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Consolidated Statements of Cash Flows - USD ($) $ in Thousands | 12 Months Ended
--- | ---
Dec. 31, 2019 | Dec. 31, 2018 | Dec. 31, 2017
Cash flows from operating activities: |  |  |  |
Net income |  | $ 64,196 | $ 63,059 | $ 60,668
Adjustments to reconcile net income to net cash provided by operating activities: |  |  |  |
Change in fair value of derivatives |  | 436 | 3 | (70)
Gain on sale of property |  | 0 | (509) | 0
Depreciation and amortization of deferred leasing costs |  | 46,333 | 45,861 | 45,694
Amortization of deferred debt costs |  | 1,518 | 1,610 | 1,392
Non cash compensation costs of stock grants and options |  | 1,859 | 1,766 | 1,672
Provision for credit losses |  | 1,226 | 685 | 906
(Increase) decrease in accounts receivable and accrued income |  | 339 | (336) | (1,643)
Additions to deferred leasing costs |  | (1,843) | (6,034) | (4,615)
(Increase) decrease in prepaid expenses |  | (188) | 73 | (294)
Decrease in other assets |  | 894 | 3,681 | 1,374
Increase in accounts payable, accrued expenses and other liabilities |  | 158 | 225 | 1,125
Increase (decrease) in deferred income |  | 455 | 255 | (2,759)
Net cash provided by operating activities |  | 115,383 | 110,339 | 103,450
Cash flows from investing activities: |  |  |  |
Acquisitions of real estate investments | [1] | 0 | (40,836) | (79,499)
Additions to real estate investments |  | (21,891) | (12,883) | (17,653)
Additions to development and redevelopment projects |  | (113,772) | (76,257) | (22,842)
Proceeds from sale of properties | [2] | 0 | 1,326 | 6,688
Net cash used in investing activities |  | (135,663) | (128,650) | (113,306)
Cash flows from financing activities: |  |  |  |
Proceeds from mortgage notes payable |  | 50,600 | 54,900 | 100,000
Repayments on mortgage notes payable |  | (109,235) | (72,572) | (55,679)
Proceeds from term loan facility |  | 0 | 75,000 | 0
Proceeds from revolving credit facility |  | 152,500 | 102,000 | 63,000
Repayments on revolving credit facility |  | (112,000) | (116,000) | (51,000)
Proceeds from construction loans payable |  | 86,868 | 23,332 | 1,437
Additions to deferred debt costs |  | (1,010) | (3,233) | (2,583)
Proceeds from the issuance of: |  |  |  |
Common stock |  | 25,039 | 30,503 | 22,751
Partnership units | [1] | 3,180 | 5,383 | 6,735
Preferred stock redemption costs |  | 0 | (12) | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | (12,390) | (12,402) | (12,375)
Common stockholders |  | (48,568) | (46,306) | (44,576)
Noncontrolling interests |  | (16,642) | (15,981) | (15,268)
Net cash provided by financing activities |  | 19,607 | 21,981 | 12,442
Net increase (decrease) in cash and cash equivalents |  | (673) | 3,670 | 2,586
Cash and cash equivalents, beginning of year |  | 14,578 | 10,908 | 8,322
Cash and cash equivalents, end of year |  | 13,905 | 14,578 | 10,908
Supplemental disclosure of cash flow information: |  |  |  |
Cash paid for interest |  | 40,434 | 43,561 | 45,713
Increase (decrease) in accrued real estate investments and development costs |  | 303 | 9,663 | 2,097
Series C Cumulative Preferred Stock |  |  |  |
Proceeds from the issuance of: |  |  |  |
Series C preferred stock redemption |  | (105,000) | (75,000) | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | (7,541) | (9,238) | (12,375)
Series D Cumulative Redeemable Preferred Stock |  |  |  |
Proceeds from the issuance of: |  |  |  |
Preferred stock |  | 0 | 72,369 | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | (4,592) | (3,164) | 0
Series E Cumulative Redeemable Preferred Stock |  |  |  |
Proceeds from the issuance of: |  |  |  |
Preferred stock |  | 106,265 | 0 | 0
Distributions to: |  |  |  |
Distributions to preferred stockholders |  | $ (257) | 0 | $ 0
Ashbrook Marketplace |  |  |  |
Supplemental disclosure of cash flow information: |  |  |  |
Limited partnership units issued |  |  | 8,776 |
Great Eastern Shopping Center |  |  |  |
Supplemental disclosure of cash flow information: |  |  |  |
Seller financing |  |  | 1,275 |
Interest income |  |  | $ 51 |
[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 sale 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 plus accrued interest of $51.

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