UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C.  20549
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934

FOR THE FISCAL YEAR ENDED DECEMBER 31, 20132016                COMMISSION FILE NUMBER 1-07094


EASTGROUP PROPERTIES, INC.
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)
MARYLAND13-2711135
(State or other jurisdiction(I.R.S. Employer
of incorporation or organization)Identification No.)
  
190 EAST CAPITOL STREET 
SUITE 400 
JACKSON, MISSISSIPPI39201
(Address of principal executive offices)(Zip code)
  
Registrant’s telephone number:  (601) 354-3555 

SECURITIES REGISTERED PURSUANT TO SECTION 12(b) OF THE ACT:
SHARES OF COMMON STOCK, $.0001 PAR VALUE,
NEW YORK STOCK EXCHANGE
SECURITIES REGISTERED PURSUANT TO SECTION 12(g) OF THE ACT:  NONE
Indicate by check mark if the Registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  YES (x) NO ( )
Indicate by check mark if the Registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act.  YES ( ) NO (x)
Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the Registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  YES (x) NO ( )
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    YES (x)   NO ( )
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of Registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  (x)
Indicate by check mark whether the Registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company.  See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.   (Check one):
Large Accelerated Filer (x)     Accelerated Filer ( )      Non-accelerated Filer ( )      Smaller Reporting Company ( )
Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). YES ( ) NO (x)
State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price of such common equity, as of June 28, 2013,30, 2016, the last business day of the Registrant's most recently completed second fiscal quarter:  $1,639,408,000.$2,188,222,000.

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The number of shares of common stock, $.0001 par value, outstanding as of February 13, 201414, 2017 was 30,911,906.33,314,596.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant’s Proxy Statement for the 20142017 Annual Meeting of Stockholders are incorporated by reference into Part III.

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  Page
PART I   
PART II  
PART III  
PART IV  



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PART I

ITEM 1.  BUSINESS.

Organization
EastGroup Properties, Inc. (the Company or EastGroup) is an equity real estate investment trust (REIT) organized in 1969.  The Company has elected to be taxed and intends to continue to qualify as a REIT under Sections 856-860 of the Internal Revenue Code (the Code), as amended.

Available Information
The Company maintains a website at eastgroup.net.  The Company posts its annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable after it electronically files or furnishes such materials to the Securities and Exchange Commission (SEC).  In addition, the Company's website includes items related to corporate governance matters, including, among other things, the Company's corporate governance guidelines, charters of various committees of the Board of Directors, and the Company's code of business conduct and ethics applicable to all employees, officers and directors.  The Company intends to disclose on its website any amendment to, or waiver of, any provision of this code of business conduct and ethics applicable to the Company's directors and executive officers that would otherwise be required to be disclosed under the rules of the SEC or the New York Stock Exchange.  Copies of these reports and corporate governance documents may be obtained, free of charge, from the Company's website.  Any shareholder also may obtain copies of these documents, free of charge, by sending a request in writing to: Investor Relations, EastGroup Properties, Inc., 190 East Capitol Street, Suite 400, Jackson, MS 39201-2152.

Administration
EastGroup maintains its principal executive office and headquarters in Jackson, Mississippi.  The Company also has regional offices in Orlando, Houston and Phoenix and asset management offices in Charlotte and Dallas.  EastGroup has property management offices in Jacksonville, Tampa, FortFt. Lauderdale and San Antonio.  Offices at these locations allow the Company to provide property management services to all of its Florida, Texas (except Austin and El Paso), Arizona, Mississippi and North Carolina properties, which together account for 79%80% of the Company’s total portfolio on a square foot basis.  In addition, the Company currently provides property administration (accounting of operations) for its entire portfolio.  The regional offices in Florida, Texas and Arizona provide oversight of the Company's development program.  As of February 13, 2014,14, 2017, EastGroup had 7068 full-time employees and 3 part-time employees.

Operations
EastGroup is focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States with an emphasis in the states of Florida, Texas, Arizona, California and North Carolina.  The Company’s goal is to maximize shareholder value by being a leading provider of functional, flexible and quality business distribution space for location sensitive tenants primarily in the 5,000 to 50,000 square foot range.  EastGroup’s strategy for growth is based on the ownership of premier distribution facilities generally clustered near major transportation features in supply constrained submarkets.  Over 99% of the Company’s revenue consists of rental income from real estate properties.

During 2013,2016, EastGroup increased its holdings in real estate properties through its acquisition and development programs.  The Company purchased twofour warehouse distribution complexes (837,000(1,354,000 square feet) and 50.9197 acres of development land for a total of $79.0$157 million.  Also during 2013,2016, the Company began construction of 13nine development projects containing 1,177,0001.2 million square feet and transferred 14 properties (1,025,000nine projects (1.0 million square feet) from its development program to real estate properties with costs of $69.9$68.1 million at the date of transfer.   

EastGroup incurs short-term floating rateTypically, the Company initially funds its development and acquisition programs through its $335 million unsecured bank debt in connection with the acquisition and development of real estate and, ascredit facilities. As market conditions permit, replaces floating rate debt withEastGroup issues equity and/or employs fixed-rate debt.debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace short-term bank borrowings. In March 2013,2016, Moody's Investor Services announcedInvestors Service affirmed the Company's issuer rating of Baa2 and in December 2013,with a stable outlook. In April 2016, Fitch Ratings affirmed the Company's creditEastGroup's issuer rating of BBB.BBB with a stable outlook. A security rating is not a recommendation to buy, sell, or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. Each rating should be evaluated independently of any other rating. The Company intends to obtainissue primarily unsecured fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate debtthrough the use of interest rate swaps, in the future. The Company may also access the public debt market in the future as a means to raise capital.

EastGroup holds its properties as long-term investments but may determine to sell certain properties that no longer meet its investment criteria.  The Company may provide financing in connection with such sales of property if market conditions require.  In


addition, the Company may provide financing to a partner or co-owner in connection with an acquisition of real estate in certain situations.

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Subject to the requirements necessary to maintain EastGroup’s qualifications as a REIT, the Company may acquire securities of entities engaged in real estate activities or securities of other issuers, including for the purpose of exercising control over those entities.

The Company intends to continue to qualify as a REIT under the Code.  To maintain its status as a REIT, the Company is required to distribute at least 90% of its ordinary taxable income to its stockholders.  If the Company has a capital gain, it has the option of (i) deferring recognition of the capital gain through a tax-deferred exchange, (ii) declaring and paying a capital gain dividend on any recognized net capital gain resulting in no corporate level tax, or (iii) retaining and paying corporate income tax on its net long-term capital gain, with shareholders reporting their proportional share of the undistributed long-term capital gain and receiving a credit or refund of their share of the tax paid by the Company.
 
EastGroup has no present intention of acting as an underwriter of offerings of securities of other issuers.  The strategies and policies set forth above were determined and are subject to review by EastGroup's Board of Directors, which may change such strategies or policies based upon its evaluation of the state of the real estate market, the performance of EastGroup's assets, capital and credit market conditions, and other relevant factors.  EastGroup provides annual reports to its stockholders, which contain financial statements audited by the Company’s independent registered public accounting firm.

Environmental Matters
Under various federal, state and local laws, ordinances and regulations, an owner of real estate may be liable for the costs of removal or remediation of certain hazardous or toxic substances on or in such property.  Many such laws impose liability without regard to whether the owner knows of, or was responsible for, the presence of such hazardous or toxic substances.  The presence of such substances, or the failure to properly remediate such substances, may adversely affect the owner’s ability to sell or rent such property or to use such property as collateral in its borrowings.  EastGroup’s properties have been subjected to Phase I Environmental Site Assessments (ESAs) by independent environmental consultants and as necessary, have been subjected to Phase II ESAs.  These reports have not revealed any potential significant environmental liability.  Management of EastGroup is not aware of any environmental liability that would have a material adverse effect on EastGroup’s business, assets, financial position or results of operations.

ITEM 1A.  RISK FACTORS.

In addition to the other information contained or incorporated by reference in this document, readers should carefully consider the following risk factors.  Any of these risks or the occurrence of any one or more of the uncertainties described below could have a material adverse effect on the Company's financial condition and the performance of its business.  The Company refers to itself as "we", "us" or "our" in the following risk factors.

Real Estate Industry Risks
We face risks associated with local real estate conditions in areas where we own properties.  We may be adversely affected by general economic conditions and local real estate conditions.  For example, an oversupply of industrial properties in a local area or a decline in the attractiveness of our properties to tenants would have a negative effect on us.  Other factors that may affect general economic conditions or local real estate conditions include:

population and demographic trends;
employment and personal income trends;
income and other tax laws;
changes in interest rates and availability and costs of financing;
increased operating costs, including insurance premiums, utilities and real estate taxes, due to inflation and other factors which may not necessarily be offset by increased rents;
changes in the price of oil; and
construction costs.

We may be unable to compete for properties and tenants.  The real estate business is highly competitive.  We compete for interests in properties with other real estate investors and purchasers, some of whom have greater financial resources, revenues and geographical diversity than we have.  Furthermore, we compete for tenants with other property owners.  All of our industrial properties are subject to significant local competition.  We also compete with a wide variety of institutions and other investors for capital funds necessary to support our investment activities and asset growth.



We are subject to significant regulation that constrains our activities.  Local zoning and land use laws, environmental statutes and other governmental requirements restrict our expansion, rehabilitation and reconstruction activities.  These regulations may prevent us from taking advantage of economic opportunities.  Legislation such as the Americans with Disabilities Act may require us to

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modify our properties, and noncompliance could result in the imposition of fines or an award of damages to private litigants.  Future legislation may impose additional requirements.  We cannot predict what requirements may be enacted or what changes may be implemented to existing legislation.

Risks Associated with Our Properties
We may be unable to lease space.  When a lease expires, a tenant may elect not to renew it.  We may not be able to re-lease the property on similar terms, if we are able to re-lease the property at all.  The terms of renewal or re-lease (including the cost of required renovations and/or concessions to tenants) may be less favorable to us than the prior lease.  We also routinely develop some properties with no pre-leasing.  If we are unable to lease all or a substantial portion of our properties, or if the rental rates upon such leasing are significantly lower than expected rates, our cash generated before debt repayments and capital expenditures and our ability to make expected distributions to stockholders may be adversely affected.

We have been and may continue to be affected negatively by tenant bankruptcies and leasing delays.  At any time, a tenant may experience a downturn in its business that may weaken its financial condition.  Similarly, a general decline in the economy may result in a decline in the demand for space at our industrial properties.  As a result, our tenants may delay lease commencement, fail to make rental payments when due, or declare bankruptcy.  Any such event could result in the termination of that tenant’s lease and losses to us, and distributions to investors may decrease.  We receive a substantial portion of our income as rents under mid-term and long-term leases.  If tenants are unable to comply with the terms of their leases because of rising costs or falling sales, we may deem it advisable to modify lease terms to allow tenants to pay a lower rent or a smaller share of taxes, insurance and other operating costs.  If a tenant becomes insolvent or bankrupt, we cannot be sure that we could recover the premises from the tenant promptly or from a trustee or debtor-in-possession in any bankruptcy proceeding relating to the tenant.  We also cannot be sure that we would receive rent in the proceeding sufficient to cover our expenses with respect to the premises.  If a tenant becomes bankrupt, the federal bankruptcy code will apply and, in some instances, may restrict the amount and recoverability of our claims against the tenant.  A tenant’s default on its obligations to us could adversely affect our financial condition and the cash we have available for distribution.

We face risks associated with our property development.  We intend to continue to develop properties where market conditions warrant such investment.  Once made, our investments may not produce results in accordance with our expectations.  Risks associated with our current and future development and construction activities include:

the availability of favorable financing alternatives;
the risk that we may not be able to obtain land on which to develop or that due to the increased cost of land, our activities may not be as profitable;
construction costs exceeding original estimates due to rising interest rates and increases in the costs of materials and labor;
construction and lease-up delays resulting in increased debt service, fixed expenses and construction costs;
expenditure of funds and devotion of management's time to projects that we do not complete;
fluctuations of occupancy and rental rates at newly completed properties, which depend on a number of factors, including market and economic conditions, resulting in lower than projected rental rates and a corresponding lower return on our investment; and
complications (including building moratoriums and anti-growth legislation) in obtaining necessary zoning, occupancy and other governmental permits.

We face risks associated with property acquisitions.  We acquire individual properties and portfolios of properties and intend to continue to do so.  Our acquisition activities and their success are subject to the following risks:

when we are able to locate a desired property, competition from other real estate investors may significantly increase the purchase price;
acquired properties may fail to perform as expected;
the actual costs of repositioning or redeveloping acquired properties may be higher than our estimates;
acquired properties may be located in new markets where we face risks associated with an incomplete knowledge or understanding of the local market, a limited number of established business relationships in the area and a relative unfamiliarity with local governmental and permitting procedures;
we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of properties, into our existing operations, and as a result, our results of operations and financial condition could be adversely affected; and


we may acquire properties subject to liabilities and without any recourse, or with only limited recourse, to the transferor with respect to unknown liabilities. As a result, if a claim were asserted against us based upon ownership of those properties, we might have to pay substantial sums to settle it, which could adversely affect our cash flow.

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Coverage under our existing insurance policies may be inadequate to cover losses.  We generally maintain insurance policies related to our business, including casualty, general liability and other policies, covering our business operations, employees and assets as appropriate for the markets where our properties and business operations are located.  However, we would be required to bear all losses that are not adequately covered by insurance.  In addition, there may be certain losses that are not generally insured against or that are not generally fully insured against because it is not deemed economically feasible or prudent to do so, including losses due to floods, wind, earthquakes, acts of war, acts of terrorism or riots.  If an uninsured loss or a loss in excess of insured limits occurs with respect to one or more of our properties, then we could lose the capital we invested in the properties, as well as the anticipated future revenue from the properties.  In addition, if the damaged properties are subject to recourse indebtedness, we would continue to be liable for the indebtedness, even if these properties were irreparably damaged.

We face risks due to lack of geographic and real estate sector diversity.  Substantially all of our properties are located in the Sunbelt region of the United States with an emphasis in the states of Florida, Texas, Arizona, California and North Carolina. As of December 31, 2016, we owned operating properties totaling 5.9 million square feet in Houston, which represents 17.0% of the Company's total Real estate properties on a square foot basis.  A downturn in general economic conditions and local real estate conditions in these geographic regions, as a result of oversupply of or reduced demand for industrial properties, local business climate, business layoffs and changing demographics, would have a particularly strong adverse effect on us.  Our investments in real estate assets are concentrated in the industrial distribution sector.  This concentration may expose us to the risk of economic downturns in this sector to a greater extent than if our business activities included other sectors of the real estate industry.

We face risks due to the illiquidity of real estate which may limit our ability to vary our portfolio.  Real estate investments are relatively illiquid.  Our ability to vary our portfolio in response to changes in economic and other conditions will therefore be limited.  In addition, because of our status as a REIT, the Internal Revenue Code limits our ability to sell our properties.  If we must sell an investment, we cannot ensure that we will be able to dispose of the investment on terms favorable to the Company.

We are subject to environmental laws and regulations.  Current and previous real estate owners and operators may be required under various federal, state and local laws, ordinances and regulations to investigate and clean up hazardous substances released at the properties they own or operate.  They may also be liable to the government or to third parties for substantial property or natural resource damage, investigation costs and cleanup costs.  Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such hazardous substances.  In addition, some environmental laws create a lien on the contaminated site in favor of the government for damages and costs the government incurs in connection with the contamination.  Contamination may adversely affect the owner’s ability to use, sell or lease real estate or to borrow using the real estate as collateral.  We have no way of determining at this time the magnitude of any potential liability to which we may be subject arising out of environmental conditions or violations with respect to the properties we currently or formerly owned.  Environmental laws today can impose liability on a previous owner or operator of a property that owned or operated the property at a time when hazardous or toxic substances were disposed of, released from, or present at the property.  A conveyance of the property, therefore, may not relieve the owner or operator from liability.  Although ESAs have been conducted at our properties to identify potential sources of contamination at the properties, such ESAs do not reveal all environmental liabilities or compliance concerns that could arise from the properties.  Moreover, material environmental liabilities or compliance concerns may exist, of which we are currently unaware, that in the future may have a material adverse effect on our business, assets or results of operations.

Compliance with new laws or regulations related to climate change, including compliance with “green” building codes, may require us to make improvements to our existing properties.  Proposed legislation could also increase the costs of energy and utilities.  The cost of the proposed legislation may adversely affect our financial position, results of operations and cash flows.  We may be adversely affected by floods, hurricanes and other climate related events.

Financing Risks
We face risks associated with the use of debt to fund acquisitions and developments, including refinancing risk.  We are subject to the risks normally associated with debt financing, including the risk that our cash flow will be insufficient to meet required payments of principal and interest.  In addition, certain of our mortgagesdebt will have significant outstanding principal balances on their maturity dates, commonly known as “balloon payments.”  Therefore, we will likely need to refinance at least a portion of our outstanding debt as it matures.  There is a risk that we may not be able to refinance existing debt or that the terms of any refinancing will not be as favorable as the terms of the existing debt.



We face risks associated with our dependence on external sources of capital.  In order to qualify as a REIT, we are required each year to distribute to our stockholders at least 90% of our ordinary taxable income, and we are subject to tax on our income to the extent it is not distributed.  Because of this distribution requirement, we may not be able to fund all future capital needs from cash retained from operations.  As a result, to fund capital needs, we rely on third-party sources of capital, which we may not be able to obtain on favorable terms, if at all.  Our access to third-party sources of capital depends upon a number of factors, including

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(i) general market conditions; (ii) the market’s perception of our growth potential; (iii) our current and potential future earnings and cash distributions; and (iv) the market price of our capital stock.  Additional debt financing may substantially increase our debt-to-total market capitalization ratio.  Additional equity financing may dilute the holdings of our current stockholders.

Covenants in our credit agreements could limit our flexibility and adversely affect our financial condition.  The terms of our various credit agreements and other indebtedness require us to comply with a number of customary financial and other covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage.  These covenants may limit our flexibility in our operations, and breaches of these covenants could result in defaults under the instruments governing the applicable indebtedness even if we had satisfied our payment obligations.  If we are unable to refinance our indebtedness at maturity or meet our payment obligations, the amount of our distributable cash flow and our financial condition would be adversely affected.

