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Loans and Allowance for Loan Losses | 3 Months Ended
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Mar. 31, 2016
Loans and Allowance for Loan Losses [Abstract] |
LOANS AND ALLOWANCE FOR LOAN LOSSES | NOTE 4 – LOANS AND ALLOWANCE FOR LOAN LOSSES Loans that management has the intent and ability to hold for the foreseeable future, or until maturity or payoffs, are reported at their outstanding principal balances adjusted for any charge-offs, the allowance for loan losses, any deferred fees or costs on originated loans and unamortized premiums or discounts on purchased loans. Interest income is reported on the interest method and includes amortization of net deferred loan fees and costs over the loan term. Generally, all loan classes are placed on non-accrual status not later than 90 days past due, unless the loan is well-secured and in the process of collection. All interest accrued, but not collected, for loans that are placed on non-accrual or charged-off is reversed against interest income. The interest on these loans is accounted for on the cash-basis or cost-recovery method, until qualifying for return to accrual. Loans are returned to accrual status when all the principal and interest amounts contractually due are brought current and future payments are reasonably assured. The allowance for loan losses is established as losses are estimated to have occurred through a provision for loan losses charged to income. Loan losses are charged against the allowance when management believes the non-collectability of a loan balance is probable. Subsequent recoveries, if any, are credited to the allowance. The allowance for loan losses is evaluated on a regular basis by management and is based upon management’s periodic review of the collectability of the loans in light of historical experience, the nature and volume of the loan portfolio, adverse situations that may affect the borrower’s ability to repay, estimated value of any underlying collateral and prevailing economic conditions. This evaluation is inherently subjective as it requires estimates that are susceptible to significant revision as new information becomes available. The allowance consists of allocated and general components. The allocated component relates to loans that are classified as impaired. For those loans that are classified as impaired, an allowance is established when the discounted cash flows (or collateral value or observable market price) of the impaired loan is lower than the carrying value of that loan. The general component covers nonclassified loans and is based on historical charge-off experience and expected loss given default derived from the Company’s internal risk rating process. Other adjustments may be made to the allowance for pools of loans after an assessment of internal or external influences on credit quality that are not fully reflected on the historical loss or risk rating data. A loan is considered impaired when, based on current information and events, it is probable that State Bank will be unable to collect the scheduled payments of principal or interest when due according to the contractual terms of the loan agreement. Factors considered by management in determining impairment include payment status, collateral value and the probability of collecting scheduled principal and interest payments when due. Loans that experience insignificant payment delays and payment shortfalls generally are not classified as impaired. Management determines the significance of payment delays and payment shortfalls on a case-by-case basis, taking into consideration each of the circumstances surrounding the loan and the borrower, including the length of the delay, the reasons for the delay, the borrower’s prior payment record and the amount of the shortfall in relation to the principal and interest owed. Impairment is measured on a loan-by-loan basis for commercial, agricultural, and construction loans by either the present value of expected future cash flows discounted at the loan’s effective interest rate, the loan’s obtainable market price or the fair value of the collateral if the loan is collateral dependent. When State Bank moves a loan to non-accrual status, total unpaid interest accrued to date is reversed from income. Subsequent payments are applied to the outstanding principal balance with the interest portion of the payment recorded on the balance sheet as a contra-loan. Interest received on impaired loans may be realized once all contractual principal amounts are received or when a borrower establishes a history of six consecutive timely principal and interest payments. It is at the discretion of management to determine when a loan is placed back on accrual status upon receipt of six consecutive timely payments. Large groups of smaller balance homogenous loans are collectively evaluated for impairment. Accordingly, State Bank does not separately identify individual consumer and residential loans for impairment measurements, unless such loans are the subject of a restructuring agreement due to financial difficulties of the borrower. Categories of loans at March 31, 2016 and December 31, 2015 include:
