EQY Equity One, Inc.

Equity One, Inc. (NYSE:EQY), an owner, developer, and operator of shopping centers, announced today its financial results for the three months and year ended December 31, 2016. Net income attributable to Equity One, Inc. was $17.6 million, or $0.12 per diluted share, for the quarter ended December 31, 2016, as compared to $13.4 million, or $0.10 per diluted share, for the fourth quarter of 2015. Net income attributable to Equity One, Inc. was $72.8 million, or $0.51 per diluted share, for the year ended December 31, 2016, as compared to $65.5 million, or $0.51 per diluted share, for the same period of 2015. Net income attributable to Equity One, Inc. for the three months and year ended December 31, 2016 included $5.5 million of merger expenses associated with the company’s pending merger with Regency Centers Corporation (“Regency”). Net income attributable to Equity One, Inc. for the year ended December 31, 2016 also included $14.7 million of debt extinguishment losses and $3.1 million of impairment losses. Net income attributable to Equity One, Inc. for the year ended December 31, 2015 included $16.8 million of impairment losses, $7.3 million of debt extinguishment losses and $8.8 million of income associated with the redemption of the company’s interest in a joint venture.

Highlights of the quarter and recent activity include:

• Generated net income attributable to Equity One, Inc. for the quarter of $0.12 per diluted share, representing a 20% increase as compared to the fourth quarter of 2015, and generated net income attributable to Equity One, Inc. of $0.51 per diluted share for the year ended December 31, 2016, consistent with the same period in 2015
• Generated Funds From Operations (FFO) for the quarter of $0.29 per diluted share, consistent with the fourth quarter of 2015, and Core FFO of $0.36 per diluted share for the quarter, representing a 6% increase as compared to the fourth quarter of 2015, and generated FFO and Core FFO for the year ended December 31, 2016 of $1.23 and $1.41 per diluted share, respectively, representing growth of 1% and 7%, respectively, as compared to the same period in 2015
• Same-property net operating income (NOI) increased by 4.8% (6.3% including redevelopments) for the quarter as compared to the fourth quarter of 2015, and increased 4.5% (5.6% including redevelopments) for the year ended December 31, 2016 as compared to the same period in 2015
• Retail occupancy (excluding developments and redevelopments) was 95.8% as of December 31, 2016, up 40 basis points as compared to September 30, 2016, and down 20 basis points as compared to December 31, 2015
• Executed 98 leases totaling 489,200 square feet during the quarter, including 94 same-space new leases, renewals, and options totaling 481,101 square feet at an average rent spread of 14.3% on a cash basis. On a same-space basis, 29 new leases and 65 renewals and options were executed during the quarter at an average rent spread of 19.8% and 12.0%, respectively
• Retail portfolio average base rent (including developments and redevelopments) was $20.59 per square foot as of December 31, 2016 as compared to $20.13 as of September 30, 2016
• Acquired San Carlos Marketplace, a 153,510 square foot shopping center located in San Carlos, California, for $97.0 million in October 2016
• Closed on the sale of a non-core asset for a total gross sales price of $2.7 million in December 2016. Additionally, subsequent to year end, closed on the sale of three non-core assets for a total gross sales price of $34.1 million

The company’s previously announced planned merger with Regency is expected to close on or about March 1, 2017, subject to the satisfaction of customary closing conditions. On February 24, 2017, the stockholders of both Equity One and Regency approved the merger and other related items at their respective stockholder meetings.

Financial and Operational Highlights

Net income attributable to Equity One, Inc. for the three months and year ended December 31, 2016 of $17.6 million and $72.8 million, respectively, included $5.5 million of merger expenses associated with the company’s pending merger with Regency. Also included in net income attributable to Equity One, Inc. for the year ended December 31, 2016 is $14.7 million of debt extinguishment losses primarily from the redemption of the company’s 6.00% and 6.25% senior notes and the defeasance of a mortgage loan, and $3.1 million of impairment losses. Net income attributable to Equity One, Inc. for the three months ended December 31, 2015 of $13.4 million included $4.7 million of debt extinguishment losses and $2.8 million of impairment losses. Net income attributable to Equity One, Inc. for the year ended December 31, 2015 of $65.5 million included $7.3 million of debt extinguishment losses, $16.8 million of impairment losses and $8.8 million of income associated with the redemption of the company’s interest in a joint venture.