Adverse changes in our credit ratings could impair our ability to obtain additional debt and equity financing on favorable terms, if at all. Our credit ratings are based on our operating performance, liquidity and leverage ratios, overall financial position and other factors employed by the credit rating agencies in their rating analysis of us. Our credit ratings can affect the amount and type of capital we can access, as well as the terms of any financings we may obtain. There can be no assurance that we will be able to maintain our current credit ratings. In the event our current credit ratings deteriorate, it may be more difficult or expensive to obtain additional financing or refinance existing obligations and commitments. Also, a downgrade in our credit ratings would trigger additional costs or other potentially negative consequences under our current and future credit facilities and debt instruments.

Increases in interest rates would increase our interest expense. At December 31, 2013,2016, we had $89.0$112.0 million of variable ratevariable-rate debt outstanding not protected by interest rate hedge contracts. We may incur additional variable ratevariable-rate debt in the future. If interest rates increase, then so would the interest expense on our unhedged variable ratevariable-rate debt, which would adversely affect our financial condition and results of operations. From time to time, we manage our exposure to interest rate risk with interest rate hedge contracts that effectively fix or cap a portion of our variable ratevariable-rate debt. In addition, we refinance fixed ratefixed-rate debt at times when we believe rates and terms are appropriate. Our efforts to manage these exposures may not be successful. Our use of interest rate hedge contracts to manage risk associated with interest rate volatility may expose us to additional risks, including a risk that a counterparty to a hedge contract may fail to honor its obligations. Developing an effective interest rate risk strategy is complex and no strategy can completely insulate us from risks associated with interest rate fluctuations. There can be no assurance that our hedging activities will have the desired beneficial impact on our results of operations or financial condition. Termination of interest rate hedge contracts typically involves costs, such as transaction fees or breakage costs.

A lack of any limitation on our debt could result in our becoming more highly leveraged.  Our governing documents do not limit the amount of indebtedness we may incur.  Accordingly, our Board of Directorswe may incur additional debt and would do so, for example, if it were necessary to maintain our status as a REIT.  We might become more highly leveraged as a result, and our financial condition and cash available for distribution to stockholders might be negatively affected and the risk of default on our indebtedness could increase.

Other Risks
The market value of our common stock could decrease based on our performance and market perception and conditions.  The market value of our common stock may be based primarily uponaffected by the market’s perception of our operating results, growth potential, and current and future cash dividends and may also be secondarily based uponaffected by the real estate market value of our underlying assets.  The market price of our common stock ismay be influenced by the dividend on our common stock relative to market interest rates.  Rising interest rates may lead potential buyers of our common stock to expect a higher dividend rate, which would adversely affect the market price of our common stock.  In addition, rising interest rates would result in increased expense, thereby adversely affecting cash flow and our ability to service our indebtedness and pay dividends.

The state of the economy or other adverse changes in general or local economic conditions may adversely affect our operating results and financial condition. Turmoil in the global financial markets may have an adverse impact on the availability of credit to businesses generally and could lead to a further weakening of the U.S. and global economies.  Currently these conditions have not impaired our ability to access credit markets and finance our operations.  However, our ability to access the capital markets may be restricted at a time when we would like, or need, to raise financing, which could have an impact on our flexibility to react to changing economic and business conditions.  Furthermore, deteriorating economic conditions including business layoffs, downsizing, industry slowdowns and other similar factors that affect our customers could continue to negatively impact commercial real estate fundamentals and result in lower occupancy, lower rental rates and declining values in our real estate portfolio and in


the collateral securing any loan investments we may make.  Additionally, an adverse economic situation could have an impact on our lenders or customers, causing them to fail to meet their obligations to us.  No assurances can be given that the effects of an adverse economic situation will not have a material adverse effect on our business, financial condition and results of operations.


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We may fail to qualify as a REIT. If we fail to qualify as a REIT, we will not be allowed to deduct distributions to stockholders in computing our taxable income and will be subject to federal income tax, including any applicable alternative minimum tax, at regular corporate rates.  In addition, we may be barred from qualification as a REIT for the four years following disqualification.  The additional tax incurred at regular corporate rates would significantly reduce the cash flow available for distribution to stockholders and for debt service.  Furthermore, we would no longer be required by the Internal Revenue Code to make any distributions to our stockholders as a condition of REIT qualification.  Any distributions to stockholders would be taxable as ordinary income to the extent of our current and accumulated earnings and profits. Corporate distributees, however, may be eligible for the dividends received deduction on the distributions, subject to limitations under the Internal Revenue Code.  To qualify as a REIT, we must comply with certain highly technical and complex requirements.  We cannot be certain we have complied with these requirements because there are few judicial and administrative interpretations of these provisions.  In addition, facts and circumstances that may be beyond our control may affect our ability to qualify as a REIT.  We cannot assure you that new legislation, regulations, administrative interpretations or court decisions will not change the tax laws significantly with respect to our qualification as a REIT or with respect to the federal income tax consequences of qualification.  We cannot assure you that we will remain qualified as a REIT.

There is a risk of changes in the tax law applicable to real estate investment trusts.  Since the Internal Revenue Service, the United States Treasury Department and Congress frequently review federal income tax legislation, we cannot predict whether, when or to what extent new federal tax laws, regulations, interpretations or rulings will be adopted.  Any such legislative action may prospectively or retroactively modify our tax treatment and, therefore, may adversely affect taxation of us and/or our investors.

We face possible adverse changes in tax laws.  From time to time, changes in state and local tax laws or regulations are enacted which may result in an increase in our tax liability. A shortfall in tax revenues for states and municipalities in which we operate may lead to an increase in the frequency and size of such changes. If such changes occur, we may be required to pay additional taxes on our assets or income. These increased tax costs could adversely affect our financial condition, results of operations and the amount of cash available for the payment of dividends.

Our Charter contains provisions that may adversely affectTo maintain our status as a REIT, we limit the amount of shares any one stockholder can own. The Internal Revenue Code imposes certain limitations on the ownership of the stock of a REIT. For example, not more than 50% in value of EastGroupour outstanding shares of capital stock.  Our may be owned, directly or indirectly, by five or fewer individuals (as defined in the Code) during the last half of any taxable year. To protect our REIT status, our charter prohibits any holder from acquiring more than 9.8% (in value or in number, whichever is more restrictive) of our outstanding equity stock (defined as all of our classes of capital stock, except our excess stock (of which there is none outstanding)) unless our Board of Directors grants a waiver. The ownership limit may limit the opportunity for stockholders to receive a premium for their shares of common stock that might otherwise exist if an investor were attempting to assemble a block of shares in excess of 9.8% of the outstanding shares of equity stock or otherwise effect a change in control.  Also, the request of the holders of a majority or more
Certain tax and anti-takeover provisions of our common stock is necessary for stockholders to callcharter and bylaws may inhibit a special meeting.  We also require advance notice by stockholders for the nomination of directors or the proposal of business to be considered at a meeting of stockholders.

The Company faces risks in attracting and retaining key personnel.  Manychange of our senior executives have strong industry reputations, which aid uscontrol. Certain provisions contained in identifyingour charter and bylaws and the Maryland General Corporation Law may discourage a third party from making a tender offer or acquisition and development opportunities and negotiating with tenants and sellers of properties.  The loss of the services of these key personnelproposal to us. If this were to happen, it could affect our operations because of diminished relationships with existing and prospective tenants, property sellers and industry personnel.  In addition, attracting newdelay, deter or replacement personnel may be difficult in a competitive market.
We have severance and change in control agreements with certain of our officers that may deter changes in control of the Company.  If, within a certain time period (as set in the officer’s agreement) followingprevent a change in control we terminateor the officer's employment other thanremoval of existing management. These provisions also may delay or prevent the shareholders from receiving a premium for cause, or if their common shares over then-prevailing market prices. These provisions include:
the officer elects to terminate his or her employment with us for reasons specified inREIT ownership limit described above;
special meetings of our stockholders may be called only by the agreement, we will make a severance payment equal to the officer's average annual compensation times an amount specified in the officer's agreement, together with the officer's base salary and vacation pay that have accrued but are unpaid through the date of termination.  These agreements may deter a change in control becausechairman of the increased cost forboard, the chief executive officer, the president, a third partymajority of the board or by stockholders possessing a majority of all the votes entitled to acquire control of us.be cast at the meeting;

Ourour Board of Directors may authorize and issue securities without stockholder approval.  Under our Charter, the Board has the powerapproval; and
advance-notice requirements for proposals to classify and reclassify any of our unissued shares of capital stock into shares of capital stock with such preferences, rights, powers and restrictions as the Board of Directors may determine.  The authorization and issuance of a new class of capital stock could have the effect of delaying or preventing someone from taking control of us, even if a change in control were in our stockholders' best interests.be presented at stockholder meetings.

Maryland business statutes may limit the ability of a third party to acquire control of us.In addition, Maryland law provides protection for Maryland corporations against unsolicited takeovers by limiting, among other things, the duties of the directors in unsolicited takeover situations.  The duties of directors of Maryland corporations do not require them to (a) accept, recommend or respond to any proposal by a person seeking to acquire control of the corporation, (b) authorize the corporation to redeem any rights under,

9



or modify or render inapplicable, any stockholders rights plan, (c) make a determination under the Maryland Business Combination Act or the Maryland Control Share Acquisition Act, or (d) act or fail to act solely because of the effect of the act or failure to act may have on an acquisition or potential acquisition of control of the corporation


or the amount or type of consideration that may be offered or paid to the stockholders in an acquisition.  Moreover, under Maryland law the act of a director of a Maryland corporation relating to or affecting an acquisition or potential acquisition of control is not subject to any higher duty or greater scrutiny than is applied to any other act of a director.  Maryland law also contains a statutory presumption that an act of a director of a Maryland corporation satisfies the applicable standards of conduct for directors under Maryland law.

The Maryland Business Combination Act provides that unless exempted, a Maryland corporation may not engage in business combinations, including mergers, dispositions of 10 percent or more of its assets, certain issuances of shares of stock and other specified transactions, with an "interested stockholder" or an affiliate of an interested stockholder for five years after the most recent date on which the interested stockholder became an interested stockholder, and thereafter unless specified criteria are met.  An interested stockholder is generally a person owning or controlling, directly or indirectly, 10 percent or more of the voting power of the outstanding stock of the Maryland corporation.

The Maryland Control Share Acquisition Act provides that "control shares" of a corporation acquired in a "control share acquisition" shall have no voting rights except to the extent approved by a vote of two-thirds of the votes eligible to cast on the matter.  "Control Shares" means shares of stock that, if aggregated with all other shares of stock previously acquired by the acquirer, would entitle the acquirer to exercise voting power in electing directors within one of the following ranges of the voting power:  one-tenth or more but less than one-third, one-third or more but less than a majority, or a majority or more of all voting power.  A "control share acquisition" means the acquisition of control shares, subject to certain exceptions.

If voting rights of control shares acquired in a control share acquisition are not approved at a stockholders' meeting, then subject to certain conditions and limitations, the issuer may redeem any or all of the control shares for fair value.  If voting rights of such control shares are approved at a stockholders' meeting and the acquirer becomes entitled to vote a majority of the shares of stock entitled to vote, all other stockholders may exercise appraisal rights.

The Company faces risks in attracting and retaining key personnel.  Many of our senior executives have strong industry reputations, which aid us in identifying acquisition and development opportunities and negotiating with tenants and sellers of properties.  The loss of the services of these key personnel could affect our operations because of diminished relationships with existing and prospective tenants, property sellers and industry personnel.  In addition, attracting new or replacement personnel may be difficult in a competitive market.
We have severance and change in control agreements with certain of our officers that may deter changes in control of the Company.  If, within a certain time period (as set in the officer’s agreement) following a change in control, we terminate the officer's employment other than for cause, or if the officer elects to terminate his or her employment with us for reasons specified in the agreement, we will make a severance payment equal to the officer's average annual compensation times an amount specified in the officer's agreement, together with the officer's base salary and vacation pay that have accrued but are unpaid through the date of termination.  These agreements may deter a change in control because of the increased cost for a third party to acquire control of us.

We rely on information technology in our operations, and any material failure, inadequacy, interruption or security failure of that technology could harm our business. We rely on information technology networks and systems, including the internet, to process, transmit and store electronic information, and to manage or support a variety of business processes, including financial transactions and records, and maintaining personal identifying information and customer and lease data. We purchase some of our information technology from vendors, on whom our systems depend. We rely on commercially available systems, software, tools and monitoring to provide security for the processing, transmission and storage of confidential customer data, including individually identifiable information relating to financial accounts. Although we have taken steps to protect the security of our information systems and the data maintained in those systems, it is possible that our safety and security measures will not prevent the systems' improper functioning or damage, or the improper access or disclosure of personally identifiable information such as in the event of cyber-attacks. Security breaches, including physical or electronic break-ins, computer viruses, attacks by hackers and similar breaches, can create system disruptions, shutdowns or unauthorized disclosure of confidential information. In some cases, it may be difficult to anticipate or immediately detect such incidents and the damage they cause. Any failure to maintain proper function, security and availability of our information systems could interrupt our operations, damage our reputation, subject us to liability claims or regulatory penalties and could have a materially adverse effect on our business, financial condition and results of operations.

We may be impacted by changes in U.S. social, political, regulatory and economic conditions or laws and policies. Any changes to U.S. tax laws, foreign trade, manufacturing, and development and investment in the territories and countries where our customers operate could adversely affect our operating results and our business.




ITEM 1B.  UNRESOLVED STAFF COMMENTS.

None.

ITEM 2.  PROPERTIES.

EastGroup owned 295327 industrial properties and one office building at December 31, 20132016.  These properties are located primarily in the Sunbelt states of Florida, Texas, Arizona, California and North Carolina, and the majority are clustered around major transportation features in supply constrained submarkets.  As of February 13, 201414, 2017, EastGroup’s portfolio was 95.7%95.8% leased and 94.7%95.2% occupied.  The Company has developed approximately 34%44% of its total portfolio (on a square foot basis), including real estate properties and development properties in lease-up and under construction.  The Company’s focus is the ownership of business distribution space (79%(87% of the total portfolio) with the remainder in bulk distribution space (16%(9%) and business service space (5%(4%).  Business distribution space properties are typically multi-tenant buildings with a building depth of 200 feet or less, clear height of 20-2424-30 feet, office finish of 10-25% and truck courts with a depth of 100-120 feet.  See Consolidated Financial Statement Schedule III – Real Estate Properties and Accumulated Depreciation for a detailed listing of the Company’s properties.

At December 31, 20132016, EastGroup did not own any single property with a book value that was 10% or more of total book value or with gross revenues that were 10% or more of total gross revenues.


10



The Company's lease expirations, excluding month-to-month leases of 267,000243,000 square feet, for the next ten years are detailed below:
Years Ending December 31, Number of Leases Expiring 
Total Area of Leases Expiring
(in Square Feet)
 
Annualized Current Base Rent of Leases Expiring (1)
 % of Total Base Rent of Leases Expiring Number of Leases Expiring 
Total Area of Leases Expiring
(in Square Feet)
 
Annualized Current Base Rent of Leases Expiring (1)
 % of Total Base Rent of Leases Expiring
2014 273 3,665,000
 $19,583,000
 12.5%
2015 310 6,591,000
 $34,482,000
 22.0%
2016 293 6,037,000
 $29,660,000
 18.9%
2017 162 4,501,000
 $24,826,000
 15.8% 249 4,739,000
 $28,604,000
 14.9%
2018 152 3,518,000
 $18,477,000
 11.8% 310 5,042,000
 $29,518,000
 15.3%
2019 56 1,725,000
 $7,769,000
 5.0% 267 5,524,000
 $31,307,000
 16.3%
2020 38 1,372,000
 $7,225,000
 4.6% 216 4,963,000
 $28,763,000
 14.9%
2021 22 1,293,000
 $4,315,000
 2.7% 180 5,633,000
 $30,630,000
 15.9%
2022 18 921,000
 $4,708,000
 3.0% 76 2,872,000
 $16,078,000
 8.4%
2023 and beyond 19 1,327,000
 $3,948,000
 2.5%
2023 44 1,790,000
 $9,645,000
 5.0%
2024 28 1,542,000
 $6,485,000
 3.4%
2025 10 772,000
 $4,597,000
 2.4%
2026 and beyond 25 895,000
 $5,357,000
 2.8%
(1)
Represents the monthly cash rental rates, excluding tenant expense reimbursements, as of December 31, 2013,2016, multiplied by twelve12 months.


ITEM 3.  LEGAL PROCEEDINGS.

The Company is not presently involved in any material litigation nor, to its knowledge, is any material litigation threatened against the Company or its properties, other than routine litigation arising in the ordinary course of business or which is expected to be covered by the Company’s liability insurance.

ITEM 4.  MINE SAFETY DISCLOSURES.

Not applicable.



PART II.  OTHER INFORMATION

ITEM 5.  MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.

The Company’s shares of common stock are listed for trading on the New York Stock Exchange under the symbol “EGP.”  The following table shows the high and low share prices for each quarter reported by the New York Stock Exchange during the past two years and the per share distributions paid for each quarter.

Shares of Common Stock Market Prices and Dividends
Quarter Calendar Year 2013 Calendar Year 2012 Calendar Year 2016 Calendar Year 2015
High Low Distributions High Low Distributions High Low Distributions High Low Distributions
First $58.66
 53.55
 $0.53
 $50.94
 43.51
 $0.52
 $60.46
 49.31
 $0.60
 $67.42
 57.98
 $0.57
Second 66.99
 52.47
 0.53
 53.58
 46.75
 0.52
 69.35
 58.28
 0.60
 62.11
 55.00
 0.57
Third 63.78
 54.98
 0.54
 56.44
��50.76
 0.53
 76.00
 68.40
 0.62
 60.85
 51.76
 0.60
Fourth 65.13
 56.25
 0.54
 55.73
 49.72
 0.53
 74.71
 63.99
 0.62
 59.51
 53.15
 0.60
  
  
 $2.14
  
  
 $2.10
  
  
 $2.44
  
  
 $2.34

As of February 13, 2014,14, 2017, there were 574495 holders of record of the Company’s 30,911,90633,314,596 outstanding shares of common stock.  The Company distributed all of its 20132016 and 20122015 taxable income to its stockholders.  Accordingly, no significant provisions for income taxes were necessary.  The following table summarizes the federal income tax treatment for all distributions by the Company for the years 20132016 and 2012.2015.