|  | Total Loans |  |  | Non-Accrual Loans |
($ in thousands) |  | Mar. 2016 |  |  | Dec. 2015 |  |  | Mar. 2016 |  |  | Dec. 2015 |
Commercial & Industrial |  | $ | 91,958 |  |  | $ | 86,542 |  |  |  | 164 |  |  |  | 188 |
Commercial RE & Construction |  |  | 256,461 |  |  |  | 242,208 |  |  |  | 5,218 |  |  |  | 5,670 |
Agricultural & Farmland |  |  | 42,467 |  |  |  | 43,835 |  |  |  | - |  |  |  | 7 |
Residential Real Estate |  |  | 132,627 |  |  |  | 130,806 |  |  |  | 1,156 |  |  |  | 749 |
Consumer & Other |  |  | 53,493 |  |  |  | 54,224 |  |  |  | 46 |  |  |  | 32 |
Total Loans |  | $ | 577,006 |  |  | $ | 557,615 |  |  | $ | 6,584 |  |  | $ | 6,646 |
Unearned Income |  | $ | 128 |  |  | $ | 44 |  |  |  |  |  |  |  |  |
Total Loans, net of unearned income |  | $ | 577,134 |  |  | $ | 557,659 |  |  |  |  |  |  |  |  |
Allowance for loan losses |  | $ | (7,205 | ) |  | $ | (6,990 | ) |  |  |  |  |  |  |  |
The following tables present the activity in the allowance for loan losses and the recorded investment in loans based on portfolio segment and impairment method as of March 31, 2016, December 31, 2015 and March 31, 2015.
|  | Commercial |  |  | Commercial RE |  |  | Agricultural |  |  | Residential |  |  | Consumer |  |  |  |
($'s in thousands) |  | & Industrial |  |  | & Construction |  |  | & Farmland |  |  | Real Estate |  |  | & Other |  |  | Total |
ALLOWANCE FOR LOAN AND LEASE LOSSES |  |  |  |  |  |  |  |  |  |  |  |  |
For the Three Months Ended - March 31, 2016 |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 914 |  |  | $ | 3,886 |  |  | $ | 204 |  |  | $ | 1,312 |  |  | $ | 674 |  |  | $ | 6,990 |
Charge Offs |  |  | (92 | ) |  |  | - |  |  |  | - |  |  |  | - |  |  |  | (2 | ) |  | $ | (94 | )
Recoveries |  |  | 35 |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 24 |  |  |  | 59 |
Provision |  |  | 68 |  |  |  | 234 |  |  |  | (16 | ) |  |  | 30 |  |  |  | (66 | ) |  |  | 250 |
Ending Balance |  | $ | 925 |  |  | $ | 4,120 |  |  | $ | 188 |  |  | $ | 1,342 |  |  | $ | 630 |  |  | $ | 7,205 |
Loans Receivable at March 31, 2016 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
individually evaluated for impairment |  | $ | - |  |  | $ | 1,759 |  |  | $ | - |  |  | $ | 165 |  |  | $ | 37 |  |  | $ | 1,961 |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
collectively evaluated for impairment |  | $ | 925 |  |  | $ | 2,361 |  |  | $ | 188 |  |  | $ | 1,177 |  |  | $ | 593 |  |  | $ | 5,244 |
Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
individually evaluated for impairment |  | $ | - |  |  | $ | 5,301 |  |  | $ | - |  |  | $ | 1,931 |  |  | $ | 446 |  |  | $ | 7,678 |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
collectively evaluated for impairment |  | $ | 91,958 |  |  | $ | 251,160 |  |  | $ | 42,467 |  |  | $ | 130,696 |  |  | $ | 53,047 |  |  | $ | 569,328 |
|  | Commercial |  |  | Commercial RE |  |  | Agricultural |  |  | Residential |  |  | Consumer |  |  |  |
($'s in thousands) |  | & Industrial |  |  | & Construction |  |  | & Farmland |  |  | Real Estate |  |  | & Other |  |  | Total |
Loans Receivable at December 31, 2015 |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
individually evaluated for impairment |  | $ | - |  |  | $ | 1,759 |  |  | $ | - |  |  | $ | 167 |  |  | $ | 37 |  |  | $ | 1,963 |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
collectively evaluated for impairment |  | $ | 914 |  |  | $ | 2,127 |  |  | $ | 204 |  |  | $ | 1,145 |  |  | $ | 637 |  |  | $ | 5,027 |
Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
individually evaluated for impairment |  | $ | 126 |  |  | $ | 5,754 |  |  | $ | - |  |  | $ | 1,713 |  |  | $ | 464 |  |  | $ | 8,057 |
Ending balance: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
collectively evaluated for impairment |  | $ | 86,416 |  |  | $ | 236,454 |  |  | $ | 43,835 |  |  | $ | 129,093 |  |  | $ | 53,760 |  |  | $ | 549,558 |
|  | Commercial |  |  | Commercial RE |  |  | Agricultural |  |  | Residential |  |  | Consumer |  |  |  |
($'s in thousands) |  | & Industrial |  |  | & Construction |  |  | & Farmland |  |  | Real Estate |  |  | & Other |  |  | Total |
ALLOWANCE FOR LOAN AND LEASE LOSSES |  |  |  |  |  |  |  |  |  |  |  |  |