In the fourth quarter of 2016, the company generated FFO of $42.7 million, or $0.29 per diluted share, as compared to $40.1 million, or $0.29 per diluted share, for the fourth quarter of 2015. Core FFO was $51.7 million, or $0.36 per diluted share, for the fourth quarter of 2016, as compared to $47.3 million, or $0.34 per diluted share, for the fourth quarter of 2015, representing a 6% increase on a per share basis. During the year ended December 31, 2016, the company generated FFO of $176.3 million, or $1.23 per diluted share, as compared to $170.8 million, or $1.22 per diluted share for the same period of 2015, representing an increase of 1% on a per share basis. Core FFO was $202.1 million, or $1.41 per diluted share, for the year ended December 31, 2016, as compared to $184.5 million, or $1.32 per diluted share, for the same period of 2015, representing a 7% increase on a per share basis. A reconciliation of net income attributable to Equity One, Inc. to FFO and to Core FFO is provided in the tables accompanying this press release.

Same-property NOI excluding redevelopments increased by 4.8% for the fourth quarter of 2016 as compared to the fourth quarter of 2015, which was driven primarily by increased minimum rent throughout the portfolio from new rent commencements, lease renewals and contractual rent increases at properties including Westwood Complex, Buckhead Station and Willows Shopping Center. Same-property NOI for the broader same-property pool including redevelopments increased by 6.3% for the fourth quarter of 2016 as compared to the fourth quarter of 2015 largely due to 17.1% NOI growth from redevelopment assets, especially at 101 7th Avenue. A reconciliation of net income attributable to Equity One, Inc. to same-property NOI is provided in the tables accompanying this press release. On a same-property basis, occupancy for the company’s retail portfolio was 95.7%, up 40 basis points as compared to September 30, 2016 and down 30 basis points as compared to December 31, 2015.

One of the company’s anchor tenants, The Sports Authority, filed for bankruptcy in March 2016, which ultimately led to the rejection of all of the company’s four leases. The four leases comprised a total of 108,000 square feet of GLA and aggregate annualized base rent of approximately $3.8 million. The company executed leases totaling approximately 93,000 square feet of GLA at three of these locations (Broadway Plaza, The Gallery at Westbury Plaza and Westbury Plaza) at an aggregate annualized base rent of approximately $3.4 million, which exceeds the rent previously paid by The Sports Authority in those locations. Two of the new tenants commenced rent in October 2016 and the other new tenant is expected to commence paying rent in the fourth quarter of 2017. The company is actively marketing the one remaining location.

Development and Redevelopment Activities

As of December 31, 2016, the company had approximately $232.8 million of active development and redevelopment projects underway of which $89.8 million remained to be incurred.

At Serramonte Center in Daly City, California, construction is underway on all significant components of the $109.1 million, 247,000 square foot multi-phased redevelopment. The entertainment portion of the project, anchored by Dave & Buster’s, opened and commenced paying rent during the fourth quarter of 2016. Daiso also opened during the fourth quarter of 2016. The balance to complete this project is estimated at $53.8 million as of December 31, 2016.

At Countryside Shops in Cooper City, Florida, the company continued site work during the fourth quarter of 2016 to build a new 45,600 square foot store for Publix that is expected to be delivered in the second quarter of 2017, reconfigure existing space to accommodate Ross Dress for Less, and make other enhancements to the center. The balance to complete this project is estimated at $15.7 million as of December 31, 2016.

At Pablo Plaza, in Jacksonville, Florida, an $18.0 million project is underway which will add a Whole Foods specialty grocery anchor, add a PetSmart junior anchor, reconfigure shop space to accommodate another junior anchor, and add a Chipotle as an outparcel to the center. Both PetSmart and the Chipotle opened for business and commenced paying rent during the fourth quarter of 2016. The company closed on the purchase of a 4,000 square foot outparcel, adjacent to the property and occupied by Mattress Firm, for $2.6 million in November 2016. The balance to complete this project is estimated at $10.6 million as of December 31, 2016.