11




Federal Income Tax Treatment of Share Distributions
Years Ended December 31,Years Ended December 31,
2013 20122016 2015
Common Share Distributions:      
Ordinary dividends$1.91678
 1.64506
$2.10494
 2.24258
Nondividend distributions0.21054
 0.29240
0.05202
 0.02774
Unrecaptured Section 1250 capital gain0.00270
 0.14942
0.12872
 0.06968
Other capital gain0.00998
 0.01312
0.15432
 
Total Common Distributions$2.14000
 2.10000
$2.44000
 2.34000
 
Securities Authorized For Issuance Under Equity Compensation Plans
See Item 12 of this Annual Report on Form 10-K, “Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters,” for certain information regarding the Company’s equity compensation plans.

Purchases of Equity Securities by the Issuer and Affiliated Purchasers
No shares of common stock were purchased by the Company or withheld by the Company to satisfy any tax withholding obligations during the three monththree-month period ended December 31, 2013.2016.

12





Performance Graph
The following graph compares, over the five years ended December 31, 2013,2016, the cumulative total shareholder return on EastGroup’s common stock with the cumulative total return of the Standard & Poor’s 500 Total Return Index (S&P 500 Total Return) and the FTSE Equity REIT index prepared by the National Association of Real Estate Investment Trusts (FTSE NAREIT Equity REITs).

The performance graph and related information shall not be deemed “soliciting material” or be deemed to be “filed” with the SEC, nor shall such information be incorporated by reference into any future filing, except to the extent that the Company specifically incorporates it by reference into such filing.


Fiscal years ended December 31,Fiscal years ended December 31,
2008 2009 2010 2011 2012 20132011 2012 2013 2014 2015 2016
EastGroup$100.00
 113.43
 132.38
 142.90
 184.01
 205.52
$100.00
 128.89
 144.01
 163.04
 149.21
 205.58
FTSE NAREIT Equity REITs100.00
 127.99
 163.78
 177.36
 209.39
 214.56
100.00
 118.06
 120.97
 157.43
 162.46
 176.30
S&P 500 Total Return100.00
 126.46
 145.50
 148.57
 172.34
 228.16
100.00
 116.00
 153.57
 174.60
 177.01
 198.18

The information above assumes that the value of the investment in shares of EastGroup’s common stock and each index was $100 on December 31, 2008,2011, and that all dividends were reinvested.







13




ITEM 6.   SELECTED FINANCIAL DATA.
The following table sets forth selected consolidated financial data for the Company derived from the audited consolidated financial statements and should be read in conjunction with the consolidated financial statements and notes thereto included elsewhere in this report.
Years Ended December 31,Years Ended December 31,
2013 2012 2011 2010 20092016 2015 2014 2013 2012
OPERATING DATA(In thousands, except per share data)(In thousands, except per share data)
REVENUES                  
Income from real estate operations $201,849
 185,783
 173,008
 171,887
 170,956
$252,961
 234,918
 219,706
 201,849
 185,783
Other income 322
 61
 142
 82
 81
86
 90
 123
 322
 61
202,171
 185,844
 173,150
 171,969
 171,037
253,047
 235,008
 219,829
 202,171
 185,844
Expenses 
  
  
  
  
 
  
  
  
  
Expenses from real estate operations57,885
 52,891
 48,911
 50,679
 49,762
74,347
 67,402
 62,797
 57,885
 52,891
Depreciation and amortization65,789
 61,345
 56,739
 57,806
 53,392
77,935
 73,290
 70,314
 65,789
 61,345
General and administrative11,725
 10,488
 10,691
 10,260
 8,894
13,232
 15,091
 12,726
 11,725
 10,488
Acquisition costs191
 188
 252
 72
 177
161
 164
 210
 191
 188
135,590
 124,912
 116,593
 118,817
 112,225
165,675
 155,947
 146,047
 135,590
 124,912
Operating income66,581
 60,932
 56,557
 53,152
 58,812
87,372
 79,061
 73,782
 66,581
 60,932
Other income (expense) 
  
  
  
  
 
  
  
  
  
Interest expense(35,192) (35,371) (34,709) (35,171) (32,520)(35,213) (34,666) (35,486) (35,192) (35,371)
Gain, net of loss, on sales of real estate investments42,170
 2,903
 9,188
 
 
Other949
 456
 717
 624
 653
1,765
 1,101
 989
 949
 456
Income from continuing operations32,338
 26,017
 22,565
 18,605
 26,945
96,094
 48,399
 48,473
 32,338
 26,017
Discontinued operations 
  
  
  
  
 
  
  
  
  
Income from real estate operations89
 360
 269
 150
 120

 
 
 89
 360
Gain on sales of nondepreciable real estate investments
 167
 
 
 

 
 
 
 167
Gain on sales of real estate investments798
 6,343
 
 
 29

 
 
 798
 6,343
Income from discontinued operations887
 6,870
 269
 150
 149

 
 
 887
 6,870
Net income33,225
 32,887
 22,834
 18,755
 27,094
96,094
 48,399
 48,473
 33,225
 32,887
Net income attributable to noncontrolling interest in joint ventures(610) (503) (475) (430) (435)(585) (533) (532) (610) (503)
Net income attributable to EastGroup Properties, Inc. common stockholders32,615
 32,384
 22,359
 18,325
 26,659
95,509
 47,866
 47,941
 32,615
 32,384
Other comprehensive income (loss) - Cash flow hedges2,021
 (392) 
 318
 204
5,451
 (1,099) (3,986) 2,021
 (392)
TOTAL COMPREHENSIVE INCOME$34,636
 31,992
 22,359
 18,643
 26,863
$100,960
 46,767
 43,955
 34,636
 31,992
BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 
  
  
  
  
 
  
  
  
  
Income from continuing operations$1.05
 0.89
 0.82
 0.67
 1.03
$2.93
 1.49
 1.53
 1.05
 0.89
Income from discontinued operations0.03
 0.24
 0.01
 0.01
 0.01

 
 
 0.03
 0.24
Net income attributable to common stockholders$1.08
 1.13
 0.83
 0.68
 1.04
$2.93
 1.49
 1.53
 1.08
 1.13
Weighted average shares outstanding30,162
 28,577
 26,897
 26,752
 25,590
32,563
 32,091
 31,341
 30,162
 28,577
DILUTED PER COMMON SHARE DATA FOR NET INCOMEATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 
  
  
  
  
 
  
  
  
  
Income from continuing operations$1.05
 0.89
 0.82
 0.67
 1.03
$2.93
 1.49
 1.52
 1.05
 0.89
Income from discontinued operations0.03
 0.24
 0.01
 0.01
 0.01

 
 
 0.03
 0.24
Net income attributable to common stockholders$1.08
 1.13
 0.83
 0.68
 1.04
$2.93
 1.49
 1.52
 1.08
 1.13
Weighted average shares outstanding30,269
 28,677
 26,971
 26,824
 25,690
32,628
 32,196
 31,452
 30,269
 28,677
AMOUNTS ATTRIBUTABLE TO EASTGROUP
PROPERTIES, INC. COMMON STOCKHOLDERS
 
  
  
  
  
 
  
  
  
  
Income from continuing operations$31,728
 25,514
 22,090
 18,175
 26,510
$95,509
 47,866
 47,941
 31,728
 25,514
Income from discontinued operations887
 6,870
 269
 150
 149

 
 
 887
 6,870
Net income attributable to common stockholders$32,615
 32,384
 22,359
 18,325
 26,659
$95,509
 47,866
 47,941
 32,615
 32,384
OTHER PER SHARE DATA 
  
  
  
  
 
  
  
  
  
Book value, at end of year$16.61
 16.25
 14.56
 15.16
 16.57
$19.13
 17.11
 17.72
 16.61
 16.25
Common distributions declared2.14
 2.10
 2.08
 2.08
 2.08
2.44
 2.34
 2.22
 2.14
 2.10
Common distributions paid2.14
 2.10
 2.08
 2.08
 2.08
2.44
 2.34
 2.22
 2.14
 2.10
BALANCE SHEET DATA (AT END OF YEAR) 
  
  
  
  
 
  
  
  
  
Real estate investments, at cost (1)
$1,938,960
 1,780,098
 1,669,460
 1,528,048
 1,475,062
$2,419,414
 2,232,327
 2,087,821
 1,938,960
 1,780,098
Real estate investments, net of accumulated depreciation (1)
1,388,847
 1,283,851
 1,217,655
 1,124,861
 1,120,317
1,725,164
 1,574,873
 1,487,295
 1,388,847
 1,283,851
Total assets1,473,412
 1,354,102
 1,286,516
 1,183,276
 1,178,518
1,825,764
 1,661,904
 1,572,112
 1,468,963
 1,350,586
Secured debt, unsecured debt and unsecured bank credit facilities893,745
 813,926
 832,686
 735,718
 692,105
Unsecured bank credit facilities, unsecured debt and secured debt1,101,333
 1,027,909
 929,465
 889,296
 810,411
Total liabilities954,707
 862,926
 880,907
 771,770
 731,422
1,183,898
 1,102,703
 996,497
 950,258
 859,410
Noncontrolling interest in joint ventures4,707
 4,864
 2,780
 2,650
 2,577
4,205
 4,339
 4,486
 4,707
 4,864
Total stockholders’ equity513,998
 486,312
 402,829
 408,856
 444,519
637,661
 554,862
 571,129
 513,998
 486,312
(1)
Includes mortgage loans receivable and unconsolidated investment. See Notes 43 and 54 in the Notes to Consolidated Financial Statements. 




14




ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.

OVERVIEW
EastGroup’s goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive tenants primarilycustomers (primarily in the 5,000 to 50,000 square foot range.range).  The Company develops, acquires and operates distribution facilities, the majority of which are clustered around major transportation features in supply constrained submarkets in major Sunbelt regions.  The Company’s core markets are in the states of Florida, Texas, Arizona, California and North Carolina.

The Company believes its current operating cash flow and unsecured bank credit facilities provide the capacity to fund the operations of the Company, forand the next 12 months.  The Company also believes it can issue common and/or preferred equity and obtain financing from insurance companiesdebt financing. During 2016, EastGroup obtained unsecured debt totaling $205 million and financial institutions. Theissued 875,052 shares of common stock through its continuous common equity program, providedproviding net proceeds to the Company of $53.2 million during 2013, as$59.3 million. EastGroup's financing and equity issuances are further described in Liquidity and Capital Resources. Also during 2013, the Company closed a private placement issuance of $100 million of senior unsecured notes at a fixed interest rate of 3.8% and a $75 million unsecured term loan with a weighted average effective interest rate of 3.752%. These transactions are discussed in Liquidity and Capital Resources.

The Company’s primary revenue is rental income; as such, EastGroup’s greatest challenge is leasing space.  During 2013,2016, leases expired on 6,560,0006,676,000 square feet (20.2%)(19.1% of EastGroup’s total square footage of 32,464,000,34,951,000), and the Company was successful in renewing or re-leasing 83%89% of the expiring square feet.  In addition, EastGroup leased 1,824,0001,778,000 square feet of other vacant space during the year.  During 2013,2016, average rental rates on new and renewal leases increased by 2.7%11.9%.  Property net operating income (PNOI) from same properties, defined as operating properties owned during the entire current period and prior year reporting period, increased 1.3%3.1% for 20132016 compared to 2012.2015.

EastGroup’s total leased percentage was 96.2%97.3% at December 31, 20132016 compared to 95.1%97.2% at December 31, 2012.2015.  Leases scheduled to expire in 20142017 were 11.3%13.6% of the portfolio on a square foot basis at December 31, 2013.2016.  As of February 13, 2014,14, 2017, leases scheduled to expire during the remainder of 20142017 were 9.2%10.7% of the portfolio on a square foot basis.

The Company generates new sources of leasing revenue through its acquisition and development programs.  During 2013, EastGroup acquired two operating properties (nine buildings totaling 837,000 square feet) in Dallas and Charlotte for $72.4 million and 50.9 acres of development land in Charlotte and San Antonio for $6.6 million.  EastGroup continues to see targeted development as a contributor to the Company’s long-term growth.  The Company mitigates risks associated with development through a Board-approved maximum level of land held for development and by adjusting development start dates according to leasing activity.  

During 2013,2016, EastGroup acquired Flagler Center, a three-building, 358,000 square foot business distribution complex in Jacksonville, Florida, for $24 million. Also during 2016, the Company acquired three development-stage operating properties (996,000 square feet) in Dallas, Las Vegas and Weston (South Florida) and 197 acres of development land for $133 million. In addition, EastGroup began construction of 13nine development projects containing 1,177,0001,234,000 square feet in Houston,Orlando, Tampa, Ft. Myers, San Antonio, Orlando, Charlotte, PhoenixDallas and Denver.Tucson. Also in 2013, EastGroup2016, the Company transferred 14 properties (1,025,000nine projects (1,004,000 square feet) in Houston, San Antonio, Houston, Dallas, Orlando, Tampa and OrlandoPhoenix from its development program to real estate properties with costs of $69.9$68.1 million at the date of transfer. As of December 31, 2013, EastGroup’s2016, EastGroup's development program consisted of 1317 buildings (1,207,000(2,891,000 square feet) located in Houston, San Antonio, Dallas, Orlando, Tampa, Ft. Myers, Ft. Lauderdale, Charlotte, Las Vegas, Phoenix and Denver.Tucson.  The projected total cost for the development projects, which were collectively 58%57% leased as of February 13, 2014,14, 2017, is $87.4$235 million, of which $38.2$58 million remained to be invested as of December 31, 2013.2016.

During 2016, EastGroup sold 1,256,000 square feet of operating properties and 25 acres of land, generating gross sales proceeds of $81.1 million. The Company recognized $42,170,000 in Gain, net of loss, on sales of real estate investments and $733,000 in Gain on sales of non-operating real estate (included in Other on the Consolidated Statements of Income and Comprehensive Income) during 2016.

Typically, the Company initially funds its acquisitiondevelopment and developmentacquisition programs through its $250$335 million unsecured bank credit facilities (as discussed in Liquidity and Capital Resources).  As market conditions permit, EastGroup issues equity and/or employs fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace short-term bank borrowings. In March 2013,2016, Moody's Investor Services announcedInvestors Service affirmed the Company's issuer rating of Baa2 and in December 2013,with a stable outlook. In April 2016, Fitch Ratings affirmed the Company's creditEastGroup's issuer rating of BBB. TheBBB with a stable outlook. A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. Each rating should be evaluated independently of any other rating. For future debt issuances, the Company intends to obtainissue primarily unsecured fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate debt inthrough the future.use of interest rate swaps. The Company may also access the public debt market in the future as a means to raise capital.



EastGroup has one reportable segment – industrial properties.  These properties are primarily located in major Sunbelt regions of the United States, have similar economic characteristics and also meet the other criteria permitting the properties to be aggregated into one reportable segment.  The Company’s chief decision makers use two primary measures of operating results in making decisions:  (1) property net operating income (PNOI), defined as incomeIncome from real estate operations lessExpenses from real estate operations (including market-based internal management fee expense) plus the Company's share of income and property operating expenses (excluding interest expense, depreciation expense on buildings and improvements, and amortization expense on capitalized leasing costs and in-place lease intangibles),from its less-than-wholly-owned real estate investments, and (2) funds from operations attributable to common stockholders (FFO), defined as net income (loss) attributable to common stockholders computed in accordance with U.S. generally accepted accounting principles (GAAP), excluding gains or losses from sales of depreciable real estate property and impairment losses, plus real estate related

15



depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.  The Company calculates FFO based on the National Association of Real Estate Investment Trusts’ (NAREIT) definition.

PNOI is a supplemental industry reporting measurement used to evaluate the performance of the Company’s real estate investments. The Company believes the exclusion of depreciation and amortization in the industry’s calculation of PNOI provides a supplemental indicator of the properties’ performance since real estate values have historically risen or fallen with market conditions.  PNOI as calculated by the Company may not be comparable to similarly titled but differently calculated measures for other real estate investment trusts (REITs).  The major factors influencing PNOI are occupancy levels, acquisitions and sales, development properties that achieve stabilized operations, rental rate increases or decreases, and the recoverability of operating expenses.  The Company’s success depends largely upon its ability to lease space and to recover from tenants the operating costs associated with those leases.

PNOI is comprised of Income from real estate operations, less Expenses from real estate operations.plus the Company's share of income and property operating expenses from its less-than-wholly-owned real estate investments.  PNOI was calculated as follows for the three fiscal years ended December 31, 2013, 20122016, 2015 and 2011.2014.
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands)
Income from real estate operations $201,849
 185,783
 173,008
$252,961
 234,918
 219,706
Expenses from real estate operations 57,885
 52,891
 48,911
(74,347) (67,402) (62,797)
Noncontrolling interest in PNOI of consolidated 80% joint ventures(823) (851) (848)
PNOI from 50% owned unconsolidated investment906
 842
 789
PROPERTY NET OPERATING INCOME $143,964
 132,892
 124,097
$178,697
 167,507
 156,850

Income from real estate operations is comprised of rental income, expense reimbursement pass-through income and other real estate income including lease termination fees.  Expenses from real estate operations is comprised of property taxes, insurance, utilities, repair and maintenance expenses, management fees, other operating costs and bad debt expense.  Generally, the Company’s most significant operating expenses are property taxes and insurance.  Tenant leases may be net leases in which the total operating expenses are recoverable, modified gross leases in which some of the operating expenses are recoverable, or gross leases in which no expenses are recoverable (gross leases represent only a small portion of the Company’s total leases).  Increases in property operating expenses are fully recoverable under net leases and recoverable to a high degree under modified gross leases.  Modified gross leases often include base year amounts and expense increases over these amounts are recoverable.  The Company’s exposure to property operating expenses is primarily due to vacancies and leases for occupied space that limit the amount of expenses that can be recovered.

