For the Three Months Ended - March 31, 2015 |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 1,630 |  |  | $ | 2,857 |  |  | $ | 208 |  |  | $ | 1,308 |  |  | $ | 768 |  |  | $ | 6,771 |
Charge Offs |  |  | (8 | ) |  |  | (250 | ) |  |  | - |  |  |  | (13 | ) |  |  | (31 | ) |  | $ | (302 | )
Recoveries |  |  | 5 |  |  |  | - |  |  |  | 1 |  |  |  | 2 |  |  |  | 3 |  |  |  | 11 |
Provision |  |  | (53 | ) |  |  | 285 |  |  |  | 3 |  |  |  | 21 |  |  |  | 94 |  |  |  | 350 |
Ending Balance |  | $ | 1,574 |  |  | $ | 2,892 |  |  | $ | 212 |  |  | $ | 1,318 |  |  | $ | 834 |  |  | $ | 6,830 |
The risk characteristics of each loan portfolio segment are as follows: Commercial and Agricultural Commercial and agricultural loans are primarily based on the identified cash flows of the borrower and secondarily on the underlying collateral provided by the borrower. The cash flows of borrowers, however, may not be as expected and the collateral securing these loans may fluctuate in value. Most commercial loans are secured by the assets being financed or other business assets, such as accounts receivable or inventory, and may include a personal guarantee. Short-term loans may be made on an unsecured basis. In the case of loans secured by accounts receivable, the availability of funds for the repayment of these loans may be substantially dependent on the ability of the borrower to collect amounts due from its customers. Commercial Real Estate including Construction Commercial real estate loans are viewed primarily as cash flow loans and secondarily as loans secured by real estate. Commercial real estate lending typically involves higher loan principal amounts and the repayment of these loans is generally dependent on the successful operation of the property securing the loan or the business conducted on the property securing the loan. Commercial real estate loans may be more adversely affected by conditions in the real estate markets or in the general economy. The characteristics of properties securing the Company’s commercial real estate portfolio are diverse, but with geographic location almost entirely in the Company’s market area. Management monitors and evaluates commercial real estate loans based on collateral, geography and risk grade criteria. In general, the Company avoids financing single purpose projects unless other underwriting factors are present to help mitigate risk. In addition, management tracks the level of owner-occupied commercial real estate versus non-owner-occupied loans. Construction loans are underwritten utilizing feasibility studies, independent appraisal reviews and financial analysis of the developers and property owners. Construction loans are generally based on estimates of costs and value associated with the completed project. These estimates may be inaccurate. Construction loans often involve the disbursement of substantial funds with repayment substantially dependent on the success of the ultimate project. Sources of repayment for these types of loans may be pre-committed permanent loans from approved long-term lenders, sales of developed property or an interim loan commitment from the Company until permanent financing is obtained. These loans are closely monitored by on-site inspections and are considered to have higher risks than other real estate loans due to their ultimate repayment being sensitive to interest rate changes, governmental regulation of real property, general economic conditions and the availability of long-term financing. Residential and Consumer Residential and consumer loans consist of two segments – residential mortgage loans and personal loans. Residential mortgage loans are secured by 1-4 family residences and are generally owner-occupied, and the Company generally establishes a maximum loan-to-value ratio and requires private mortgage insurance if that ratio is exceeded. Home equity loans are typically secured by a subordinate interest in 1-4 family residences, and consumer personal loans are secured by consumer personal assets, such as automobiles or recreational vehicles. Some consumer personal loans are unsecured, such as small installment loans and certain lines of credit. Repayment of these loans is primarily dependent on the personal income of the borrowers, which can be impacted by economic conditions in their market areas, such as unemployment levels. Repayment can also be impacted by changes in property values on residential properties. Risk is mitigated by the fact that these loans are of smaller individual amounts and spread over a large number of borrowers. The following tables present the credit risk profile of the Company’s loan portfolio based on rating category and payment activity as of March 31, 2016 and December 31, 2015.