At Point Royale in Miami, Florida, the approximately 50,500 square foot space built for Burlington substantially replaces the space previously leased to Best Buy. Burlington opened and commenced paying rent during the fourth quarter of 2016. The company is in discussions with national tenants to lease the center’s remaining 30,000 square feet of junior anchor space. The total budget for the redevelopment of Point Royale is estimated at $9.8 million with a balance to complete of $5.7 million as of December 31, 2016.

Acquisition and Disposition Activity

In October 2016, the company acquired San Carlos Marketplace, a 153,510 square foot shopping center located in San Carlos, California, for $97.0 million and paid $3.4 million for the prepayment penalty on the existing mortgage loan encumbering the property that was not assumed in the acquisition. The property is 100% leased and anchored by TJMaxx/HomeGoods, Best Buy, PetSmart and Bassett Furniture. In connection with this transaction, the company drew the remaining $75.0 million under its $300.0 million delayed draw term loan facility.

In December 2016, the company closed on the sale of Thomasville Commons located in Thomasville, North Carolina, for a gross sales price of $2.7 million. Additionally, subsequent to year end, the company closed on the sale of Lantana Village located in Lantana, Florida, Riverview Shopping Center located in Durham, North Carolina, and Centre Pointe Plaza located in Smithfield, North Carolina for an aggregate gross sales price of $34.1 million.

Balance Sheet Highlights

At December 31, 2016, the company’s total market capitalization (including debt and equity) was $5.9 billion, comprising 145.3 million shares of common stock outstanding (on a fully diluted basis) valued at approximately $4.5 billion and approximately $1.4 billion of debt (excluding any debt premium/discount). The company’s ratio of net debt (net of cash) to total market capitalization was 23.9%. At December 31, 2016, the company had approximately $16.7 million of cash and cash equivalents on hand and $118.0 million outstanding under its $850.0 million revolving credit facility. During the quarter, the company did not sell any shares of its common stock under its “at-the-market” equity offering program.

ACCOUNTING AND OTHER DISCLOSURES

The company believes FFO (combined with the primary presentations in accordance with accounting principles generally accepted in the United States of America (“GAAP”)) is a useful, supplemental measure of its operating performance that is a recognized metric used extensively by the real estate industry and, in particular, REITs. The National Association of Real Estate Investment Trusts (“NAREIT”) stated in its April 2002 White Paper on Funds from Operations, “Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many industry investors have considered presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves.”

FFO, as defined by NAREIT, is “net income (computed in accordance with GAAP), excluding gains (or losses) from sales of, or impairment charges related to, depreciable operating properties, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.” NAREIT further states that “adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect funds from operations on the same basis.” The company makes certain adjustments to FFO, which it refers to as Core FFO, to account for items it does not believe are representative of ongoing operating results, including transaction costs associated with acquisition and disposition activity and other financing and investing activities, merger expenses, impairment of goodwill, land and joint venture investments, severance and reorganization costs, gains (or losses) on the extinguishment of debt, and gains (or losses) on the disposal of non-depreciable assets. The company also believes that Core FFO is a useful, supplemental measure of its core operating performance that facilitates comparability of historical financial periods. The company believes that the presentation of comparable period operating results generated from its FFO and Core FFO measures provides financial analysts, investors and stockholders with more complete information regarding the company's performance than they would have without the presentation of this information.

The company uses NOI and cash NOI, which are non-GAAP financial measures, internally as performance measures and believes NOI and cash NOI provide useful information to investors regarding the company’s financial condition and results of operations because they reflect only those income and expense items that are incurred at the property level and when compared across periods, reflect the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis. In this release, the company has provided NOI information on a same-property basis. Information provided on a same-property basis, unless otherwise noted, includes the results of properties that the company consolidated, owned and operated for the entirety of both periods being compared and excludes non-retail properties and properties for which significant development or redevelopment occurred during either of the periods being compared. The same-property pool including redevelopments includes those properties that the company consolidated, owned and operated for the entirety of both periods being compared, including properties for which significant redevelopment occurred during either of the periods being compared, but excluding non-retail properties and development properties. For the three months ended December 31, 2016, the company moved three properties that had been under redevelopment (Boynton Plaza, Kirkman Shoppes and Willows Shopping Center) with 473,210 square feet into the same-property pool. In addition, during the year ended December 31, 2016, the company moved one property that had been under redevelopment (Alafaya Commons) with 130,811 square feet into the same-property pool and moved one property (Point Royale), with 182,339 square feet out of the same-property pool as it is undergoing redevelopment.