The following table presents reconciliations of Net Income to PNOI for the three fiscal years ended December 31, 2013, 20122016, 2015 and 2011.2014.
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
 (In thousands)    (In thousands)  
NET INCOME $33,225
 32,887
 22,834
$96,094
 48,399
 48,473
Gain, net of loss, on sales of real estate investments (42,170) (2,903) (9,188)
Gain on sales of non-operating real estate (733) (123) (98)
Interest income (530) (369) (334)(255) (258) (479)
Equity in earnings of unconsolidated investment (366) (356) (347)
Other income (322) (61) (142)(86) (90) (123)
Interest rate swap ineffectiveness(29) 269
 
5
 
 1
Gain on sales of non-operating real estate (24) 
 (36)
Income from discontinued operations (887) (6,870) (269)
Depreciation and amortization from continuing operations65,789
 61,345
 56,739
Depreciation and amortization77,935
 73,290
 70,314
Company's share of depreciation from unconsolidated investment124
 122
 134
Company's share of interest expense from unconsolidated investment
 
 242
Interest expense 35,192
 35,371
 34,709
35,213
 34,666
 35,486
General and administrative expense 11,725
 10,488
 10,691
13,232
 15,091
 12,726
Acquisition costs 191
 188
 252
161
 164
 210
PROPERTY NET OPERATING INCOME $143,964
 132,892
 124,097
Noncontrolling interest in PNOI of consolidated 80% joint ventures(823) (851) (848)
PROPERTY NET OPERATING INCOME (PNOI) $178,697
 167,507
 156,850

The Company believes FFO is a meaningful supplemental measure of operating performance for equity REITs.  The Company believes excluding depreciation and amortization in the calculation of FFO is appropriate since real estate values have historically increased or decreased based on market conditions.  FFO is not considered as an alternative to net income (determined in accordance with GAAP) as an indication of the Company’s financial performance, nor is it a measure of the Company’s liquidity or indicative

16



of funds available to provide for the Company’s cash needs, including its ability to make distributions.  In addition, FFO, as reported by the Company, may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition.  The Company’s key drivers affecting FFO are changes in PNOI (as discussed above), interest rates, the amount of leverage the Company employs and general and administrative expense.expenses.  The following table presents reconciliations of Net Income Attributable to EastGroup Properties, Inc. Common Stockholders to FFO Attributable to Common Stockholders for the three fiscal years ended December 31, 2013, 20122016, 2015 and 2011.2014.
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands, except per share data)
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS $32,615
 32,384
 22,359
$95,509
 47,866
 47,941
Depreciation and amortization from continuing operations65,789
 61,345
 56,739
Depreciation and amortization from discontinued operations130
 929
 712
Depreciation from unconsolidated investment 134
 133
 133
Depreciation and amortization77,935
 73,290
 70,314
Company's share of depreciation from unconsolidated investment124
 122
 134
Depreciation and amortization from noncontrolling interest (240) (256) (219)(214) (206) (204)
Gain on sales of real estate investments (798) (6,343) 
Gain, net of loss, on sales of real estate investments (42,170) (2,903) (9,188)
FUNDS FROM OPERATIONS (FFO) ATTRIBUTABLE TO COMMON STOCKHOLDERS
$97,630
 88,192
 79,724
$131,184
 118,169
 108,997
Net income attributable to common stockholders per diluted share$1.08
 1.13
 0.83
$2.93
 1.49
 1.52
Funds from operations attributable to common stockholders per diluted share3.23
 3.08
 2.96
4.02
 3.67
 3.47
Diluted shares for earnings per share and funds from operations30,269
 28,677
 26,971
32,628
 32,196
 31,452











The Company analyzes the following performance trends in evaluating the progress of the Company:
 
The FFO change per share represents the increase or decrease in FFO per share from the current year compared to the prior year.  For 2013,2016, FFO was $3.23$4.02 per share compared with $3.08$3.67 per share for 2012,2015, an increase of 4.9%9.5% per share.

For the year ended December 31, 2013,2016, PNOI increased by $11,072,000,$11,190,000, or 8.3%6.7%, compared to 2012.2015. PNOI increased $5,903,000 from 2012 and 2013 acquisitions, $3,641,000$7,345,000 from newly developed and redeveloped properties, and $1,660,000$4,943,000 from same property operations.operations and $2,488,000 from 2015 and 2016 acquisitions; PNOI decreased $3,447,000 from properties sold in 2015 and 2016.

The same property net operating income change represents the PNOI increase or decrease for the same operating properties owned during the entire current period and prior year reporting period.  PNOI from same properties increased 1.3%3.1% for the year ended December 31, 2013,2016, compared to 2012.2015.

Same property average occupancy represents the average month-end percentage of leased square footage for which the lease term has commenced as compared to the total leasable square footage for the same operating properties owned during the entire current period and prior year reporting period. Same property average occupancy for the year ended December 31, 2013,2016, was 94.3%96.4% compared to 93.9%96.1% for 2012.

The same property average rental rate represents the average annual rental rates of leases in place for the same operating properties owned during the entire current period and prior year reporting period. The same property average rental rate was $5.18 per square foot for the year ended December 31, 2013, compared to $5.11 per square foot for 2012.2015.

Occupancy is the percentage of leased square footage for which the lease term has commenced as compared to the total leasable square footage as of the close of the reporting period.  Occupancy at December 31, 20132016 was 95.5%96.8%.  Quarter-end occupancy ranged from 93.6%95.7% to 95.7%96.3% over the period fromprevious four quarters ended December 31, 20122015 to September 30, 2013.2016.

Rental rate change represents the rental rate increase or decrease on new and renewal leases compared to the prior leases on the same space.  For the year 2013,2016, rental rate increases on new and renewal leases (22.3%(22.0% of total square footage) averaged 2.7%11.9%.

For the year 2013,2016, lease termination fee income was $494,000$812,000 compared to $389,000$225,000 for 2012.  Bad2015.  The Company recorded bad debt expense, was $268,000 for 2013 compared to $630,000 for 2012.net of recoveries, of $992,000 in 2016 and $747,000 in 2015.


17






CRITICAL ACCOUNTING POLICIES AND ESTIMATES

The Company’s management considers the following accounting policies and estimates to be critical to the reported operations of the Company.

Real Estate Properties
The Company allocatesapplied the principles of Accounting Standards Codification (ASC) 805, Business Combinations, when accounting for purchase of real estate until its adoption of ASU 2017-01, Business Combinations (Topic 805): Clarifying the Definition of a Business, which was effective October 1, 2016. ASU 2017-01 provides a new framework for determining whether transactions should be accounted for as acquisitions (or disposals) of assets or businesses. Under the new guidance, companies are required to utilize an initial screening test to determine whether substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets; if so, the set is not a business. EastGroup has determined that some of its real estate property acquisitions may be considered to be acquisitions of groups of similar identifiable assets; therefore, the acquisitions are not considered to be acquisitions of a business.

The Financial Accounting Standards Board (FASB) Codification provides guidance on how to properly determine the allocation of the purchase price among the individual components of acquired properties to netboth the tangible and identified intangible assets based on their respective fair values.  Goodwill for business combinations is recorded when the purchase price exceeds the fair value of the assets and liabilities acquired.  Factors considered by management in allocating the cost of the properties acquired include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases.  The allocation to tangible assets (land, building and improvements) is based upon management’s determination of the value of the property as if it were vacant using discounted cash flow models. The Company determines whether any financing assumed is above or below market based upon comparison to similar financing terms for similar properties.  The cost of the properties acquired may be adjusted based on indebtedness assumed from the seller that is determined to be above or below market rates.  

The purchase price is also allocated among the following categories of intangible assets:  the above or below market component of in-place leases, the value of in-place leases, and the value of customer relationships.  The value allocable to the above or below market component of an acquired in-place lease is determined based upon the present value (using a discount rate reflecting the risks associated with the acquired leases) of the difference between (i) the contractual amounts to be paid pursuant to the lease over its remaining term, and (ii) management’s estimate of the amounts that would be paid using fair market rates over the remaining term of the lease.  The amounts allocated to above and below market leases are included in Other Assetsassets and Other Liabilitiesliabilities, respectively, on the Consolidated Balance Sheets and are amortized to rental income over the remaining terms of the respective leases. The total amount of intangible assets is further allocated to in-place lease values and customer relationship values based upon management’s assessment of their respective values.  These intangible assets are included in Other Assetsassets on the Consolidated Balance Sheets and are amortized over the remaining term of the existing lease, or the anticipated life of the customer relationship, as applicable.

During the period in which a property is under development, costs associated with development (i.e., land, construction costs, interest expense, property taxes and other direct and indirect costs associated with development) are aggregated into the total capitalized costs of the property.  Included in these costs are management’s estimates for the portions of internal costs (primarily personnel costs) that are deemed directly or indirectly related to such development activities. The internal costs are allocated to specific development properties based on constructiondevelopment activity.

The Company reviews its real estate investments for impairment of value whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable.  If any real estate investment is considered permanently impaired, a loss is recorded to reduce the carrying value of the property to its estimated fair value.  Real estate assets to be soldclassified as held for sale are reported at the lower of the carrying amount or fair value less selling costs.estimated costs of sale.  The evaluation of real estate investments involves many subjective assumptions dependent upon future economic events that affect the ultimate value of the property.  Currently, the Company’s management knows of nohas not identified any significant impairment issuescharges which should be recorded nor has it experiencedrecorded any impairment issuescharges in recent years.  EastGroup currently has the intent and ability to hold its real estate investments and to hold its land inventory for future development.  In the event of impairment, the property’s basis would be reduced, and the impairment would be recognized as a current period charge on the Consolidated Statements of Income and Comprehensive Income.

Valuation of Receivables
The Company is subject to tenant defaults and bankruptcies that could affect the collection of outstanding receivables.  In order to mitigate these risks, the Company performs credit reviews and analyses on prospective tenants before significant leases are executed and on existing tenants before properties are acquired.  On a quarterly basis, the Company evaluates outstanding receivables and estimates the allowance for doubtful accounts.  Management specifically analyzes aged receivables, customer credit-worthiness, historical bad debts and current economic trends when evaluating the adequacy of the allowance for doubtful accounts.  The Company believes its allowance for doubtful accounts is adequate for its outstanding receivables for the periods


presented.  In the event the allowance for doubtful accounts is insufficient for an account that is subsequently written off, additional bad debt expense would be recognized as a current period charge on the Consolidated Statements of Income and Comprehensive Income.

Tax Status
EastGroup, a Maryland corporation, has qualified as a real estate investment trust under Sections 856-860 of the Internal Revenue Code and intends to continue to qualify as such.  To maintain its status as a REIT, the Company is required to distribute at least 90% of its ordinary taxable income to its stockholders.  If the Company has a capital gain, it has the option of (i) deferring recognition of the capital gain through a tax-deferred exchange, (ii) declaring and paying a capital gain dividend on any recognized net capital gain resulting in no corporate level tax, or (iii) retaining and paying corporate income tax on its net long-term capital gain, with shareholders reporting their proportional share of the undistributed long-term capital gain and receiving a credit or refund of their share of the tax paid by the Company.  The Company distributed all of its 2013, 20122016, 2015 and 20112014 taxable income to its stockholders.  Accordingly, no significant provisions for income taxes were necessary.

18




FINANCIAL CONDITION

EastGroup’s assetsTotal Assets were $1,473,412,0001,825,764,000 at December 31, 20132016, an increase of $119,310,000163,860,000 from December 31, 20122015.  Total Liabilitiesincreased $91,781,00081,195,000 to $954,707,0001,183,898,000, and equity Total Equityincreased $27,529,00082,665,000 to $518,705,000641,866,000 during the same period.  The following paragraphs explain these changes in detail.

Assets
Real Estate Properties
Real Estate Propertiesincreased$158,782,000estate properties increased $64,066,000 during the year ended December 31, 2013,2016, primarily due to the transfer of 14nine properties from Development, as detailed under Development below,below; the purchase of the operating properties detailed belowFlagler Center; and capital improvements at the Company's properties. These increases were partially offset by the operating property sales of three operating properties in Tampa for $3,198,000 and 2.2 acres of land in Orlando for $1,394,000.discussed below.
REAL ESTATE PROPERTIES ACQUIRED IN 2013 Location Size 
Date
Acquired
 
Cost (1)
    (Square feet)   (In thousands)
Northfield Distribution Center Dallas, TX 788,000
 05/22/2013 $63,184
Interchange Park II Charlotte, NC 49,000
 07/01/2013 2,203
Total Acquisitions   837,000
   $65,387

(1)
Total cost of the properties acquired was $72,397,000, of which $65,387,000 was allocated to Real Estate Properties as indicated above.  Intangibles associated with the purchases of real estate were allocated as follows:  $8,399,000 to in-place lease intangibles, $158,000 to above market leases (both included in Other Assets on the Consolidated Balance Sheets) and $1,547,000 to below market leases (included in Other Liabilities on the Consolidated Balance Sheets).  All of these costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.  

During 2013,2016, EastGroup acquired Flagler Center, a three-building, 358,000 square foot complex in Jacksonville, Florida, for $24,011,000, of which $22,228,000 was allocated to Real estate properties. EastGroup allocated $7,317,000 of the total purchase price to land using third party land valuations for the Jacksonville market. The market values are considered to be Level 3 inputs as defined by ASC 820, Fair Value Measurements and Disclosures (see Note 18 for additional information on ASC 820). Intangibles associated with the purchase of Flagler were allocated as follows: $2,020,000 to in-place lease intangibles and $342,000 to above market leases (both included in Other assets on the Consolidated Balance Sheets), and $579,000 to below market leases (included in Other liabilities on the Consolidated Balance Sheets).   

During the year ended December 31, 2016, the Company made capital improvements of $21,438,000$23,157,000 on existing and acquired properties (included in the Capital Expenditures table under Results of Operations).  Also, the Company incurred costs of $4,497,000$7,871,000 on development propertiesprojects subsequent to transfer to Real Estate Propertiesestate properties; the Company records these expenditures as development costs on the Consolidated Statements of Cash Flows.

EastGroup sold the following operating properties during 2016: Northwest Point Distribution and Service Centers, Lockwood Distribution Center, West Loop Distribution Center 1 & 2 and America Plaza in Houston; North Stemmons II and III in Dallas; two of its four Interstate Commons Distribution Center buildings in Phoenix; Castilian Research Center in Santa Barbara, California; and Memphis I, the last of its properties in Memphis. The properties (1,256,000 square feet combined) were sold for $75.7 million and the Company recognized net gains on the sales of $42.2 million.

Development
EastGroup’s investment in development at December 31, 20132016 consisted of properties in lease-up and under construction of $49,161,000$176,813,000 and prospective development (primarily land) of $99,606,000.$117,095,000.  The Company’s total investment in development at December 31, 20132016 was $148,767,000293,908,000 compared to $148,255,000170,441,000 at December 31, 20122015.  Total capital invested for development during 20132016 was $76,240,000203,765,000, which primarily consisted of costs of $52,239,000$186,305,000 and $18,216,000$5,272,000 as detailed in the development activity table below and costs of $4,497,000$7,871,000 on development propertiesprojects subsequent to transfer to Real Estate Propertiesestate properties. The capitalized costs incurred on development propertiesprojects subsequent to transfer to Real Estate Propertiesestate properties include capital improvements at the properties and do not include other capitalized costs associated with development (i.e., interest expense, property taxes and internal personnel costs).

EastGroup capitalized internal development costs of $3,730,000$3,789,000 during the year ended December 31, 2013,2016, compared to $2,810,000$4,467,000 during 2012. The increase in capitalized internal development costs in 2013 as compared2015.



During 2016, the Company acquired the following development-stage operating properties:
DEVELOPMENT-STAGE REAL ESTATE PROPERTIES ACQUIRED IN 2016 Location Size 
Date
Acquired
 
Cost (1)
    (Square feet)   (In thousands)
Parc North 1-4 Dallas, TX 446,000
 07/08/2016 $30,984
Weston Commerce Park Ft. Lauderdale, FL 134,000
 11/01/2016 14,112
Jones Corporate Center Las Vegas, NV 416,000
 11/15/2016 39,394
Total Acquisitions   996,000
   $84,490

(1)
Total cost of the properties acquired was $88,147,000, of which $84,490,000 was allocated to Development as indicated above.  Intangibles associated with the purchases of real estate were allocated as follows:  $3,921,000 to in-place lease intangibles and $51,000 to above market leases (included in Other assets on the Consolidated Balance Sheets) and $315,000 to below market leases (included in Other liabilities on the Consolidated Balance Sheets).  All of these costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

Costs associated with the development-stage operating property acquisitions, except for the amounts allocated to 2012 resulted from increased activityin-place lease intangibles, above market leases and below market leases, are included in the Company's development program in 2013.activity table below.

During 20132016, EastGroup purchased 50.9197 acres of development land in Charlotte, and San Antonio, Dallas, Miami and Tucson for $6,567,00044,594,000.  Costs associated with these acquisitions are included in the development activity table. The Company transferred 14These increases were offset by the sale of 25 acres of land for $5,400,000 and the transfer of nine development propertiesprojects to Real Estate Propertiesestate properties during 20132016 with a total investment of $69,943,000$68,110,000 as of the date of transfer.