March 31, 2016 |  | Commercial |  |  | Commercial RE |  |  | Agricultural |  |  | Residential |  |  | Consumer |  |  |  |
($ in thousands) |  | & Industrial |  |  | & Construction |  |  | & Farmland |  |  | Real Estate |  |  | & Other |  |  | Total |
1-2 |  | $ | 742 |  |  | $ | 50 |  |  | $ | 44 |  |  | $ | - |  |  | $ | 6 |  |  | $ | 842 |
3 |  |  | 26,662 |  |  |  | 85,242 |  |  |  | 7,924 |  |  |  | 116,001 |  |  |  | 50,105 |  |  |  | 285,934 |
4 |  |  | 63,792 |  |  |  | 159,654 |  |  |  | 34,499 |  |  |  | 14,524 |  |  |  | 3,135 |  |  |  | 275,604 |
Total Pass (1 - 4) |  |  | 91,196 |  |  |  | 244,946 |  |  |  | 42,467 |  |  |  | 130,525 |  |  |  | 53,246 |  |  |  | 562,380 |
Special Mention (5) |  |  | 353 |  |  |  | 5,213 |  |  |  | - |  |  |  | 581 |  |  |  | 65 |  |  |  | 6,212 |
Substandard (6) |  |  | 125 |  |  |  | 1,067 |  |  |  | - |  |  |  | 416 |  |  |  | 136 |  |  |  | 1,744 |
Doubtful (7) |  |  | 284 |  |  |  | 5,235 |  |  |  | - |  |  |  | 1,105 |  |  |  | 46 |  |  |  | 6,670 |
Loss (8) |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Total Loans |  | $ | 91,958 |  |  | $ | 256,461 |  |  | $ | 42,467 |  |  | $ | 132,627 |  |  | $ | 53,493 |  |  | $ | 577,006 |
December 31, 2015 |  | Commercial |  |  | Commercial RE |  |  | Agricultural |  |  | Residential |  |  | Consumer |  |  |  |
($ in thousands) |  | & Industrial |  |  | & Construction |  |  | & Farmland |  |  | Real Estate |  |  | & Other |  |  | Total |
1-2 |  | $ | 709 |  |  | $ | 767 |  |  | $ | 47 |  |  | $ | - |  |  | $ | 15 |  |  | $ | 1,538 |
3 |  |  | 23,362 |  |  |  | 79,915 |  |  |  | 8,195 |  |  |  | 118,463 |  |  |  | 50,745 |  |  |  | 280,680 |
4 |  |  | 61,799 |  |  |  | 149,473 |  |  |  | 35,593 |  |  |  | 10,418 |  |  |  | 3,223 |  |  |  | 260,506 |
Total Pass (1 - 4) |  |  | 85,870 |  |  |  | 230,155 |  |  |  | 43,835 |  |  |  | 128,881 |  |  |  | 53,983 |  |  |  | 542,724 |
Special Mention (5) |  |  | 330 |  |  |  | 5,260 |  |  |  | - |  |  |  | 756 |  |  |  | 70 |  |  |  | 6,416 |
Substandard (6) |  |  | 110 |  |  |  | 1,072 |  |  |  | - |  |  |  | 420 |  |  |  | 139 |  |  |  | 1,741 |
Doubtful (7) |  |  | 232 |  |  |  | 5,721 |  |  |  | - |  |  |  | 749 |  |  |  | 32 |  |  |  | 6,734 |
Loss (8) |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Total Loans |  | $ | 86,542 |  |  | $ | 242,208 |  |  | $ | 43,835 |  |  | $ | 130,806 |  |  | $ | 54,224 |  |  | $ | 557,615 |
The Company evaluates the loan risk grading system definitions and allowance for loan loss methodology on an ongoing basis. Credit Risk Profile The Company categorizes loans into risk categories based on relevant information about the ability of borrowers to service their debt such as: current financial information, historical payment experience, credit documentation, public information and current economic trends, among other factors. The Company analyzes loans individually by classifying the loans as to credit risk. This analysis includes loans with an outstanding balance greater than $100 thousand and non-homogeneous loans, such as commercial and commercial real estate loans. This analysis is performed on a quarterly basis. The Company uses the following definitions for risk ratings: Pass (grades 1 – 4): Loans which management has determined to be performing as expected and in agreement with the terms established at the time of loan origination. Special Mention (5): Assets have potential weaknesses that deserve management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the asset or in the Company’s credit position at some