46 |
Net income (loss) |  |  | 14,589 |  |  |  | (5,646 | ) |  |  | 2,270 |  |  |  | (8,277 | ) |  |  | 2,936 |
Net (income) loss attributable to noncontrolling interests |  |  | (41 | ) |  |  | 9,302 |  |  |  | — |  |  |  | — |  |  |  | 9,261 |
Net income attributable to Acadia (a) |  | $ | 14,548 |  |  | $ | 3,656 |  |  | $ | 2,270 |  |  | $ | (8,277 | ) |  | $ | 12,197 |
Real estate at cost (b) |  | $ | 2,114,727 |  |  | $ | 1,640,864 |  |  | $ | — |  |  | $ | — |  |  | $ | 3,755,591 |
Total assets (b) |  | $ | 2,244,349 |  |  | $ | 1,684,757 |  |  | $ | 114,935 |  |  | $ | — |  |  | $ | 4,044,041 |
Cash paid for acquisition of real estate |  | $ | 32,034 |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | 32,034 |
Cash paid for development and property improvement costs |  | $ | 4,033 |  |  | $ | 15,876 |  |  | $ | — |  |  | $ | — |  |  | $ | 19,909 |
| (a) | Net income attributable to Acadia for the Core segment includes $1.0 million, and $1.2 million associated with one property, Town Center, for the three months ended March 31, 2020 and 2019, respectively. These amounts include the results of three entities, including the unconsolidated Town Center venture and the consolidated
|  | Brandywine Holdings (Note 4) and Brandywine Maintenance Corp., which on a combined basis constitute the operating results of the shopping center. In April 2020, the Town Center venture was consolidated (Note 15).
| (b) | Real estate at cost and total assets for the Funds segment include $603.4 million and $603.3 million, or $175.6 million and $174.7 million net of non-controlling interests, related to Fund II’s City Point property at March 31, 2020 and December 31, 2019, respectively.

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- Definition The entire disclosure for reporting segments including data and tables. Reportable segments include those that meet any of the following quantitative thresholds a) it's reported revenue, including sales to external customers and intersegment sales or transfers is 10 percent or more of the combined revenue, internal and external, of all operating segments b) the absolute amount of its reported profit or loss is 10 percent or more of the greater, in absolute amount of 1) the combined reported profit of all operating segments that did not report a loss or 2) the combined reported loss of all operating segments that did report a loss c) its assets are 10 percent or more of the combined assets of all operating segments. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 280 -URI http://asc.fasb.org/topic&trid=2134510 + Details
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