19



DEVELOPMENT   Costs Incurred    
   
Costs
Transferred
 in 2013 (1)
 
For the
Year Ended
12/31/13
 
Cumulative
as of
12/31/13
 
Estimated
Total Costs (2)
 Building Completion Date
    (In thousands)  
LEASE-UP Building Size (Square feet)          
Thousand Oaks 3, San Antonio, TX 66,000
 $1,232
 3,068
 4,300
 5,000
 07/13
Ten West Crossing 2, Houston, TX 46,000
 908
 3,181
 4,089
 5,300
 09/13
Ten West Crossing 3, Houston, TX 68,000
 693
 3,676
 4,369
 5,300
 09/13
World Houston 37, Houston, TX 101,000
 
 3,705
 5,379
 7,100
 09/13
Chandler Freeways, Phoenix, AZ 126,000
 1,811
 6,047
 7,858
 8,900
 11/13
Total Lease-Up 407,000
 4,644
 19,677
 25,995
 31,600
  
UNDER CONSTRUCTION           Anticipated Building Completion Date
Horizon I, Orlando, FL 109,000
 2,178
 3,123
 5,301
 7,700
 02/14
Steele Creek I, Charlotte, NC 71,000
 895
 3,372
 4,267
 5,300
 02/14
Steele Creek II, Charlotte, NC 71,000
 894
 2,447
 3,341
 5,300
 02/14
Ten West Crossing 4, Houston, TX 68,000
 927
 2,534
 3,461
 4,800
 02/14
World Houston 39, Houston, TX 94,000
 922
 714
 1,636
 5,700
 05/14
Rampart IV, Denver, CO 84,000
 977
 741
 1,718
 8,300
 06/14
Ten West Crossing 5, Houston, TX 101,000
 1,113
 299
 1,412
 7,000
 08/14
World Houston 40, Houston, TX 202,000
 1,354
 676
 2,030
 11,700
 09/14
Total Under Construction 800,000
 9,260
 13,906
 23,166
 55,800
  
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND) Estimated Building Size (Square feet)          
Phoenix, AZ 406,000
 (1,811) 487
 4,373
 30,800
  
Tucson, AZ 70,000
 
 
 417
 4,900
  
Denver, CO 
 (977) 266
 
 
  
Fort Myers, FL 663,000
 
 212
 17,858
 50,000
  
Orlando, FL 1,267,000
 (4,157) 2,231
 24,674
 91,200
  
Tampa, FL 519,000
 
 677
 6,822
 31,100
  
Jackson, MS 28,000
 
 
 706
 2,000
  
Charlotte, NC 418,000
 (1,789) 7,808
 7,354
 29,800
  
Dallas, TX 120,000
 
 14
 1,249
 7,800
  
El Paso, TX 251,000
 
 
 2,444
 11,300
  
Houston, TX 1,889,000
 (5,917) 5,643
 28,159
 126,400
  
San Antonio, TX 478,000
 (1,232) 1,318
 5,550
 32,200
  
Total Prospective Development 6,109,000
 (15,883) 18,656
 99,606
 417,500
  
  7,316,000
 $(1,979) 52,239
 148,767
 504,900
  
DEVELOPMENTS COMPLETED AND TRANSFERRED TO REAL ESTATE PROPERTIES DURING 2013 Building Size (Square feet)         Building Completion Date
Southridge IX, Orlando, FL 76,000
 $
 18
 6,318
   03/12
Southridge XI, Orlando, FL 88,000
 
 37
 5,502
   09/12
World Houston 33, Houston, TX 160,000
 
 (169) 8,915
   02/13
World Houston 31B, Houston, TX 35,000
 
 75
 3,026
   04/12
Ten West Crossing 1, Houston, TX 30,000
 
 1,402
 3,144
   04/13
Thousand Oaks 1, San Antonio, TX 36,000
 
 454
 3,993
   05/12
Thousand Oaks 2, San Antonio, TX 73,000
 
 513
 5,322
   05/12
Beltway Crossing X, Houston, TX 79,000
 
 380
 4,196
   06/12
World Houston 34, Houston, TX 57,000
 
 1,058
 3,733
   04/13
World Houston 35, Houston, TX 45,000
 
 578
 2,691
   04/13
World Houston 36, Houston, TX 60,000
 
 3,872
 5,309
   09/13
Southridge X, Orlando, FL 71,000
 1,979
 3,202
 5,181
   09/13
World Houston 38, Houston, TX 128,000
 
 5,613
 7,830
   10/13
Beltway Crossing XI, Houston, TX 87,000
 
 1,183
 4,783
   02/13
Total Transferred to Real Estate Properties 1,025,000
 $1,979
 18,216
 69,943
 
(3) 
  
DEVELOPMENT   Costs Incurred    
   
Costs
Transferred
 in 2016 (1)
 
For the
Year Ended
12/31/16
 
Cumulative
as of
12/31/16
 
Estimated
Total Costs (2)
 Anticipated Building Conversion Date
    (In thousands)  
LEASE-UP Building Size (Square feet)          
Eisenhauer Point 1 & 2, San Antonio, TX 201,000
 $
 9,016
 15,776
 17,000
 01/17
South 35th Avenue, Phoenix, AZ (3)
 124,000
 
 493
 1,664
 1,900
 01/17
Parc North 1-4, Dallas, TX (4)
 446,000
 
 32,120
 32,120
 35,500
 02/17
Jones Corporate Park, Las Vegas, NV (5)
 416,000
 
 39,540
 39,540
 43,700
 04/17
Ten Sky Harbor, Phoenix, AZ 64,000
 
 1,613
 5,265
 6,200
 04/17
Steele Creek VI, Charlotte, NC 137,000
 
 4,102
 7,006
 8,200
 07/17
Madison IV & V, Tampa, FL 145,000
 1,069
 6,456
 7,525
 9,600
 10/17
Total Lease-Up 1,533,000
 1,069
 93,340
 108,896
 122,100
  
UNDER CONSTRUCTION            
Alamo Ridge III, San Antonio, TX 135,000
 
 8,179
 10,559
 12,200
 02/17
Horizon V, Orlando, FL 141,000
 2,891
 1,544
 4,435
 9,900
 07/17
Horizon VII, Orlando, FL 109,000
 2,344
 4,547
 6,891
 8,300
 01/18
Alamo Ridge IV, San Antonio, TX 97,000
 843
 4,102
 4,945
 6,000
 02/18
Country Club V, Tucson, AZ 300,000
 
 3,295
 3,295
 24,200
 02/18
CreekView 121 1 & 2, Dallas, TX 193,000
 3,481
 8,374
 11,855
 16,700
 02/18
Eisenhauer Point 3, San Antonio, TX 71,000
 808
 1,940
 2,748
 5,400
 04/18
Eisenhauer Point 4, San Antonio, TX 85,000
 777
 1,876
 2,653
 5,200
 04/18
SunCoast 4, Ft. Myers, FL 93,000
 4,287
 1,968
 6,255
 8,700
 04/18
Weston, Ft. Lauderdale, FL (6)
 134,000
 
 14,281
 14,281
 15,900
 05/18
Total Under Construction 1,358,000
 15,431
 50,106
 67,917
 112,500
  
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND) Estimated Building Size (Square feet)          
Phoenix, AZ 261,000
 
 406
 3,893
    
Tucson, AZ 70,000
 
 
 417
    
Ft. Myers, FL 570,000
 (4,287) 72
 13,643
    
Miami, FL 850,000
 
 27,244
 27,244
    
Orlando, FL 662,000
 (5,235) 993
 16,129
    
Tampa, FL 148,000
 (1,069) 111
 3,681
    
Jackson, MS 28,000
 
 
 706
    
Charlotte, NC 756,000
 
 4,882
 9,303
    
Dallas, TX 718,000
 (3,481) 7,677
 12,322
    
El Paso, TX 251,000
 
 
 2,444
    
Houston, TX 1,476,000
 
 (3,213) 21,374
    
San Antonio, TX 544,000
 (2,428) 4,687
 5,939
    
Total Prospective Development 6,334,000
 (16,500) 42,859
 117,095
    
  9,225,000
 $
 186,305
 293,908
    
DEVELOPMENTS COMPLETED AND TRANSFERRED TO REAL ESTATE PROPERTIES DURING 2016 Building Size (Square feet)         Building Conversion Date
Alamo Ridge I, San Antonio, TX 96,000
 $
 26
 7,378
   02/16
Alamo Ridge II, San Antonio, TX 62,000
 
 28
 4,167
   02/16
Madison II & III, Tampa, FL 127,000
 
 (14) 7,403
   02/16
West Road III, Houston, TX 78,000
 
 57
 4,839
   03/16
Ten West Crossing 7, Houston, TX 68,000
 
 91
 4,163
   04/16
West Road IV, Houston, TX 65,000
 
 642
 5,327
   06/16
Horizon III, Orlando, FL 109,000
 
 1,217
 7,332
   07/16
Kyrene 202 VI, Phoenix, AZ 123,000
 
 631
 7,651
   09/16
ParkView 1-3, Dallas, TX 276,000
 
 2,594
 19,850
   10/16
Total Transferred to Real Estate Properties 1,004,000
 $
 5,272
 68,110
 
(7) 
  


(1)Represents costs transferred from Prospective Development (primarily land) to Under Construction during the period. Negative amounts represent land inventory costs transferred to Under Construction.
(2)
Included in these costs are development obligations of $19.8$25.5 million and tenant improvement obligations of $6.6$6.1 million on properties under development.
(3)This property was redeveloped from a manufacturing building to a multi-tenant distribution building.
(4)This project, which was recently developed by the seller, was acquired by EastGroup on 7/8/16 and is considered to be in the lease-up phase.
(5)This project, which was recently developed by the seller, was acquired by EastGroup on 11/15/16 and is considered to be in the lease-up phase.
(6)This project was acquired by EastGroup on 11/1/16 and is being redeveloped.
(7)Represents cumulative costs at the date of transfer.


20




Accumulated Depreciation
Accumulated depreciation on real estate and development properties increased $53,866,00036,796,000 during 20132016 due primarily to depreciation expense of $63,793,000, offset by accumulated depreciation of $26,501,000 on the properties sold during the year.

Other Assets
Other Assetsassets increased $15,111,00012,972,000 during 20132016.  A summary of Other Assetsassets follows:
December 31,
December 31, 2013 December 31, 20122016 2015
(In thousands)(In thousands)
Leasing costs (principally commissions)$48,473
 41,290
$65,521
 59,043
Accumulated amortization of leasing costs(18,855) (17,543)(26,340) (23,455)
Leasing costs (principally commissions), net of accumulated amortization29,618
 23,747
39,181
 35,588
      
Straight-line rents receivable24,030
 22,153
28,369
 26,482
Allowance for doubtful accounts on straight-line rents receivable(376) (409)(76) (167)
Straight-line rents receivable, net of allowance for doubtful accounts23,654
 21,744
28,293
 26,315
      
Accounts receivable4,863
 3,477
6,824
 5,615
Allowance for doubtful accounts on accounts receivable(349) (373)(809) (394)
Accounts receivable, net of allowance for doubtful accounts4,514
 3,104
6,015
 5,221
      
Acquired in-place lease intangibles16,793
 11,848
21,231
 19,061
Accumulated amortization of acquired in-place lease intangibles(5,366) (4,516)(8,642) (8,205)
Acquired in-place lease intangibles, net of accumulated amortization11,427
 7,332
12,589
 10,856
      
Acquired above market lease intangibles1,835
 2,443
1,594
 1,337
Accumulated amortization of acquired above market lease intangibles(659) (976)(736) (684)
Acquired above market lease intangibles, net of accumulated amortization1,176
 1,467
858
 653
      
Mortgage loans receivable8,894
 9,357
4,752
 4,875
Discount on mortgage loans receivable(24) (34)
Mortgage loans receivable, net of discount8,870
 9,323
   
Loan costs8,050
 8,476
Accumulated amortization of loan costs(3,601) (4,960)
Loan costs, net of accumulated amortization4,449
 3,516
   
Interest rate swap assets1,692
 
4,546
 400
Goodwill990
 990
990
 990
Prepaid expenses and other assets7,037
 7,093
7,606
 6,960
Total Other Assets$93,427
 78,316
Total Other assets
$104,830
 91,858

Liabilities
Secured Debtdecreased$107,973,000 during the year ended December 31, 2013.  The decrease resulted from the repayment of two mortgages totaling $83,533,000, regularly scheduled principal payments of $24,420,000 and mortgage loan premium amortization of $20,000.

Unsecured Debtbank credit facilities increased $175,000,00041,576,000 during 20132016 as a result of the issuance of $100 million senior unsecured notes in August 2013 and the closing of a $75 million unsecured term loan in December 2013.

21



Unsecured Bank Credit Facilitiesincreased$12,792,000 during 2013 as a result of advances, mainly due to proceeds of $424,375,000608,349,000 exceeding repayments of $411,583,000567,165,000. The Company’s credit facilities are described in greater detail under Liquidity and Capital Resources.

Unsecured debt increased $124,628,000 during 2016, primarily due to the closing of a $65 million unsecured term loan, a $40 million unsecured term loan and two senior unsecured private placement notes totaling $100 million. These increases were offset by the repayment of an $80 million unsecured term loan in August 2016.
Secured debt decreased $92,780,000 during the year ended December 31, 2016.  The decrease primarily resulted from the repayment of two mortgage loans with a combined balance of $75,737,000, regularly scheduled principal payments of $17,037,000 and mortgage loan premium amortization of $34,000.





Accounts Payablepayable and Accrued Expensesincreased$8,190,000accrued expenses increased $8,520,000 during 2013.2016.  A summary of the Company’s Accounts Payablepayable and Accrued Expensesaccrued expenses follows:
December 31,December 31,
2013 20122016 2015
(In thousands)
Property taxes payable $15,507
 12,107
$14,186
 16,055
Development costs payable 7,679
 7,170
9,844
 6,215
Property capital expenditures payable2,304
 2,818
Interest payable 3,658
 2,615
3,822
 3,704
Dividends payable on unvested restricted stock1,928
 1,191
1,530
 2,157
Book overdraft (1)
14,452
 7,215
Other payables and accrued expenses 8,332
 5,831
6,563
 6,017
Total Accounts Payable and Accrued Expenses$37,104
 28,914
Total Accounts payable and accrued expenses
$52,701
 44,181

(1) Represents unfunded outstanding checks for which the bank has not advanced cash to the Company. See Note 1(p)
in the Notes to Consolidated Financial Statements.

Other Liabilitiesliabilities increaseddecreased $3,772,000749,000 during 20132016.  A summary of the Company’s Other Liabilitiesliabilities follows:
December 31,December 31,
2013 20122016 2015
(In thousands)
Security deposits $11,359
 9,668
$14,782
 13,943
Prepaid rent and other deferred income10,101
 7,930
9,795
 10,003
      
Acquired below market lease intangibles2,972
 1,541
4,012
 3,485
Accumulated amortization of acquired below market lease intangibles(874) (391)(1,662) (1,353)
Acquired below market lease intangibles, net of accumulated amortization2,098
 1,150
2,350
 2,132
      
Interest rate swap liabilities244
 645
2,578
 3,960
Prepaid tenant improvement reimbursements343
 493
Other liabilities 56
 693
16
 82
Total Other Liabilities$23,858
 20,086
Total Other liabilities
$29,864
 30,613

Equity
Additional Paid-In Capitalpaid-in capital increased $58,585,00062,111,000 during 20132016.  The increase primarily resulted fromdue to the issuance of 890,085common stock under the Company's continuous common equity program (as discussed in Liquidity and Capital Resources) and stock-based compensation (as discussed in Note 11 in the Notes to Consolidated Financial Statements). EastGroup issued 875,052 shares of common stock under the Company'sits continuous common equity program with net proceeds to the Company of $53,247,00059,283,000.  See Note 11 in the Notes to Consolidated Financial Statements for information related to the changes in Additional Paid-In Capital on common shares resulting from stock-based compensation.

During 20132016, Distributions in Excessexcess of Earningsearnings increaseddecreased $32,920,00015,237,000 as a result of dividends on common stock of $65,535,000 exceeding Net Income Attributable to EastGroup Properties, Inc. Common Stockholders of $32,615,00095,509,000. exceeding dividends on common stock of $80,272,000.

Accumulated Other Comprehensive Income (Loss)other comprehensive income (loss)increased$2,021,0005,451,000 during 20132016. The increase resulted from the change in fair value of the Company's interest rate swaps which are further discussed in Notes 12 and 13 in the Notes to Consolidated Financial Statements.









22




RESULTS OF OPERATIONS

20132016 Compared to 20122015

Net Income Attributable to EastGroup Properties, Inc. Common Stockholders for 20132016 was $32,615,00095,509,000 ($1.082.93 per basic and diluted share) compared to $32,384,00047,866,000 ($1.131.49 per basic and diluted share) for 20122015.  EastGroup recognized gainsGain, net of loss, on sales of real estate investments of $798,000$42,170,000 during 20132016 and $6,510,000$2,903,000 during 20122015.

PNOI increased by $11,072,000,$11,190,000, or 8.3%6.7%, for 20132016 compared to 2012.2015. PNOI increased $5,903,000 from 2012 and 2013 acquisitions, $3,641,000$7,345,000 from newly developed and redeveloped properties, and $1,660,000$4,943,000 from same property operations. Terminationoperations and $2,488,000 from 2015 and 2016 acquisitions; PNOI decreased $3,447,000 from properties sold in 2015 and 2016. For the year 2016, lease termination fee income exceededwas $812,000 compared to $225,000 for 2015.  The Company recorded net bad debt expense by $226,000 during 2013. In 2012, bad debt expense exceeded termination fee income by $241,000.of $992,000 in 2016 and $747,000 in 2015. Straight-lining of rent increased incomeIncome from real estate operations by $2,005,000$2,839,000 and $1,590,000$1,889,000 in 20132016 and 20122015, respectively.

The Company signed 142143 leases with certain free rent concessions on 3,787,0004,176,000 square feet during 20132016 with total free rent concessions of $4,723,000,$5,286,000 over the lives of the leases, compared to 147164 leases with free rent concessions on 2,449,0003,678,000 square feet with total free rent concessions of $2,845,000$4,024,000 over the lives of the leases in 2012.2015.

Property expense to revenue ratios, defined as Expenses from Real Estate Operationsreal estate operations as a percentage of Income from Real Estate Operationsreal estate operations, were 28.7%29.4% in 20132016 compared to 28.5%28.7% in 20122015.  The Company’s percentage of leased square footage was 96.2%97.3% at December 31, 2013,2016, compared to 95.1%97.2% at December 31, 2012.2015.  Occupancy at the end of 20132016 was 95.5%96.8% compared to 94.6%96.1% at the end of 2012.2015.

Same property average occupancy represents the average month-end percentage of leased square footage for which the lease term has commenced as compared to the total leasable square footage for the same operating properties owned during the entire current period and prior year reporting period. Same property average occupancy for the year ended December 31, 2016, was 96.4% compared to 96.1% for 2015.

The same property average rental rate calculated in accordance with GAAP represents the average annual rental rates of leases in place for the same operating properties owned during the entire current period and prior year reporting period. The same property average rental rate was $5.61 per square foot for the year ended December 31, 2016, compared to $5.26 per square foot for 2015.






