future date. Special mention assets are not adversely classified and do not expose the Company to sufficient risk to warrant adverse classification. Ordinarily, special mention credits have characteristics which corrective management action would remedy. Substandard (6): Loans are inadequately protected by the current sound worth and paying capacity of the obligor or of the collateral pledged, if any. Loans so classified must have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt. They are characterized by the distinct possibility that the Company will sustain some loss if the deficiencies are not corrected. Doubtful (7): Loans classified as doubtful have all the weaknesses inherent in those classified Substandard with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of current known facts, conditions and values, highly questionable and improbable. Loss (8): Loans are considered uncollectable and of such little value that continuing to carry them as assets on the Company’s financial statement is not feasible. Loans will be classified Loss when it is neither practical nor desirable to defer writing off or reserving all or a portion of a basically worthless asset, even though partial recovery may be possible at some time in the future. The following tables present the Company’s loan portfolio aging analysis as of March 31, 2016 and December 31, 2015.
($ in thousands) |  | 30-59 Days |  |  | 60-89 Days |  |  | Greater Than |  |  | Total Past |  |  |  |  |  | Total Loans |
March 31, 2016 |  | Past Due |  |  | Past Due |  |  | 90 Days |  |  | Due |  |  | Current |  |  | Receivable |
Commercial & Industrial |  | $ | - |  |  | $ | 50 |  |  | $ | 59 |  |  | $ | 109 |  |  | $ | 91,849 |  |  | $ | 91,958 |
Commercial RE & Construction |  |  | - |  |  |  | 958 |  |  |  | 4,911 |  |  |  | 5,869 |  |  |  | 250,592 |  |  |  | 256,461 |
Agricultural & Farmland |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 42,467 |  |  |  | 42,467 |
Residential Real Estate |  |  | - |  |  |  | - |  |  |  | 233 |  |  |  | 233 |  |  |  | 132,394 |  |  |  | 132,627 |
Consumer & Other |  |  | 153 |  |  |  | - |  |  |  | 19 |  |  |  | 172 |  |  |  | 53,321 |  |  |  | 53,493 |
Total Loans |  | $ | 153 |  |  | $ | 1,008 |  |  | $ | 5,222 |  |  | $ | 6,383 |  |  | $ | 570,623 |  |  | $ | 577,006 |
($ in thousands) |  | 30-59 Days |  |  | 60-89 Days |  |  | Greater Than |  |  | Total Past |  |  |  |  |  | Total Loans |
December 31, 2015 |  | Past Due |  |  | Past Due |  |  | 90 Days |  |  | Due |  |  | Current |  |  | Receivable |
Commercial & Industrial |  | $ | - |  |  | $ | 60 |  |  | $ | 188 |  |  | $ | 248 |  |  | $ | 86,294 |  |  | $ | 86,542 |
Commercial RE & Construction |  |  | 99 |  |  |  | - |  |  |  | 5,280 |  |  |  | 5,379 |  |  |  | 236,829 |  |  |  | 242,208 |
Agricultural & Farmland |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 43,835 |  |  |  | 43,835 |
Residential Real Estate |  |  | 98 |  |  |  | 198 |  |  |  | 156 |  |  |  | 452 |  |  |  | 130,354 |  |  |  | 130,806 |
Consumer & Other |  |  | 64 |  |  |  | - |  |  |  | 2 |  |  |  | 66 |  |  |  | 54,158 |  |  |  | 54,224 |
Total Loans |  | $ | 261 |  |  | $ | 258 |  |  | $ | 5,626 |  |  | $ | 6,145 |  |  | $ | 551,470 |  |  | $ | 557,615 |
