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Consolidated Statements of Cash Flows - USD ($) $ in Thousands | 12 Months Ended
--- | ---
Dec. 31, 2018 | Dec. 31, 2017 | Dec. 31, 2016
Cash flows from operating activities: |  |  |  |
Net income |  | $ 63,059 | $ 60,668 | $ 56,720
Adjustments to reconcile net income to net cash provided by operating activities: |  |  |  |
Change in fair value of derivatives |  | 3 | (70) | 6
Gains on sales of properties |  | (509) | 0 | (1,013)
Depreciation and amortization of deferred leasing costs |  | 45,861 | 45,694 | 44,417
Amortization of deferred debt costs |  | 1,610 | 1,392 | 1,343
Non cash compensation costs of stock grants and options |  | 1,766 | 1,672 | 1,603
Provision for credit losses |  | 685 | 906 | 1,494
Increase in accounts receivable and accrued income |  | (336) | (1,643) | (3,525)
Additions to deferred leasing costs |  | (6,034) | (4,615) | (4,633)
Increase (decrease) in prepaid expenses |  | 73 | (294) | (399)
(Increase) decrease in other assets |  | 3,681 | 1,374 | (6,368)
Increase in accounts payable, accrued expenses and other liabilities |  | 225 | 1,125 | 921
Increase (decrease) in deferred income |  | 255 | (2,759) | (1,476)
Net cash provided by operating activities |  | 110,339 | 103,450 | 89,090
Cash flows from investing activities: |  |  |  |
Acquisitions of real estate investments | [1] | (40,836) | (79,499) | (48,250)
Additions to real estate investments |  | (12,883) | (17,653) | (15,564)
Additions to development and redevelopment projects |  | (76,257) | (22,842) | (27,231)
Proceeds from sale of properties | [2] | 1,326 | 6,688 | 4,771
Net cash used in investing activities |  | (128,650) | (113,306) | (86,274)
Cash flows from financing activities: |  |  |  |
Proceeds from mortgage notes payable |  | 54,900 | 100,000 | 11,250
Repayments on mortgage notes payable |  | (72,572) | (55,679) | (24,653)
Proceeds from term loan facility |  | 75,000 | 0 | 0
Proceeds from revolving credit facility |  | 102,000 | 63,000 | 78,500
Repayments on revolving credit facility |  | (116,000) | (51,000) | (57,500)
Proceeds from construction loans payable |  | 23,332 | 1,437 | 24,937
Additions to deferred debt costs |  | (3,233) | (2,583) | (125)
Proceeds from the issuance of: |  |  |  |
Common stock |  | 30,503 | 22,751 | 21,564
Partnership units | [1] | 5,383 | 6,735 | 6,910
Preferred stock redemption costs |  | (12) | 0 | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | (12,402) | (12,375) | (12,375)
Common stockholders |  | (46,306) | (44,576) | (39,472)
Noncontrolling interests |  | (15,981) | (15,268) | (13,533)
Net cash provided by (used in) financing activities |  | 21,981 | 12,442 | (4,497)
Net increase (decrease) in cash and cash equivalents |  | 3,670 | 2,586 | (1,681)
Cash and cash equivalents, beginning of year |  | 10,908 | 8,322 | 10,003
Cash and cash equivalents, end of year |  | 14,578 | 10,908 | 8,322
Supplemental disclosure of cash flow information: |  |  |  |
Cash paid for interest |  | 43,561 | 45,713 | 44,066
Increase (decrease) in accrued real estate investments and development costs |  | 9,663 | 2,097 | (7,098)
Series D Cumulative Redeemable Preferred Stock |  |  |  |
Proceeds from the issuance of: |  |  |  |
Series D preferred stock |  | 72,369 | 0 | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | (3,164) | 0 | 0
Series C Cumulative Preferred Stock |  |  |  |
Proceeds from the issuance of: |  |  |  |
Series C preferred stock redemption |  | (75,000) | 0 | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | $ (9,238) | (12,375) | $ (12,375)
Great Eastern Shopping Center |  |  |  |
Supplemental disclosure of cash flow information: |  |  |  |
Seller financing |  |  | $ 1,275 |
[1] | The 2018 acquisition of real estate and proceeds from the issuance of partnership units each excludes $8,776 in connection with the acquisition of Ashbrook Marketplace in exchange for limited partnership units.
[2] | Proceeds from sales of property in 2017 excludes $1,275 of seller financing in connection with the sale of the Company's Great Eastern property, which were received in 2018.

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- Definition Proceeds from issuance of capital stock which provides for a specific dividend that is paid to the shareholders before any dividends to common stockholders and which takes precedence over common stockholders in the event of liquidation. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 230 -SubTopic 10 -Section 45 -Paragraph 14 -Subparagraph (a) -URI http://asc.fasb.org/extlink&oid=109223946&loc=d3e3255-108585 + Details
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- Definition The cash inflow from amounts received from issuance of long-term debt that is wholly or partially secured by collateral. Excludes proceeds from tax exempt secured debt. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 230 -SubTopic 10 -Section 45 -Paragraph 14 -Subparagraph (b) -URI http://asc.fasb.org/extlink&oid=109223946&loc=d3e3255-108585 + Details
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- Definition Amount of cash inflow from contractual arrangement with the lender, including but not limited to, letter of credit, standby letter of credit and revolving credit arrangements. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 230 -SubTopic 10 -Section 45 -Paragraph 14 -Subparagraph (b) -URI http://asc.fasb.org/extlink&oid=109223946&loc=d3e3255-108585 Reference 2: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 235 -SubTopic 10 -Section S99 -Paragraph 1 -Subparagraph (SX 210.4-08.(f)) -URI http://asc.fasb.org/extlink&oid=26873400&loc=d3e23780-122690 + Details
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- Definition The proceeds from the sale of an interest in a unit of partnership. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 230 -SubTopic 10 -Section 45 -Paragraph 14 -Subparagraph (a) -URI http://asc.fasb.org/extlink&oid=109223946&loc=d3e3255-108585 + Details
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- Definition Cash received from the sale of real estate that is held for investment, that is, it is part of an investing activity during the period. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 230 -SubTopic 10 -Section 45 -Paragraph 12 -Subparagraph (c) -URI http://asc.fasb.org/extlink&oid=109223946&loc=d3e3179-108585 + Details
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