Interest Expense decreased $179,000increased $547,000 for 20132016 compared to 20122015.  The following table presents the components of Interest Expense for 20132016 and 20122015:
 Years Ended December 31,
2013 2012 Increase (Decrease)
(In thousands, except rates of interest)
Average unsecured bank credit facilities borrowings                                                                                 $112,971
 85,113
 27,858
Weighted average variable interest rates (excluding loan cost amortization)
1.87% 1.61%  
VARIABLE RATE INTEREST EXPENSE 
  
  
Unsecured bank credit facilities interest (excluding loan cost amortization)
2,110
 1,371
 739
Amortization of unsecured bank credit facilities costs                                                                                 410
 342
 68
   Total variable rate interest expense                                                                                 2,520
 1,713
 807
FIXED RATE INTEREST EXPENSE 
  
  
Secured debt interest (excluding loan cost amortization)
31,298
 34,733
 (3,435)
Unsecured debt interest (1) (excluding loan cost amortization)
5,559
 2,724
 2,835
Amortization of secured debt costs                                                                                 706
 780
 (74)
Amortization of unsecured debt costs173
 81
 92
   Total fixed rate interest expense                                                                                 37,736
 38,318
 (582)
Total interest                                                                                 40,256
 40,031
 225
Less capitalized interest                                                              ��                  (5,064) (4,660) (404)
TOTAL INTEREST EXPENSE $35,192
 35,371
 (179)
 Years Ended December 31,
2016 2015 Increase (Decrease)
(In thousands)
VARIABLE RATE INTEREST EXPENSE 
  
  
Unsecured bank credit facilities interest - variable rate
(excluding amortization of facility fees and debt issuance costs)                                                                                                                                                   
$1,583
 1,420
 163
Amortization of facility fees - unsecured bank credit facilities                                                                  670
 608
 62
Amortization of debt issuance costs - unsecured bank credit facilities                                                                  450
 493
 (43)
   Total variable rate interest expense                                                                                 2,703
 2,521
 182
FIXED RATE INTEREST EXPENSE 
  
  
Unsecured bank credit facilities interest - fixed rate (1)
(excluding amortization of facility fees and debt issuance costs)                                                                                                                                            
614
 
 614
Unsecured debt interest (1) (excluding amortization of debt issuance costs)
19,245
 15,498
 3,747
Secured debt interest (excluding amortization of debt issuance costs)
16,907
 21,061
 (4,154)
Amortization of debt issuance costs - unsecured debt700
 422
 278
Amortization of debt issuance costs - secured debt                                                                                 384
 421
 (37)
   Total fixed rate interest expense                                                                                 37,850
 37,402
 448
Total interest                                                                                 40,553
 39,923
 630
Less capitalized interest                                                                                 (5,340) (5,257) (83)
TOTAL INTEREST EXPENSE $35,213
 34,666
 547

(1) Includes interest on the Company's unsecured debt with fixed interest rates per the debt agreements or effectively fixed interest rates due to interest rate swaps, as discussed in Note 13 in the Notes to Consolidated Financial Statements.
(1)Includes interest on the Company's unsecured bank credit facilities and unsecured debt with fixed interest rates per the debt agreements or effectively fixed interest rates due to interest rate swaps, as discussed in Note 13 in the Notes to Consolidated Financial Statements.

EastGroup's variable rate interest expense increased by $807,000$182,000 for 20132016 as compared to 20122015 primarily due to increasesan increase in the Company's weighted average interest rate on unsecured bank credit facilities borrowings, offset by a decrease in average unsecured bank credit facilities borrowings and weighted average variable interest rates.as shown in the following table:
  Years Ended December 31,
  2016 2015 
Increase
(Decrease)
  (In thousands, except rates of interest)
Average borrowings on unsecured bank credit facilities - variable rate $106,352
 109,777
 (3,425)
Weighted average variable interest rates 
(excluding amortization of facility fees and debt issuance costs) 
 1.49% 1.29%  

The Company's fixed rate interest expense decreasedincreased by $582,000$448,000 for 20132016 as compared to 20122015. The decrease in as a result of the fixed rate interest expense was primarily due to decreases inunsecured bank credit facilities, unsecured debt and secured debt interest resulting from the repaymentsactivity described below and regularlybelow.

23



scheduled principal amortization.In August 2016, EastGroup repaid (with no penalty) an $80 million unsecured term loan with an effectively fixed interest rate of 2.770% and an original maturity date of August 15, 2018. On the same day, the Company borrowed $80 million through its $300 million unsecured bank credit facility; the maturity date for the credit facility is July 30, 2019. The decreaseCompany re-designated the interest rate swap that was partially offset by increasedpreviously applied to the $80 million unsecured term loan to the $80 million unsecured bank credit facility borrowing. The $80 million unsecured bank credit facility draw has an effectively fixed interest rate of 2.020% through the interest rate swap's maturity date of August 15, 2018.

EastGroup's unsecured debt interest relatedincreased in 2016 as compared to 2015 as a result of the Company's unsecured debt activity described below.

Regularly scheduled principal payments on secured debt were $24,420,000 in 2013 and $24,408,000 in 2012. The details of the securedunsecured debt repaidobtained in 20122015 and 20132016 are shown in the following table:
SECURED DEBT REPAID IN 2012 AND 2013 Interest Rate Date Repaid Payoff Amount
Oak Creek Distribution Center IV 5.68% 03/01/12 $3,463,000
University Business Center (125 & 175 Cremona) 7.98% 04/02/12 8,679,000
University Business Center (120 & 130 Cremona) 6.43% 05/01/12 1,910,000
51st Avenue, Airport Distribution, Broadway I, III & IV, Chestnut,
Interchange Business Park, Main Street, North Stemmons I land, Southpark, Southpointe and World Houston 12 & 13
 6.86% 06/04/12 31,724,000
Interstate Distribution Center - Jacksonville 5.64% 09/04/12 4,123,000
Weighted Average/Total Amount for 2012                                                                6.86%   49,899,000
35th Avenue, Beltway I, Broadway V, Lockwood, Northwest Point,
Sunbelt, Techway Southwest I and World Houston 10, 11 & 14
 4.75% 08/06/13 33,476,000
Airport Commerce Center I & II, Interchange Park, Ridge Creek
Distribution Center I, Southridge XII, Waterford Distribution Center and World Houston 24, 25 & 27
 5.75% 12/06/13 50,057,000
Weighted Average/Total Amount for 2013                                                                5.35%   83,533,000
Weighted Average/Total Amount for 2012 and 2013                                                          5.91%   $133,432,000


During 2013, EastGroup did not close on any new secured debt and in 2012, closed the new secured debt detailed in the following table:
NEW SECURED DEBT IN 2012 Interest Rate Date Obtained Maturity Date Amount
Arion 18, Beltway VI & VII, Commerce Park II & III,
Concord, Interstate V, VI & VII, Lakeview, Ridge Creek II, Southridge IV & V and World Houston 32
 4.09% 01/04/12 01/05/22 $54,000,000

A summary of Unsecured Debt follows:
        Balance at December 31,
UNSECURED DEBT Interest Rate Date Obtained Maturity Date 2013 2012
        (In thousands)
$80 Million Unsecured Term Loan (1)
 2.770% 08/31/2012 08/15/2018 $80,000
 80,000
$50 Million Unsecured Term Loan 3.910% 12/21/2011 12/21/2018 50,000
 50,000
$75 Million Unsecured Term Loan (2)
 3.752% 12/20/2013 12/20/2020 75,000
 
$100 Million Senior Unsecured Notes (3)
 3.800% 08/28/2013 08/28/2025 100,000
 
        $305,000
 130,000
NEW UNSECURED DEBT IN 2015 and 2016 Effective Interest Rate Date Obtained Maturity Date Amount
        (In thousands)
$75 Million Unsecured Term Loan (1)
 3.031% 03/02/2015 02/28/2022 $75,000
$25 Million Senior Unsecured Notes 3.970% 10/01/2015 10/01/2025 25,000
$50 Million Senior Unsecured Notes 3.990% 10/07/2015 10/07/2025 50,000
   Weighted Average/Total Amount for 2015 3.507%     $150,000
$65 Million Unsecured Term Loan (2)
 2.863% 04/01/2016 04/01/2023 $65,000
$40 Million Unsecured Term Loan (3)
 2.335% 07/29/2016 07/30/2021 40,000
$60 Million Senior Unsecured Notes 3.480% 12/15/2016 12/15/2024 60,000
$40 Million Senior Unsecured Notes 3.750% 12/15/2016 12/15/2026 40,000
   Weighted Average/Total Amount for 2016 3.114%     $205,000
   Weighted Average/Total Amount for 2015 and 2016 3.280%     $355,000

(1)
The interest rate on this unsecured term loan is comprised of LIBOR plus 175140 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into an interest rate swap to convert the loan's LIBOR rate to a fixed interest rate, providing the Company ana weighted average effective interest rate on the term loan of 2.770%3.031% as of December 31, 2013.2016. See Note 13 in the Notes to Consolidated Financial Statements for additional information on the interest rate swap.
swaps.
(2)
The interest rate on this unsecured term loan is comprised of LIBOR plus 140165 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into twoan interest rate swapsswap to convert the loan's LIBOR rate to a fixed interest rate, providing the Company a weighted average effective interest rate on the term loan of 3.752%2.863% as of December 31, 2013.2016. See Note 13 in the Notes to Consolidated Financial Statements for additional information on the interest rate swaps.
(3)
Principal payments dueThe interest rate on this unsecured term loan is comprised of LIBOR plus 110 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into an interest rate swap to convert the loan's LIBOR rate to a fixed interest rate, providing the Company a weighted average effective interest rate on the $100 million senior unsecured notes areterm loan of 2.335% as follows: $30 millionof December 31, 2016. See Note 13 in the Notes to Consolidated Financial Statements for additional information on August 28, 2020, $50 million on August 28, 2023, and $20 million on August 28, 2025.the interest rate swaps.


Secured debt interest decreased in 2016 as compared to 2015 as a result of regularly scheduled principal payments and debt repayments. Regularly scheduled principal payments on secured debt were $17,037,000 during 2016 and $20,484,000 in 2015. The details of the secured debt repaid in 2015 and 2016 are shown in the following table:
24

SECURED DEBT REPAID IN 2015 AND 2016 Interest Rate Date Repaid Payoff Amount
      (In thousands)
Beltway II-IV, Commerce Park I, Eastlake, Fairgrounds, Nations Ford,
Techway Southwest III, Wetmore 1-4 and World Houston 15 & 22
 5.50% 03/06/2015 $57,450
Country Club I, Lake Pointe, Techway Southwest II and
World Houston 19 & 20
 4.98% 11/06/2015 24,403
   Weighted Average/Total Amount for 2015 5.34%   $81,853
Huntwood and Wiegman I 5.68% 08/05/2016 $24,543
Alamo Downs, Arion 1-15 & 17, Rampart I-IV, Santan 10 I and
World Houston 16
 5.97% 09/06/2016 51,194
   Weighted Average/Total Amount for 2016 5.88%   $75,737
   Weighted Average/Total Amount for 2015 and 2016 5.60%   $157,590

During 2016 and 2015, EastGroup did not obtain any new secured debt.

Interest costs during the period of construction of real estate properties are capitalized and offset against interest expense. Capitalized interest increased $404,000$83,000 for 20132016 as compared to 2012 due to increased activity in the Company's development program in 2013.2015.

Depreciation and Amortizationamortization expense from continuing operations increased $4,444,000$4,645,000 for 20132016 compared to 20122015 primarily due to the operating properties acquired by the Company during 2015 and 2016 and the properties transferred from Developmentin 20122015 and 2013.2016, partially offset by operating properties sold in 2015 and 2016.  

General and administrative expense decreased $1,859,000 for the year ended December 31, 2016, as compared to 2015. The decrease was primarily due to additional expenses recorded in 2015 for the accelerated restricted stock vestings for the Company's Chief Financial Officer (CFO) and former Chief Executive Officer (CEO) and various costs associated with the CEO transition.



Gain, net of loss, on sales of real estate investments, which includes gains on the sales of operating properties, increased $39,267,000 for 2016 as compared to 2015. Gain on sales of non-operating real estate (included in Other on the Consolidated Statements of Income and Comprehensive Income) increased $610,000 for 2016 as compared to 2015. The Company's 2015 and 2016 sales transactions are described below in Real Estate Sold and Held for Sale/Discontinued Operations.

Capital Expenditures
Capital expenditures for EastGroup’s operating properties for the years ended December 31, 2013 and 2012 were as follows:
 
Estimated
Useful Life
 Years Ended December 31,
 2013 2012
  (In thousands)
Upgrade on Acquisitions                                               40 yrs $459
 1,208
Tenant Improvements:   
  
New Tenants                                               Lease Life 8,124
 7,631
   New Tenants (first generation) (1)
Lease Life 110
 362
Renewal Tenants                                               Lease Life 2,982
 2,592
Other:   
  
Building Improvements                                               5-40 yrs 4,395
 3,480
Roofs                                               5-15 yrs 4,005
 1,819
Parking Lots                                               3-5 yrs 852
 790
Other                                               5 yrs 511
 282
Total Capital Expenditures  $21,438
 18,164

(1)First generation refers only to space that has never been occupied under EastGroup’s ownership.


Capitalized Leasing Costs
The Company’s leasing costs (principally commissions) are capitalized and included in Other Assets. The costs are amortized over the terms of the associated leases and are included in Depreciation and Amortization expense.  Capitalized leasing costs for the years ended December 31, 2013 and 2012 were as follows:
 
Estimated
Useful Life
 Years Ended December 31,
 2013 2012
  (In thousands)
Development                                               Lease Life $3,895
 2,185
New Tenants                                               Lease Life 4,317
 2,941
New Tenants (first generation) (1)
Lease Life 96
 195
Renewal Tenants                                               Lease Life 4,978
 3,108
Total Capitalized Leasing Costs  $13,286
 8,429
Amortization of Leasing Costs (2)
  $7,354
 7,082

(1)First generation refers only to space that has never been occupied under EastGroup’s ownership.
(2)Includes discontinued operations.


Discontinued Operations
The results of operations for the properties sold or held for sale during the periods reported are shown under Discontinued Operations on the Consolidated Statements of Income and Comprehensive Income.  During 2013, the Company sold three properties: Tampa West Distribution Center V and VII and Tampa East Distribution Center II in Tampa. During 2012, the Company sold four properties: Tampa East Distribution Center III and Tampa West Distribution Center VIII in Tampa, Estrella Distribution Center in Phoenix, and Braniff Distribution Center in Tulsa. The Company did not sell any properties during 2011. 

25




See Notes 1(f) and 2 in the Notes to Consolidated Financial Statements for more information related to discontinued operations and gain on sales of real estate investments.  The following table presents the components of revenue and expense for the properties sold or held for sale during 2013 and 2012.  
DISCONTINUED OPERATIONS Years Ended December 31,
2013 2012
  (In thousands)
Income from real estate operations                                                                             $306
 1,737
Expenses from real estate operations                                                                             (87) (448)
Property net operating income from discontinued operations 219
 1,289
Depreciation and amortization                                                                             (130) (929)
Income from real estate operations                                                                             89
 360
Gain on sales of nondepreciable real estate investments, net of tax (1)                                                                       
 
 167
Gain on sales of real estate investments                                                                             798
 6,343
Income from discontinued operations                                                                             $887
 6,870

(1)The Company recognized taxes of $6,000 on the gains related to the sales of Tampa East Distribution Center III and Tampa West Distribution Center VIII during 2012.


2012 Compared to 2011
Net Income Attributable to EastGroup Properties, Inc. Common Stockholders for 2012 was $32,384,000 ($1.13 per basic and diluted share) compared to $22,359,000 ($0.83 per basic and diluted share) for 2011.  EastGroup recognized gains on sales of real estate investments of $6,510,000 during 2012. The Company did not recognize any gains on sales during 2011.

PNOI increased by $8,795,000, or 7.1%, for 2012 compared to 2011. PNOI increased $5,987,000 from 2011 and 2012 acquisitions, $1,833,000 from newly developed properties, and $1,017,000 from same property operations. Bad debt expense exceeded termination fee income by $241,000 during 2012. In 2011, termination fee income exceeded bad debt expense by $15,000. Straight-lining of rent increased income by $1,590,000 and $1,899,000 in 2012 and 2011, respectively.

The Company signed 147 leases with certain free rent concessions on 2,449,000 square feet during 2012 with total free rent concessions of $2,845,000, compared to 130 leases with free rent concessions on 3,321,000 square feet with total free rent concessions of $4,471,000 in 2011.

Property expense to revenue ratios, defined as Expenses from Real Estate Operations as a percentage of Income from Real Estate Operations, were 28.5% in 2012 compared to 28.3% in 2011.  The Company’s percentage of leased square footage was 95.1% at December 31, 2012, compared to 94.7% at December 31, 2011.  Occupancy at the end of 2012 was 94.6% compared to 93.9% at the end of 2011.

Interest Expense increased $662,000 in 2012 compared to 2011.  The following table presents the components of Interest Expense for 2012 and 2011:

26



 Years Ended December 31,
2012 2011 Increase (Decrease)
(In thousands, except rates of interest)
Average unsecured bank credit facilities borrowings                                                                                 $85,113
 124,697
 (39,584)
Weighted average variable interest rates (excluding loan cost amortization)
1.61% 1.41%  
VARIABLE RATE INTEREST EXPENSE 
  
  
Unsecured bank credit facilities interest (excluding loan cost amortization)
$1,371
 1,762
 (391)
Amortization of unsecured bank credit facilities costs                                                                                 342
 300
 42
   Total variable rate interest expense                                                                                 1,713
 2,062
 (349)
FIXED RATE INTEREST EXPENSE 
  
  
Secured debt interest (excluding loan cost amortization)
34,733
 35,606
 (873)
Unsecured debt interest (1) (excluding loan cost amortization)
2,724
 59
 2,665
Amortization of secured debt costs                                                                                 780
 752
 28
Amortization of unsecured debt costs81
 1
 80
   Total fixed rate interest expense                                                                                 38,318
 36,418
 1,900
Total interest                                                                                 40,031
 38,480
 1,551
Less capitalized interest                                                                                 (4,660) (3,771) (889)
TOTAL INTEREST EXPENSE $35,371
 34,709
 662

(1) Includes interest on the Company's unsecured debt with fixed interest rates per the debt agreements or effectively fixed interest rates due to interest rate swaps, as discussed in Note 13 in the Notes to Consolidated Financial Statements.

EastGroup's variable rate interest expense decreased by $349,000 for 2012 as compared to 2011 due to a decrease in the Company's average unsecured bank credit facilities borrowings, partially offset by an increase in the Company's weighted average variable interest rate.

The Company's fixed rate interest expense increased by $1,900,000 for 2012 as compared to 2011. The increase in fixed rate interest expense was primarily due to two unsecured term loans obtained by the Company: one in December 2011 for $50,000,000 and the other in August 2012 for $80,000,000. The Company expensed $2,724,000 for unsecured debt interest during 2012 compared to $59,000 for 2011.