All loans past due 90 days are systematically placed on nonaccrual status. A loan is considered impaired, in accordance with the impairment accounting guidance (ASC 310-10-35-16), when based on current information and events, it is probable State Bank will be unable to collect all amounts due from the borrower in accordance with the contractual terms of the loan. Impaired loans include nonperforming commercial loans but also include loans modified in troubled debt restructurings where concessions have been granted to borrowers experiencing financial difficulties. These concessions could include a reduction in the interest rate on the loan, payment extensions, forgiveness of principal, forebearance or other actions intended to maximize collection. The following tables present impaired loan information as of and for the three months ended March 31, 2016 and 2015, and for the twelve months ended December 31, 2015:
Three Months Ended March 31, 2016 |  | Recorded |  |  | Unpaid Principal |  |  | Related |  |  | Average Recorded |  |  | Interest Income |
($'s in thousands) |  | Investment |  |  | Balance |  |  | Allowance |  |  | Investment |  |  | Recognized |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial & Industrial |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
Commercial RE & Construction |  |  | 657 |  |  |  | 657 |  |  |  | - |  |  |  | 667 |  |  |  | 4 |
Agricultural & Farmland |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Residential Real Estate |  |  | 929 |  |  |  | 972 |  |  |  | - |  |  |  | 1,137 |  |  |  | 15 |
Consumer & Other |  |  | 86 |  |  |  | 85 |  |  |  | - |  |  |  | 98 |  |  |  | 2 |
All Impaired Loans < $100,000 |  |  | 381 |  |  |  | 381 |  |  |  | - |  |  |  | 381 |  |  |  | - |
With a specific allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial & Industrial |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Commercial RE & Construction |  |  | 4,644 |  |  |  | 4,893 |  |  |  | 1,759 |  |  |  | 4,924 |  |  |  | - |
Agricultural & Farmland |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Residential Real Estate |  |  | 1,002 |  |  |  | 1,002 |  |  |  | 165 |  |  |  | 1,063 |  |  |  | 11 |
Consumer & Other |  |  | 360 |  |  |  | 360 |  |  |  | 37 |  |  |  | 363 |  |  |  | 5 |
Totals: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial & Industrial |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
Commercial RE & Construction |  | $ | 5,301 |  |  | $ | 5,550 |  |  | $ | 1,759 |  |  | $ | 5,591 |  |  | $ | 4 |
Agricultural & Farmland |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
Residential Real Estate |  | $ | 1,931 |  |  | $ | 1,974 |  |  | $ | 165 |  |  | $ | 2,200 |  |  | $ | 26 |
Consumer & Other |  | $ | 446 |  |  | $ | 445 |  |  | $ | 37 |  |  | $ | 461 |  |  | $ | 7 |
All Impaired Loans < $100,000 |  | $ | 381 |  |  | $ | 381 |  |  | $ | - |  |  | $ | 381 |  |  | $ | - |
Twelve Months Ended December 31, 2015 |  | Recorded |  |  | Unpaid Principal |  |  | Related |  |  | Average Recorded |  |  | Interest Income |
($'s in thousands) |  | Investment |  |  | Balance |  |  | Allowance |  |  | Investment |  |  | Recognized |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial & Industrial |  | $ | 126 |  |  | $ | 1,214 |  |  | $ | - |  |  | $ | 1,388 |  |  | $ | - |
Commercial RE & Construction |  |  | 1,110 |  |  |  | 1,110 |  |  |  | - |  |  |  | 1,206 |  |  |  | 27 |
Agricultural & Farmland |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Residential Real Estate |  |  | 657 |  |  |  | 657 |  |  |  | - |  |  |  | 862 |  |  |  | 52 |
Consumer & Other |  |  | 90 |  |  |  | 90 |  |  |  | - |  |  |  | 107 |  |  |  | 9 |
All Impaired Loans < $100,000 |  |  | 131 |  |  |  | 131 |  |  |  | - |  |  |  | 131 |  |  |  | - |