The company’s method of calculating FFO, Core FFO, NOI, cash NOI and same-property NOI may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. FFO, Core FFO, NOI, cash NOI and same-property NOI are presented to assist investors in analyzing the company’s operating performance. Neither FFO, Core FFO, NOI, cash NOI nor same-property NOI (i) represents cash flow from operations as defined by GAAP, (ii) is indicative of cash available to fund all cash flow needs, including the ability to make distributions, (iii) is an alternative to cash flow as a measure of liquidity, or (iv) should be considered as an alternative to net income (which is determined in accordance with GAAP) for purposes of evaluating the company’s operating performance. The company believes net income attributable to Equity One, Inc. is the most directly comparable GAAP measure to FFO, Core FFO, NOI, cash NOI and same-property NOI. Reconciliations of these measures to their respective comparable GAAP measures have been provided in the tables accompanying this press release.

Retail occupancy as used herein refers to the company’s consolidated portfolio and excludes developments and redevelopments and non-retail and unconsolidated joint venture properties.

FOR ADDITIONAL INFORMATION

For a copy of the company’s fourth quarter supplemental information package, please access the “Investors” section of Equity One’s web site at www.equityone.com. To be included in the company’s e-mail distributions for press releases and other company notices, please click here or send contact details to Investor Relations at investorrelations@equityone.com.

ABOUT EQUITY ONE, INC.

As of December 31, 2016, the company’s portfolio comprised 122 properties, including 101 retail properties and five non-retail properties totaling approximately 12.8 million square feet of gross leasable area, or GLA, 10 development or redevelopment properties with approximately 2.3 million square feet of GLA, and six land parcels. As of December 31, 2016, the company’s retail occupancy excluding developments and redevelopments was 95.8% and included national, regional and local tenants. Additionally, the company had joint venture interests in six retail properties and two office buildings totaling approximately 1.4 million square feet of GLA.

FORWARD LOOKING STATEMENTS

Certain matters discussed by Equity One in this press release constitute forward-looking statements within the meaning of the federal securities laws. Forward-looking statements can be identified by the use of forward-looking terminology such as “may,” “will,” “might,” “would,” “expect,” “anticipate,” “estimate,” “could,” “should,” “believe,” “intend,” “project,” “forecast,” “target,” “plan,” or “continue” or the negative of these words or other variations or comparable terminology. Although Equity One believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that these expectations will be achieved. Factors that could cause actual results to differ materially from current expectations include the ability to consummate the previously announced merger between Equity One and Regency; volatility in the capital markets and changes in borrowing rates; changes in macro-economic conditions and the demand for retail space in the markets in which Equity One owns properties; the continuing financial success of Equity One’s current and prospective tenants; the risks that Equity One may not be able to proceed with or obtain necessary approvals for development or redevelopment projects or that it may take more time and cost to complete such projects or incur costs greater than anticipated; the availability of properties for acquisition; the timing, extent and ultimate proceeds realized from asset dispositions; the extent to which continuing supply constraints occur in geographic markets where Equity One owns properties; the success of Equity One’s efforts to lease up vacant space; changes in key personnel; the effects of natural and other disasters; the ability of Equity One to successfully integrate the operations and systems of acquired companies and properties; changes in Equity One’s credit ratings; and other risks, which are described in Equity One’s filings with the Securities and Exchange Commission.