The increase in unsecured debt interest expense was partially offset by a decrease in secured debt interest expense. The Company recognized secured debt interest expense of $34,733,000 in 2012 compared to $35,606,000 in 2011.

The decrease in secured debt interest expense was primarily the result of lower weighted average interest rates, secured debt repayments and regularly scheduled principal amortization. A summary of the Company’s weighted average interest rates on secured debt at year-end for the past several years is presented below:
SECURED DEBT AS OF:
Weighted Average
Interest Rate
December 31, 20085.96%
December 31, 20096.09%
December 31, 20105.90%
December 31, 20115.63%
December 31, 20125.40%








27



Regularly scheduled secured debt principal payments were $24,408,000 in 2012 and $22,231,000 in 2011. The details of the secured debt repaid in 2011 and 2012 are shown in the following table:
SECURED DEBT REPAID IN 2011 AND 2012 Interest Rate Date Repaid Payoff Amount
Butterfield Trail, Glenmont I & II, Interstate I, II & III,
   Rojas, Stemmons Circle, Venture and West Loop I & II
 7.25% 01/31/11 $36,065,000
America Plaza, Central Green and World Houston 3-9 7.92% 05/10/11 22,832,000
Weighted Average/Total Amount for 2011                                                                7.51%   58,897,000
Oak Creek Distribution Center IV 5.68% 03/01/12 3,463,000
University Business Center (125 & 175 Cremona) 7.98% 04/02/12 8,679,000
University Business Center (120 & 130 Cremona) 6.43% 05/01/12 1,910,000
51st Avenue, Airport Distribution, Broadway I, III & IV, Chestnut,
Interchange Business Park, Main Street, North Stemmons I land, Southpark, Southpointe and World Houston 12 & 13
 6.86% 06/04/12 31,724,000
Interstate Distribution Center - Jacksonville 5.64% 09/04/12 4,123,000
Weighted Average/Total Amount for 2012                                                                6.86%   49,899,000
Weighted Average/Total Amount for 2011 and 2012                                                          7.21%   $108,796,000

During 2011 and 2012, EastGroup closed the new secured debt detailed in the following table:
NEW SECURED DEBT IN 2011 AND 2012 Interest Rate Date Obtained Maturity Date Amount
America Plaza, Central Green, Glenmont I & II,
   Interstate I, II & III, Rojas, Stemmons Circle, Venture,
   West Loop I & II and World Houston 3-9
 4.75% 05/31/11 06/05/21 $65,000,000
Arion 18, Beltway VI & VII, Commerce Park II & III,
Concord, Interstate V, VI & VII, Lakeview, Ridge Creek II, Southridge IV & V and World Houston 32
 4.09% 01/04/12 01/05/22 54,000,000
Weighted Average/Total Amount for 2011 and 2012                                            4.45%     $119,000,000

Interest costs during the period of construction of real estate properties are capitalized and offset against interest expense. Capitalized interest increased $889,000 for 2012 as compared to 2011 due to increased activity in the Company's development program in 2012 as compared to 2011.

Depreciation and Amortization expense from continuing operations increased $4,606,000 for 2012 compared to 2011 primarily due to the operating properties acquired by the Company in December 2011 and during the year 2012.  






















28



Capital Expenditures
Capital expenditures for EastGroup’s operating properties for the years ended December 31, 20122016 and 20112015 were as follows:
Estimated
Useful Life
 Years Ended December 31,
Estimated
Useful Life
 Years Ended December 31,
2012 2011 2016 2015
 (In thousands)  (In thousands)
Upgrade on Acquisitions 40 yrs $1,208
 315
40 yrs $394
 5
Tenant Improvements:     
   
  
New Tenants Lease Life 7,631
 7,755
Lease Life 9,976
 10,100
New Tenants (first generation) (1)
Lease Life 362
 1,028
Renewal Tenants Lease Life 2,592
 2,588
Lease Life 2,748
 1,936
Other:   
  
   
  
Building Improvements 5-40 yrs 3,480
 3,676
5-40 yrs 5,113
 4,599
Roofs 5-15 yrs 1,819
 2,089
5-15 yrs 2,785
 7,562
Parking Lots 3-5 yrs 790
 823
3-5 yrs 1,377
 808
Other 5 yrs 282
 412
5 yrs 764
 768
Total Capital Expenditures  $18,164
 18,686
Total Capital Expenditures (1)
  $23,157
 25,778

(1)First generation refers onlyReconciliation of Total Capital Expenditures to space that has never been occupied under EastGroup’s ownership.Real Estate Improvements on the Consolidated Statements of Cash Flows:
  Years Ended December 31,
 2016 2015
 (In thousands)
Total Capital Expenditures $23,157
 25,778
Change in Real Estate Property Payables 514
 (1,264)
Real Estate Improvements $23,671
 24,514

Capitalized Leasing Costs
The Company’s leasing costs (principally commissions) are capitalized and included in Other Assetsassets. The costs are amortized over the terms of the associated leases and are included in Depreciation and Amortizationamortization expense.  Capitalized leasing costs for the years ended December 31, 20122016 and 20112015 were as follows:
Estimated
Useful Life
 Years Ended December 31,
Estimated
Useful Life
 Years Ended December 31,
2012 2011 2016 2015
 (In thousands)  (In thousands)
Development Lease Life $2,185
 1,087
Lease Life $4,217
 3,824
New Tenants Lease Life 2,941
 3,140
Lease Life 5,273
 3,893
New Tenants (first generation) (1)
Lease Life 195
 187
Renewal Tenants Lease Life 3,108
 2,494
Lease Life 4,978
 3,773
Total Capitalized Leasing Costs  $8,429
 6,908
  $14,468
 11,490
Amortization of Leasing Costs (2)
  $7,082
 6,487
Amortization of Leasing Costs  $9,932
 9,038

(1)First generation refers only to space that has never been occupied under EastGroup’s ownership.
(2)Includes discontinued operations.

Real Estate Sold and Held for Sale/Discontinued Operations
The results of operations for the operating properties sold orCompany considers a real estate property to be held for sale duringwhen it meets the periodscriteria established under ASC 360, Property, Plant and Equipment, including when it is probable that the property will be sold within a year.  Real estate properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are shown undernot depreciated while they are held for sale.  

In accordance with FASB Accounting Standards Update (ASU) 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant, and Equipment (Topic 360), Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, the Company would report a disposal of a component of an entity or a group of components of an entity in discontinued


operations if the disposal represents a strategic shift that has (or will have) a major effect on an entity's operations and financial results when the component or group of components meets the criteria to be classified as held for sale or when the component or group of components is disposed of by sale or other than by sale. In addition, the Company would provide additional disclosures about both discontinued operations and the disposal of an individually significant component of an entity that does not qualify for discontinued operations presentation in the financial statements. EastGroup performs an analysis of properties sold to determine whether the sales qualify for discontinued operations presentation.

The Company did not classify any properties as held for sale as of December 31, 2016 and 2015.

The Company does not consider its sales in 2015 and 2016 to be disposals of a component of an entity or a group of components of an entity representing a strategic shift that has (or will have) a major effect on the entity's operations and financial results.

During 2016, EastGroup sold the following operating properties: Northwest Point Distribution and Service Centers, North Stemmons II and III, America Plaza, Lockwood Distribution Center, West Loop Distribution Center 1 & 2, two of its four Interstate Commons Distribution Center buildings, Castilian Research Center and Memphis I. The properties, which contain 1,256,000 square feet and are located in Houston, Dallas, Phoenix, Santa Barbara and Memphis, were sold for $75.7 million and the Company recognized net gains on the sales of $42.2 million. The Company also sold 25 acres of land in Dallas, Orlando and Houston for $5.4 million and recognized gains on sales of $733,000.

During 2015, EastGroup sold one operating property, the last of its three Ambassador Row Warehouses in Dallas containing 185,000 square feet, for $5.3 million and recognized a gain on the sale of $2.9 million. The Company also sold a small parcel of land in New Orleans for $170,000 and recognized a gain of $123,000.

The gains on the sales of land are included in Other on the Consolidated Statements of Income and Comprehensive Income.  During 2013,Income, and the Company sold three properties: Tampa West Distribution Center V and VII and Tampa East Distribution Center IIgains (losses) on the sales of operating properties are included in Tampa. In 2012, the Company sold four properties: Tampa East Distribution Center III and Tampa West Distribution Center VIII in Tampa, Estrella Distribution Center in Phoenix, and Braniff Distribution Center in Tulsa. The Company did not sell any properties during 2011.  

Gain, net of loss, on sales of real estate investments. See Notes 1(f) and 2 in the Notes to Consolidated Financial Statements for more information related to discontinued operations and gaingains on sales of real estate investments.


2015 Compared to 2014
Net Income Attributable to EastGroup Properties, Inc. Common Stockholders for 2015 was $47,866,000 ($1.49 per basic and diluted share) compared to $47,941,000 ($1.53 per basic and $1.52 per diluted share) for 2014.  EastGroup recognized Gain on sales of real estate investments of $2,903,000 during 2015 and $9,188,000 during 2014.

PNOI increased by $10,657,000, or 6.8%, for 2015 compared to 2014. PNOI increased $6,321,000 from newly developed properties, $3,030,000 from same property operations and $2,607,000 from 2014 and 2015 acquisitions; PNOI decreased $1,266,000 from properties sold in 2014 and 2015 and $68,000 from a property undergoing redevelopment. Lease termination fee income was $225,000 and $1,205,000 in 2015 and 2014, respectively. The Company recorded net bad debt expense of $747,000 in 2015 and net bad debt recoveries of $4,000 in 2014. Straight-lining of rent increased Income from real estate operations by $1,889,000 and $1,679,000 in 2015 and 2014, respectively.

The Company signed 164 leases with certain free rent concessions on 3,678,000 square feet during 2015 with total free rent concessions of $4,024,000 over the lives of the leases, compared to 157 leases with free rent concessions on 3,274,000 square feet with total free rent concessions of $3,816,000 over the lives of the leases in 2014.

Property expense to revenue ratios were 28.7% in 2015 compared to 28.6% in 2014.  The Company’s percentage of leased square footage was 97.2% at December 31, 2015, compared to 96.7% at December 31, 2014.  Occupancy at the end of 2015 was 96.1% compared to 96.3% at the end of 2014.













Interest expense decreased $820,000 in 2015 compared to 2014.  The following table presents the components of revenueInterest expense for 2015 and expense for the operating properties sold or held for sale during 2013, 2012 and 2011.2014:

29



DISCONTINUED OPERATIONS Years Ended December 31,
2012 2011
  (In thousands)
Income from real estate operations                                                                             $1,737
 1,475
Expenses from real estate operations                                                                             (448) (499)
Property net operating income from discontinued operations 1,289
 976
Other income 
 5
Depreciation and amortization                                                                             (929) (712)
Income from real estate operations                                                                             360
 269
Gain on sales of nondepreciable real estate investments, net of tax (1)                                                                       
 167
 
Gain on sales of real estate investments                                                                             6,343
 
Income from discontinued operations                                                                             $6,870
 269
 Years Ended December 31,
2015 2014 Increase (Decrease)
(In thousands)
VARIABLE RATE INTEREST EXPENSE 
  
  
Unsecured bank credit facilities interest - variable rate
(excluding amortization of facility fees and debt issuance costs)                                                                                                                                                   
$1,420
 1,280
 140
Amortization of facility fees - unsecured bank credit facilities                                                                  608
 563
 45
Amortization of debt issuance costs - unsecured bank credit facilities                                                                  493
 413
 80
   Total variable rate interest expense                                                                                 2,521
 2,256
 265
FIXED RATE INTEREST EXPENSE 
  
  
Unsecured debt interest (1) (excluding amortization of debt issuance costs)
15,498
 11,649
 3,849
Secured debt interest (excluding amortization of debt issuance costs)
21,061
 25,700
 (4,639)
Amortization of debt issuance costs - unsecured debt422
 302
 120
Amortization of debt issuance costs - secured debt                                                                                 421
 521
 (100)
   Total fixed rate interest expense                                                                                 37,402
 38,172
 (770)
Total interest                                                                                 39,923
 40,428
 (505)
Less capitalized interest                                                                                 (5,257) (4,942) (315)
TOTAL INTEREST EXPENSE $34,666
 35,486
 (820)

(1)
The Company recognized taxes of $6,000Includes interest on the gains relatedCompany's unsecured debt with fixed interest rates per the debt agreements or effectively fixed interest rates due to interest rate swaps, as discussed in Note 13 in the sales of Tampa East Distribution Center III and Tampa West Distribution Center VIII during 2012.Notes to Consolidated Financial Statements.

EastGroup's variable rate interest expense increased by $265,000 for 2015 as compared to 2014 primarily due to an increase in the Company's average unsecured bank credit facilities borrowings as shown in the following table:
  Years Ended December 31,
  2015 2014 
Increase
(Decrease)
  (In thousands, except rates of interest)
Average borrowings on unsecured bank credit facilities - variable rate $109,777
 96,162
 13,615
Weighted average variable interest rates 
(excluding amortization of facility fees and debt issuance costs) 
 1.29% 1.33%  

The Company's fixed rate interest expense decreased by $770,000 for 2015 as compared to 2014. The decrease was primarily due to a decrease in secured debt interest, partially offset by an increase in unsecured debt interest. The changes resulted from the Company's debt activity described below.

The decrease in secured debt interest resulted from regularly scheduled principal payments and debt repayments. Regularly scheduled principal payments on secured debt were $20,484,000 during 2015 and $22,269,000 in 2014. The details of the secured debt repaid in 2014 and 2015 are shown in the following table:


SECURED DEBT REPAID IN 2014 AND 2015 Interest Rate Date Repaid Payoff Amount
      (In thousands)
Kyrene Distribution Center 9.00% 06/30/2014 $11
Americas Ten I, Kirby, Palm River North I, II & III, Shady Trail,
Westlake I & II and World Houston 17
 5.68% 07/10/2014 26,565
   Weighted Average/Total Amount for 2014 5.68%   $26,576
Beltway II-IV, Commerce Park I, Eastlake, Fairgrounds, Nations Ford,
       Techway Southwest III, Wetmore 1-4 and World Houston 15 & 22
 5.50% 03/06/2015 $57,450
Country Club I, Lake Pointe, Techway Southwest II and
       World Houston 19 & 20
 4.98% 11/06/2015 24,403
   Weighted Average/Total Amount for 2015 5.34%   $81,853
   Weighted Average/Total Amount for 2014 and 2015 5.43%   $108,429

During 2015, EastGroup did not obtain any new secured debt; in 2014, the Company assumed the secured debt detailed in the following table:
NEW SECURED DEBT IN 2014 Effective Interest Rate Date Obtained Maturity Date Amount
        (In thousands)
Ramona Distribution Center (1)
 3.85% 12/19/2014 11/30/2026 $2,847

(1)In connection with the acquisition of Ramona Distribution Center, the Company assumed a mortgage of $2,617,000 and recorded a premium of $230,000 to adjust the mortgage loan assumed to fair value. This premium is being amortized over the remaining life of the mortgage.

The decrease in secured debt interest was partially offset by an increase in unsecured debt interest resulting from the Company's unsecured debt activity described below. The details of the unsecured debt obtained in 2014 and 2015 are shown in the following table:
NEW UNSECURED DEBT IN 2014 and 2015 Effective Interest Rate Date Obtained Maturity Date Amount
        (In thousands)
$75 Million Unsecured Term Loan (1)
 2.846% 07/31/2014 07/31/2019 $75,000
$75 Million Unsecured Term Loan (2)
 3.031% 03/02/2015 02/28/2022 $75,000
$25 Million Senior Unsecured Notes 3.970% 10/01/2015 10/01/2025 25,000
$50 Million Senior Unsecured Notes 3.990% 10/07/2015 10/07/2025 50,000
   Weighted Average/Total Amount for 2015 3.507%     $150,000
   Weighted Average/Total Amount for 2014 and 2015 3.287%     $225,000

(1)The interest rate on this unsecured term loan is comprised of LIBOR plus 115 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into an interest rate swap to convert the loan's LIBOR rate to a fixed interest rate, providing the Company a weighted average effective interest rate on the term loan of 2.846% for all applicable periods presented. See Note 13 in the Notes to Consolidated Financial Statements for additional information on the interest rate swaps.
(2)The interest rate on this unsecured term loan is comprised of LIBOR plus 140 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into an interest rate swap to convert the loan's LIBOR rate to a fixed interest rate, providing the Company a weighted average effective interest rate on the term loan of 3.031% for all applicable periods presented. See Note 13 in the Notes to Consolidated Financial Statements for additional information on the interest rate swaps.

Interest costs during the period of construction of real estate properties are capitalized and offset against interest expense. Capitalized interest increased $315,000 for 2015 as compared to 2014.

Depreciation and amortization expense increased $2,976,000 for 2015 compared to 2014 primarily due to the operating properties acquired by the Company in 2014 and 2015 and the properties transferred from Development in 2014 and 2015.

General and administrative expense increased $2,365,000 for the year ended December 31, 2015, as compared to 2014. The increase was primarily due to accelerated restricted stock vesting for the Company's CFO and former CEO and various costs associated with the CEO succession.



Capital Expenditures
Capital expenditures for EastGroup’s operating properties for the years ended December 31, 2015 and 2014 were as follows:
 
Estimated
Useful Life
 Years Ended December 31,
 2015 2014
  (In thousands)
Upgrade on Acquisitions                                               40 yrs $5
 246
Tenant Improvements:     
New Tenants                                               Lease Life 10,100
 8,274
Renewal Tenants                                               Lease Life 1,936
 2,828
Other:   
  
Building Improvements                                               5-40 yrs 4,599
 3,339
Roofs                                               5-15 yrs 7,562
 4,367
Parking Lots                                               3-5 yrs 808
 503
Other                                               5 yrs 768
 305
Total Capital Expenditures (1)
  $25,778
 19,862

(1)Reconciliation of Total Capital Expenditures to Real Estate Improvements on the Consolidated Statements of Cash Flows:
  Years Ended December 31,
 2015 2014
 (In thousands)
Total Capital Expenditures $25,778
 19,862
Change in Real Estate Property Payables (1,264) 662
Real Estate Improvements $24,514
 20,524

Capitalized Leasing Costs
The Company’s leasing costs (principally commissions) are capitalized and included in Other assets.  The costs are amortized over the terms of the associated leases and are included in Depreciation and amortization expense.  Capitalized leasing costs for the years ended December 31, 2015 and 2014 were as follows:
 
Estimated
Useful Life
 Years Ended December 31,
 2015 2014
  (In thousands)
Development                                               Lease Life $3,824
 2,866
New Tenants                                               Lease Life 3,893
 3,823
Renewal Tenants                                               Lease Life 3,773
 5,469
Total Capitalized Leasing Costs  $11,490
 12,158
Amortization of Leasing Costs  $9,038
 8,284

Real Estate Held for Sale/Discontinued Operations
During 2015, EastGroup sold one operating property, the last of its three Ambassador Row Warehouses in Dallas containing 185,000 square feet, for $5.3 million and recognized a gain on the sale of $2.9 million. The Company also sold a small parcel of land in New Orleans for $170,000 and recognized a gain of $123,000.