With a specific allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial & Industrial |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Commercial RE & Construction |  |  | 4,643 |  |  |  | 4,893 |  |  |  | 1,759 |  |  |  | 5,006 |  |  |  | 90 |
Agricultural & Farmland |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Residential Real Estate |  |  | 1,013 |  |  |  | 1,013 |  |  |  | 167 |  |  |  | 1,084 |  |  |  | 45 |
Consumer & Other |  |  | 374 |  |  |  | 374 |  |  |  | 37 |  |  |  | 385 |  |  |  | 22 |
Totals: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial & Industrial |  | $ | 126 |  |  | $ | 1,214 |  |  | $ | - |  |  | $ | 1,388 |  |  | $ | - |
Commercial RE & Construction |  | $ | 5,753 |  |  | $ | 6,003 |  |  | $ | 1,759 |  |  | $ | 6,212 |  |  | $ | 117 |
Agricultural & Farmland |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
Residential Real Estate |  | $ | 1,670 |  |  | $ | 1,670 |  |  | $ | 167 |  |  | $ | 1,946 |  |  | $ | 97 |
Consumer & Other |  | $ | 464 |  |  | $ | 464 |  |  | $ | 37 |  |  | $ | 492 |  |  | $ | 31 |
All Impaired Loans < $100,000 |  | $ | 131 |  |  | $ | 131 |  |  | $ | - |  |  | $ | 131 |  |  | $ | - |
|  | Average Recorded |  |  | Interest Income |
Three Months Ended March 31, 2015 |  | Investment |  |  | Recognized |
With no related allowance recorded: |  |  |  |  |  |
Commercial & Industrial |  | $ | 316 |  |  | $ | - |
Commercial RE & Construction |  |  | 952 |  |  |  | 11 |
Agricultural & Farmland |  |  | - |  |  |  | - |
Residential Real Estate |  |  | 710 |  |  |  | 12 |
Consumer & Other |  |  | 134 |  |  |  | 3 |
All Impaired Loans < $100,000 |  |  | 605 |  |  |  | - |
With a specific allowance recorded: |  |  |  |  |  |  |  |
Commercial & Industrial |  |  | 1,552 |  |  |  | - |
Commercial RE & Construction |  |  | 1,326 |  |  |  | - |
Agricultural & Farmland |  |  | - |  |  |  | - |
Residential Real Estate |  |  | 1,120 |  |  |  | 12 |
Consumer & Other |  |  | 375 |  |  |  | 6 |
Totals: |  |  |  |  |  |  |  |
Commercial & Industrial |  | $ | 1,868 |  |  | $ | - |
Commercial RE & Construction |  | $ | 2,278 |  |  | $ | 11 |
Agricultural & Farmland |  | $ | - |  |  | $ | - |
Residential Real Estate |  | $ | 1,830 |  |  | $ | 24 |
Consumer & Other |  | $ | 509 |  |  | $ | 9 |
All Impaired Loans < $100,000 |  | $ | 605 |  |  | $ | - |
Impaired loans less than $100,000 are included in groups of homogenous loans. These loans are evaluated based on delinquency status. Interest income recognized on a cash basis does not materially differ from interest income recognized on an accrual basis. Troubled Debt Restructured (TDR) Loans TDRs are modified loans where a concession was provided to a borrower experiencing financial difficulties. Loan modifications are considered TDRs when the concessions provided are not available to the borrower through either normal channels or other sources. However, not all loan modifications are TDRs. TDR Concession Types The Company’s standards relating to loan modifications consider, among other factors, minimum verified income requirements, cash flow analysis, and collateral valuations. Each potential loan modification is reviewed individually and the terms of the loan are modified to meet a borrower’s specific circumstances at a point in time. All loan modifications, including those classified as TDRs, are reviewed and approved. The types of concessions provided to borrowers include:
| ● | Interest rate reduction: A reduction of the stated interest rate to a nonmarket rate for the remaining original life of the loan. The Company also may grant interest rate concessions for a limited timeframe on a case by case basis.