  EQUITY ONE, INC. AND SUBSIDIARIES Condensed Consolidated Balance Sheets December 31, 2016 and 2015 (Unaudited) (In thousands, except share par value amounts)    

December 31,2016

 

December 31,2015

ASSETS Properties: Income producing $ 3,509,492 $ 3,337,531 Less: accumulated depreciation   (493,162 )   (438,992 ) Income producing properties, net 3,016,330 2,898,539 Construction in progress and land 141,829 167,478 Properties held for sale   32,630     2,419   Properties, net 3,190,789 3,068,436 Cash and cash equivalents 16,650 21,353 Restricted cash 250 250 Accounts and other receivables, net 11,699 11,808 Investments in and advances to unconsolidated joint ventures 61,796 64,600 Goodwill 5,719 5,838 Other assets   207,701     203,618   TOTAL ASSETS $ 3,494,604   $ 3,375,903     LIABILITIES AND EQUITY Liabilities: Notes payable: Mortgage loans $ 255,646 $ 282,029 Senior notes 500,000 518,401 Term loans 550,000 475,000 Revolving credit facility   118,000     96,000   1,423,646 1,371,430 Unamortized deferred financing costs and premium/discount on notes payable, net   (8,008 )   (4,708 ) Total notes payable 1,415,638 1,366,722 Other liabilities: Accounts payable and accrued expenses 51,547 46,602 Tenant security deposits 9,876 9,449 Deferred tax liability 14,041 13,276 Other liabilities   163,215     169,703   Total liabilities   1,654,317     1,605,752   Commitments and contingencies Stockholders’ equity: Preferred stock, $0.01 par value – 10,000 shares authorized but unissued — — Common stock, $0.01 par value – 250,000 shares authorized and 144,861 and 129,106 shares issued and outstanding at December 31, 2016 and 2015, respectively 1,449 1,291 Additional paid-in capital 2,304,395 1,972,369 Distributions in excess of earnings (461,344 ) (407,676 ) Accumulated other comprehensive loss   (4,213 )   (1,978 ) Total stockholders’ equity of Equity One, Inc.   1,840,287     1,564,006   Noncontrolling interests   —     206,145   Total equity   1,840,287     1,770,151   TOTAL LIABILITIES AND EQUITY $ 3,494,604   $ 3,375,903       EQUITY ONE, INC. AND SUBSIDIARIES Condensed Consolidated Statements of Income For the three months and year ended December 31, 2016 and 2015 (Unaudited) (In thousands, except per share data)    

Three Months EndedDecember 31,

 

Year EndedDecember 31,

2016   2015 2016   2015 REVENUE: Minimum rent $ 73,665 $ 68,983 $ 287,487 $ 272,204 Expense recoveries 19,769 20,217 81,585 80,737 Percentage rent 838 855 5,126 5,335 Management and leasing services   303     445     1,140     1,877   Total revenue   94,575     90,500     375,338     360,153   COSTS AND EXPENSES: Property operating 12,692 12,606 51,705 51,373 Real estate taxes 9,844 9,960 43,041 42,167 Depreciation and amortization 24,389 24,024 102,252 92,997 General and administrative   12,995     9,913     39,426     36,277   Total costs and expenses   59,920     56,503     236,424     222,814   INCOME BEFORE OTHER INCOME AND EXPENSE AND INCOME TAXES 34,655 33,997 138,914 137,339 OTHER INCOME AND EXPENSE: Equity in income of unconsolidated joint ventures 602 2,060 2,711 6,493 Other income 39 336 909 6,200 Interest expense (11,783 ) (13,279 ) (48,603 ) (55,322 ) (Loss) gain on sale of operating properties (23 ) — 3,670 3,952 Loss on extinguishment of debt — (4,735 ) (14,650 ) (7,298 ) Impairment losses — (2,829 ) (3,121 ) (16,753 ) Merger expenses   (5,505 )   —     (5,505 )   —   INCOME BEFORE INCOME TAXES 17,985 15,550 74,325 74,611 Income tax (provision) benefit of taxable REIT subsidiaries   (354 )   389     (1,485 )   856   NET INCOME 17,631 15,939 72,840 75,467 Net income attributable to noncontrolling interests   —     (2,507 )   —     (10,014 ) NET INCOME ATTRIBUTABLE TO EQUITY ONE, INC. $ 17,631   $ 13,432   $ 72,840   $ 65,453     EARNINGS PER COMMON SHARE Basic $ 0.12   $ 0.10   $ 0.51   $ 0.51   Diluted $ 0.12   $ 0.10   $ 0.51   $ 0.51     WEIGHTED AVERAGE NUMBER OF COMMON SHARES OUTSTANDING Basic   144,775     129,048     142,492     127,957   Diluted   145,015     129,301     143,167     128,160     CASH DIVIDENDS DECLARED PER COMMON SHARE $ 0.22   $ 0.22   $ 0.88   $ 0.88    

EQUITY ONE, INC. AND SUBSIDIARIESReconciliation of Net Income Attributable to Equity One, Inc. to FFO and to Core FFOThe following table reflects the reconciliation of net income attributable to Equity One, Inc., the most directly comparable GAAP measure, to FFO and to Core FFO for the periods presented.