| ● | Amortization or maturity date change: A change in the amortization or maturity date beyond what the collateral supports, including a concession that does any of the following:
| (1) | Lengthens the amortization period of the amortized principal beyond market terms. This concession reduces the minimum monthly payment and increases the amount of the balloon payment at the end of the term of the loan. Principal is generally not forgiven.
| (2) | Reduces the amount of loan principal to be amortized. This concession also reduces the minimum monthly payment and increases the amount of the balloon payment at the end of the term of the loan. Principal is generally not forgiven.
| (3) | Extends the maturity date or dates of the debt beyond what the collateral supports. This concession generally applies to loans without a balloon payment at the end of the term of the loan. In addition, there may be instances where renewing loans potentially require non-market terms and would then be reclassified as TDRs.
| ● | Other: A concession that is not categorized as one of the concessions described above. These concessions include, but are not limited to: principal forgiveness, collateral concessions, covenant concessions, and reduction of accrued interest. Principal forgiveness may result from any TDR modification of any concession type.
The following presents the activity of TDRs during the three months ended March 31, 2016 and 2015.
|  | March 31, 2016 |
($ in thousands) |  | Number of Loans |  |  | Pre- Modification Recorded Balance |  |  | Post Modification Recorded Balance |
Residential Real Estate |  |  | - |  |  | $ | - |  |  | $ | - |
Commercial |  |  | - |  |  |  | - |  |  |  | - |
Consumer & Other |  |  | 1 |  |  |  | 222 |  |  |  | 222 |
Total Modifications |  |  | 1 |  |  | $ | 222 |  |  | $ | 222 |
($ in thousands) |  | Interest Only |  |  | Term |  |  | Combination |  |  | Total Modification |
Residential Real Estate |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
Commercial |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Consumer & Other |  |  | - |  |  |  | 222 |  |  |  | - |  |  |  | 222 |
Total Modifications |  | $ | - |  |  | $ | 222 |  |  | $ | - |  |  | $ | 222 |
There was no increase in the allowance for loan losses due to TDR’s in the three month period ended March 31, 2016.
|  | March 31, 2015 |
|  | Number of |  |  | Pre- Modification Recorded |  |  | Post Modification Recorded |
($ in thousands) |  | Loans |  |  | Balance |  |  | Balance |
Residential Real Estate |  |  | 1 |  |  | $ | 24 |  |  | $ | 24 |
Commercial |  |  | - |  |  |  | - |  |  |  | - |
Consumer & Other |  |  | - |  |  |  | - |  |  |  | - |
Total Modifications |  |  | 1 |  |  | $ | 24 |  |  | $ | 24 |
($ in thousands) |  | Interest Only |  |  | Term |  |  | Combination |  |  | Total Modification |
Residential Real Estate |  | $ | - |  |  | $ | 24 |  |  | $ | - |  |  | $ | 24 |
Commercial |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Consumer & Other |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Total Modifications |  | $ | - |  |  | $ | 24 |  |  | $ | - |  |  | $ | 24 |
There was no increase in the allowance for loan losses due to TDR's in the three month period ended March 31, 2015. There were no TDR’s modified during the past twelve months that have subsequently defaulted as of March 31, 2016.

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