           

Three Months EndedDecember 31,

 

Year EndedDecember 31,

2016   2015 2016   2015   (In thousands, except per share data)   Net income attributable to Equity One, Inc. $ 17,631 $ 13,432 $ 72,840 $ 65,453 Real estate depreciation and amortization, net of noncontrolling interest 24,096 23,685 101,059 91,705 Pro-rata share of real estate depreciation and amortization from unconsolidated joint ventures 957 943 3,577 3,947 Loss (gain) on disposal of depreciable real estate (1) 23 — (3,670 ) (3,952 ) Pro rata share of gains on disposal of depreciable assets from unconsolidated joint ventures, net of

noncontrolling interest (2)

— (1,403 ) — (8,428 ) Impairments of depreciable real estate — 1,579 2,454 12,886 Tax effect of adjustments   —   (599 )   —     (768 ) FFO 42,707 37,637 176,260 160,843 Earnings attributed to noncontrolling interest (3)   —   2,499     —     9,995   FFO Available to Diluted Common Stockholders 42,707 40,136 176,260 170,838 Transaction costs (4) 3,496 1,073 4,919 2,733 Merger expenses (5) 5,505 — 5,505 — Impairment of goodwill, land and joint venture investments — 1,250 667 3,867 Reorganization and severance adjustments (6) — 57 196 637 Loss on extinguishment of debt — 4,735 14,650 7,298 Tax effect of adjustments   —   —     (70 )   (918 ) Core FFO Available to Diluted Common Stockholders $ 51,708 $ 47,251   $ 202,127   $ 184,455   FFO per Diluted Common Share $ 0.29 $ 0.29 $ 1.23 $ 1.22 Core FFO per Diluted Common Share $ 0.36 $ 0.34 $ 1.41 $ 1.32 Weighted average diluted shares (7) 145,015 140,659 143,167 139,518                  

(1)

  Includes the recognition of deferred gains of $3.3 million associated with the past disposition of assets by the company to GRI-EQY I, LLC (the "GRI JV") for the year ended December 31, 2015.

(2)

Includes the remeasurement of the fair value of the company's equity interest in the GRI JV of $5.5 million for the year ended December 31, 2015.

(3)

Represents earnings attributed to convertible units held by Liberty International Holdings Limited (“LIH”) for the three months and year ended December 31, 2015. Although these convertible units are excluded from the calculation of earnings per diluted share for the three months and year ended December 31, 2015, FFO available to diluted common stockholders includes earnings allocated to LIH, as the inclusion of these units is dilutive to FFO per diluted share. In January 2016, LIH exercised its redemption right with respect to all of its outstanding convertible units in the CapCo joint venture, and the company elected to satisfy the redemption through the issuance of approximately 11.4 million shares of its common stock to LIH. LIH subsequently sold the shares of common stock in a public offering that closed on January 19, 2016.

(4)

Represents costs primarily associated with acquisition and disposition activity of $3.5 million and $4.4 million, for the three months and year ended December 31, 2016, respectively, as well as costs of $348,000 incurred during the year ended December 31, 2016 in connection with the company’s issuance of shares of common stock to satisfy the exercise of LIH’s redemption right and the subsequent sale of these shares by LIH in a public offering. For the three months and year ended December 31, 2015, includes $300,000 and $1.8 million, respectively, of acquisition and disposition costs, and $773,000 and $908,000, respectively, of costs associated with a financing transaction that was not consummated, the initiation of the company's “at-the-market” equity offering program, and affiliate public offerings.

(5)

Represents expenses associated with the company's pending merger with Regency.

(6)

For the year ended December 31, 2016, represents severance expenses. For the three months and year ended December 31, 2015, primarily includes costs associated with the company's executive transition and severance expenses.

(7)

Weighted average diluted shares used to calculate FFO per share and Core FFO per share for the three months and year ended December 31, 2015 is higher than the GAAP diluted weighted average shares as a result of the dilutive impact of the 11.4 million joint venture units that were held by LIH which were convertible into the company's common stock. These convertible units were not included in the diluted weighted average share count for the three months and year ended December 31, 2015 for GAAP purposes because their inclusion was anti-dilutive.  

EQUITY ONE, INC. AND SUBSIDIARIESReconciliation of Net Income Attributable to Equity One, Inc. to Same-Property NOIThe following table reflects the reconciliation of net income attributable to Equity One, Inc., the most directly comparable GAAP measure, to same-property NOI for the periods presented.

              Three Months Ended

December 31,

Year Ended

December 31,

2016   2015 2016   2015 (dollars in thousands) Net income attributable to Equity One, Inc. $ 17,631 $ 13,432 $ 72,840 $ 65,453 Net income attributable to noncontrolling interests — 2,507 — 10,014 Income tax provision (benefit) of taxable REIT subsidiaries   354     (389 )   1,485     (856 ) Income before income taxes 17,985 15,550 74,325 74,611 Less: Management and leasing services income 303 445 1,140 1,877 Equity in income of unconsolidated joint ventures 602 2,060 2,711 6,493 (Loss) gain on sale of operating properties (23 ) — 3,670 3,952 Other income 39 336 909 6,200 Add: Depreciation and amortization expense 24,389 24,024 102,252 92,997 General and administrative expense 12,995 9,913 39,426 36,277 Interest expense 11,783 13,279 48,603 55,322 Loss on extinguishment of debt — 4,735 14,650 7,298 Impairment losses — 2,829 3,121 16,753 Merger expenses (1)   5,505     —     5,505     —   Total NOI 71,736 67,489 279,452 264,736 Straight-line rent (1,067 ) (1,101 ) (4,840 ) (4,612 ) Accretion of below-market lease intangibles, net (3,642 ) (3,505 ) (13,439 ) (13,793 ) Intercompany management fees (3,035 ) (2,784 ) (11,953 ) (11,212 ) Amortization of lease incentives 337 262 1,264 1,034 Amortization of below-market ground lease intangibles   193     152     733     601   Total Cash NOI 64,522 60,513 251,217 236,754 Other non same-property NOI (2,678 ) (2,148 ) (13,124 ) (10,664 ) Adjustments (2)   (44 )   (238 )   (30 )   (745 ) Same-property NOI including redevelopments (3) 61,800 58,127 238,063 225,345 Redevelopment property NOI   (8,313 )   (7,100 )   (42,714 )   (38,432 ) Same-property NOI (3) $ 53,487   $ 51,027   $ 195,349   $ 186,913     Growth in same-property NOI 4.8 % 4.5 % Number of properties (4) 97 88   Growth in same-property NOI including redevelopments 6.3 % 5.6 % Number of properties (5) 106 97                  

(1)

  Represents expenses associated with the company’s pending merger with Regency.

(2)

Includes adjustments for items that affect the comparability of, and were excluded from, the same-property results. Such adjustments include: common area maintenance costs and real estate taxes related to a prior period, revenue and expenses associated with outparcels sold, settlement of tenant disputes, lease termination revenue and expense, or other similar matters that affect comparability.

(3)

Included in same-property NOI for the year ended December 31, 2016 is $366,500 in rents related to prior periods that were recognized in connection with the execution of a retroactive anchor lease renewal at Westwood Complex.

(4)

The same-property pool includes only those properties that the company consolidated, owned and operated for the entirety of both periods being compared and excludes non-retail properties and properties for which significant development or redevelopment occurred during either of the periods being compared.

(5)

The same-property pool including redevelopments includes those properties that the company consolidated, owned and operated for the entirety of both periods being compared, including properties for which significant redevelopment occurred during either of the periods being compared, but excluding non-retail properties and development properties.

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Equity One, Inc.Matthew Ostrower, 212-796-1760EVP and Chief Financial Officer