During 2014, the Company sold the following properties: Northpoint Commerce Center in Oklahoma City, Tampa West Distribution Center VI in Tampa, Clay Campbell Distribution Center and Kirby Business Center in Houston, and two of its three Ambassador Row Warehouses in Dallas. EastGroup sold the properties for $21.4 million and recognized gains on the sales of $9.2 million. The Company also sold a small parcel of land in Orlando for $141,000 and recognized a gain of $98,000.

The gains on the sales of land are included in Other on the Consolidated Statements of Income and Comprehensive Income, and the gains (losses) on the sales of operating properties are included in Gain, net of loss, on sales of real estate investments. See Notes 1(f) and 2 in the Notes to Consolidated Financial Statements for more information related to discontinued operations and gains on sales of real estate investments.  


RECENT ACCOUNTING PRONOUNCEMENTS

EastGroup has evaluated all Accounting Standards Updates (ASUs)ASUs recently released by the Financial Accounting Standards Board (FASB)FASB through the date the financial statements were issued and determined that the following ASU appliesASUs apply to the Company.

In February 2013,May 2014, the FASB issued ASU 2013-02,2014-09, Comprehensive Income (Topic 220) Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income,Revenue from Contracts with Customers, which requires an entity to reportrecognize the amount of revenue to which it expects to be entitled for the transfer of promised goods or services to customers. The FASB issued further guidance in ASU 2016-12, Revenue from Contracts with Customers (Topic 606): Narrow-Scope Improvements and Practical Expedients, that provides clarifying guidance in certain narrow areas and adds some practical expedients. ASU 2014-09 will replace most existing revenue recognition guidance in U.S. GAAP when it becomes effective. The effective date of ASU 2014-09 was extended by one year by ASU 2015-14, Revenue from Contracts with Customers (Topic 606): Deferral of the Effective Date. The new standard is effective for the Company on January 1, 2018. The standard permits the use of either the retrospective or cumulative effect transition method, and the Company is evaluating which transition method it will elect. The Company is also in the process of evaluating the effect that ASU 2014-09 will have on its consolidated financial statements and related disclosures beginning with the Form 10-Q for the period ending March 31, 2018. EastGroup has performed an initial impact assessment; because most of significant reclassifications outthe Company's revenues are from leases (which are governed by other FASB accounting standards) and sales of accumulated other comprehensive incomereal estate assets (for which the accounting is largely unchanged by the new revenue recognition standard), the impact of adopting ASU 2014-09 is not expected to be material to the Company.

In February 2015, the FASB issued ASU 2015-02, Consolidation (Topic 810): Amendments to Consolidation Analysis, under which all legal entities are subject to reevaluation under the revised consolidation model. The ASU modifies whether limited partnerships and similar legal entities are variable interest entities (VIEs) or voting interest entities, eliminates the presumption that a general partner should consolidate a limited partnership, affects the consolidation analysis of reporting entities that are involved with VIEs, and provides a scope exception from consolidation guidance for reporting entities with interests in legal entities that are required to comply with or operate in accordance with requirements that are similar to those in Rule 2a-7 of the Investment Company Act of 1940 for registered money market funds. EastGroup adopted ASU 2015-02 effective January 1, 2016, and the adoption of ASU 2015-02 had an immaterial impact on the respective line items in net income ifCompany's financial condition and results of operations.

In April 2015, the amount being reclassified is required under GAAPFASB issued ASU 2015-03, Simplifying the Presentation of Debt Issuance Costs, which requires that debt issuance costs related to a recognized debt liability be reclassified in its entirety to net income. For other amounts that are not required under GAAP to be reclassified in their entirety to net incomepresented in the same reportingbalance sheet as a direct deduction from the carrying amount of that debt liability. For public business entities, the ASU was effective for financial statements issued for fiscal years beginning after December 15, 2015, and interim periods within those fiscal years. Entities are to apply the new guidance on a retrospective basis, wherein the balance sheet of each individual period an entitypresented should be adjusted to reflect the period-specific effects of applying the new guidance. EastGroup adopted ASU 2015-03 effective January 1, 2016. Prior to adoption, the Company included debt issuance costs in Other assets on the Consolidated Balance Sheets. Beginning with the Form 10-Q for the period ended March 31, 2016, EastGroup changed its presentation of debt issuance costs for all periods presented; the Company now presents debt issuance costs as direct deductions from the carrying amounts of its debt liabilities both on the Balance Sheet and in the Notes to Consolidated Financial Statements. As a result of the adoption of ASU 2015-03, the Company adjusted its December 31, 2015 Balance Sheet as follows:
Balance Sheet Items as of December 31, 2015: As Presented in the Company’s 2015 Form 10-K As Presented in the Company’s Form 10-Q Beginning With the Period Ended March 31, 2016
  (In thousands)
Other assets $96,186
 91,858
Total assets 1,666,232
 1,661,904
Secured debt 351,401
 350,285
Unsecured debt 530,000
 528,210
Unsecured bank credit facilities 150,836
 149,414
Total liabilities 1,107,031
 1,102,703
Total liabilities and equity 1,666,232
 1,661,904

In January 2016, the FASB issued ASU 2016-01, Financial Instruments - Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities,which requires public business entities to use the exit price notion when measuring the fair value of financial instruments for disclosure purposes, requires separate presentation of financial assets and financial liabilities by measurement category and form of financial asset, and eliminates the requirement for public business entities to disclose the methods and significant assumptions used to estimate the fair value that is required to cross-reference otherbe disclosed for financial


instruments measured at amortized costs on the balance sheet. EastGroup plans to adopt ASU 2016-01 effective January 1, 2018. The Company does not anticipate the adoption of ASU 2016-01 will have a material impact on the Company's financial condition or results of operations.

In February 2016, the FASB issued ASU 2016-02, Leases (Topic 842), which requires lessees to recognize the following for all leases (with the exception of short-term leases) at the commencement date: (1) a lease liability, which is a lessee's obligation to make lease payments arising from a lease, measured on a discounted basis; and (2) a right-of-use asset, which is an asset that represents the lessee's right to use, or control the use of, a specified asset for the lease term. The Company is a lessee on a limited number of leases, including office and ground leases, and the Company anticipates the related impact of ASU 2016-02 will not be material to its overall financial condition and results of operations. Lessor accounting is largely unchanged under ASU 2016-02. The Company's primary revenue is rental income; as such, the Company is a lessor on a significant number of leases. The Company is continuing to evaluate the potential impacts of the ASU and believes it will continue to account for its leases in substantially the same manner. The most significant change for the Company related to lessor accounting relates to the new standard's narrow definition of initial direct costs for leases; the new definition will result in certain costs (primarily legal costs related to lease negotiations) being expensed rather than capitalized upon adoption of the new standard. Public business entities are required to apply the amendments in ASU 2016-02 for fiscal years beginning after December 15, 2018, including interim periods within those fiscal years. EastGroup plans to adopt ASU 2016-02 effective January 1, 2019. The Company is continuing the process of evaluating and quantifying the effect that ASU 2016-02 will have on its consolidated financial statements and related disclosures required under GAAPbeginning with the Form 10-Q for the period ending March 31, 2019.

In March 2016, the FASB issued ASU 2016-09, Compensation - Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting. The ASU is intended to improve the accounting for share-based payments and affects all organizations that provide detail about those amounts.issue share-based payment awards to their employees. Several aspects of the accounting for share-based payment awards are simplified with the ASU, 2013-02 wasincluding income tax consequences, classification of awards as equity or liabilities and classification on the Consolidated Statements of Cash Flows. ASU 2016-09 is effective for interim andpublic business entities for annual reporting periods beginning after December 15, 2012.2016, and interim periods within those fiscal years; early adoption is permitted. EastGroup adopted ASU 2016-09 effective January 1, 2017. As a result, the Company will elect to reverse compensation cost of any forfeited awards when they occur and will continue to classify the cash flows resulting from remitting cash to the tax authorities for the payment of taxes on the vesting of share-based payment awards as a financing activity on the Consolidated Statements of Cash Flows. In addition, upon vesting of share-based payments, the Company will withhold up to the maximum individual statutory tax rate and classify the entire award as equity. The adoption of ASU 2016-09 did not have a material impact on the Company's financial condition or results of operations.
In August 2016, the FASB issued ASU 2016-15, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments, which addresses certain cash flow issues, including how debt prepayments or debt extinguishment costs and distributions received from equity method investees are presented. ASU 2016-15 is effective for public business entities for annual periods beginning after December 15, 2017, and interim periods within those fiscal years. Early adoption is permitted, and the Company has adopted the provisions of ASU 2013-022016-15 effective January 1, 2017 and providedwill provide the necessary disclosures beginning with its Form 10-Q for the period endedending March 31, 2013.2017. The Company does not believe the adoption of ASU 2016-15 has a material impact on the Company's financial condition or results of operations.
In January 2017, the FASB issued ASU 2017-01, Business Combinations (Topic 805): Clarifying the Definition of a Business. The ASU is intended to provide a new framework for determining whether transactions should be accounted for as acquisitions (or disposals) of assets or businesses. Under the new guidance, companies are required to utilize an initial screening test to determine whether substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets; if so, the set is not a business. The Company has determined that some of its real estate property acquisitions may be considered to be acquisitions of groups of similar identifiable assets; therefore, the acquisitions are not considered to be acquisitions of a business. ASU 2017-01 is effective for public business entities for annual periods beginning after December 15, 2017, and interim periods within those fiscal years; early adoption is permitted and may be applied to transactions that have not been reported in financial statements that have been issued or made available for issuance. EastGroup adopted ASU 2017-01 for transactions beginning on October 1, 2016. As a result, the Company has capitalized acquisition costs related to its fourth quarter 2016 acquisitions as they were determined not to be acquisitions of a business.
In January 2017, the FASB issued ASU 2017-04, Intangibles - Goodwill and Others (Topic 350): Simplifying the Test for Goodwill Impairment, which simplifies the measurement of goodwill impairment by eliminating the requirement of performing a hypothetical purchase price allocation to measure goodwill impairment. ASU 2017-04 is effective for public business entities for annual periods beginning after December 15, 2019, and interim periods within those fiscal years. Early adoption is permitted, and the Company has adopted ASU 2017-04 effective January 1, 2017, and will apply the new guidance for goodwill impairment tests with


measurement dates after January 1, 2017. EastGroup does not believe the adoption of ASU 2017-04 has a material impact on the Company's financial condition or results of operations.

LIQUIDITY AND CAPITAL RESOURCES

Net cash provided by operating activities was $109,750,000$138,864,000 for the year ended December 31, 2013.2016.  The primary other sources of cash were from borrowings on unsecured bank credit facilities,facilities; proceeds from unsecured debt, proceeds from common stock offerings anddebt; net proceeds from sales of real estate investments.investments and non-operating real estate; and proceeds from common stock offerings.  The Company distributed $64,798,000$80,899,000 in common stock dividends during 2013.2016.  Other primary uses of cash were for repayments on unsecured bank credit facilities, unsecured debt and secured debt repayments, the construction anddebt; development of properties,properties; purchases of real estateestate; and capital improvements at various properties.

Total debt at December 31, 20132016 and 20122015 is detailed below.  The Company’s unsecured bank credit facilities and unsecured term loansdebt instruments have certain restrictive covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage, and the Company was in compliance with all of its debt covenants at December 31, 20132016 and 2012.2015.
December 31,December 31,
2013 20122016 2015
(In thousands)
Unsecured bank credit facilities - variable rate, carrying amount$112,020
 150,836
Unsecured bank credit facilities - fixed rate, carrying amount (1)
80,000
 
Unamortized debt issuance costs(1,030) (1,422)
Unsecured bank credit facilities190,990
 149,414
   
Unsecured debt - fixed rate, carrying amount (1)
655,000
 530,000
Unamortized debt issuance costs(2,162) (1,790)
Unsecured debt652,838
 528,210
   
Secured debt - fixed rate, carrying amount (1)
258,594
 351,401
Unamortized debt issuance costs(1,089) (1,116)
Secured debt$499,793
 607,766
257,505
 350,285
Unsecured debt305,000
 130,000
Unsecured bank credit facilities88,952
 76,160
   
Total debt $893,745
 813,926
$1,101,333
 1,027,909

(1)These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps.

EastGroup repaid and replaced its former $200 million credit facility in January 2013 withhas a new $225$300 million unsecured revolving credit facility with a group of nine banks that matures in January 2017.July 2019. The credit facility contains options for a one-year extension (at the Company's election) and a $100$150 million expansion.expansion (with agreement by all parties).  The interest rate on each tranche is usually reset on a monthly basis and as of December 31, 2013,

30



2016, was LIBOR plus 117.5100 basis points with an annual facility fee of 22.520 basis points. The margin and facility fee are subject to changes in the Company's credit ratings. At The Company has designated an interest rate swap to an $80 million unsecured bank credit facility draw that effectively fixes the interest rate on the $80 million draw to 2.020% through the interest rate swap's maturity date of August 15, 2018.  As of December 31, 2013, the2016, EastGroup had an additional $95,000,000 of variable rate borrowings on this unsecured bank credit facility with a weighted average interest rate was 1.343% onof 1.731%.
The Company also has a balance of $85,000,000.

Also in January 2013, EastGroup repaid and replaced its former $25 million credit facility with a new $25$35 million unsecured revolving credit facility with PNC Bank, N.A. that matures in January 2017.July 2019. This credit facility automatically extends for one year if the extension option in the new $225$300 million revolving credit facility is exercised.  The interest rate is reset on a daily basis and as of December 31, 2013,2016, was LIBOR plus 117.5100 basis points with an annual facility fee of 22.520 basis points. The margin and facility fee are subject to changes in the Company's credit ratings.  At December 31, 2013,2016, the interest rate was 1.343%1.772% on a balance of $3,952,000.$17,020,000.

As market conditions permit, EastGroup issues equity and/or employs fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the use of interest rate swaps, to replace the short-term bank borrowings.  The Company believes its current operating cash flow and unsecured bank credit facilities provide the capacity to fund the operations of the Company for the next 12 months.Company.  The Company also believes it can obtain debt financing from insurance companies and financial institutions and issue common and/or preferred equity. In March 2013, Moody's Investor Services announcedFor future debt issuances, the Company's issuer rating of Baa2, and in December 2013, Fitch affirmed the Company's credit rating of BBB. The Company intends to obtainissue primarily unsecured fixed-rate debt, including variable-rate debt that has been swapped


to an effectively fixed rate debt inthrough the future.use of interest rate swaps. The Company may also access the public debt market in the future as a means to raise capital.

On February 19, 2014, EastGroup entered into Sales Agency Financing Agreements with BNY Mellon Capital Markets, LLC, Raymond James & Associates, Inc., and Merrill Lynch, Pierce, Fenner & Smith Incorporated pursuant to which it may issue and sell up to 10,000,000 shares of its common stock from time to time. During 2013,2016, the Company issued and sold 890,085875,052 shares of common stock under its continuous equity programsprogram at an average price of $60.67$68.57 per share with gross proceeds to the Company of $53,999,000.$60,000,000. The Company incurred offering-related costs of $752,000$717,000 during the year, resulting in net proceeds to the Company of $53,247,000.$59,283,000. As of February 14, 2014,15, 2017, the Company has 343,7857,771,797 shares of common stock remaining to sell under the program.  

In August 2013,April 2016, EastGroup closed a private placement issuance of $100$65 million of senior unsecured notesterm loan with a seven-year term and interest only payments. It bears interest at the annual rate of LIBOR plus an applicable margin (currently 1.65%) based on the Company's senior unsecured long-term debt rating. The Company also entered into an interest rate swap agreement to convert the loan's LIBOR rate component to a fixed interest rate for the entire term of 3.8%the loan providing a total effective fixed interest rate of 2.863%.

In July 2016, EastGroup closed a $40 million senior unsecured term loan with a five-year term and interest only payments. It bears interest at the annual rate of LIBOR plus an applicable margin (currently 1.10%) based on the Company's senior unsecured long-term debt rating. The Company also entered into an interest rate swap agreement to convert the loan's LIBOR rate component to a fixed interest rate for the entire term of the loan providing a total effective fixed interest rate of 2.335%.

In December 2016, the Company closed two senior unsecured private placement notes requiretotaling $100 million. The $60 million notes has an eight-year term and an interest rate of 3.48% with semi-annual interest paymentspayments. The $40 million note has a ten-year term and an interest rate of 3.75% with principal payments of $30 million on August 28, 2020, $50 million on August 28, 2023, and $20 million on August 28, 2025.semi-annual interest payments. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.

Also inIn August the Company2016, EastGroup repaid (with no penalty) a mortgage loan with a balance of $33.5$24.5 million, an interest rate of 4.75%5.68%, and aan original maturity date of September 5, 2013.

2016. In December 2013, EastGroup closed a $75 million unsecured term loan with a seven year term and interest only payments. It bears interest at the annual rate of LIBOR plus an applicable margin (currently 1.4%) based on the Company's senior unsecured long-term debt rating. The Company entered into two interest rate swap agreements to convert the loan's LIBOR rate component to a fixed interest rate for the entire term of the loan providing a weighted average effective fixed interest rate of 3.752%.

Also in December,September 2016, the Company repaid (with no penalty) a mortgage loan with a balance of $50.1$51.2 million, an interest rate of 5.75%5.97% and aan original maturity date of JanuaryOctober 5, 2014.2016.

In August 2016, EastGroup repaid (with no penalty) an $80 million unsecured term loan with an effectively fixed interest rate of 2.770% and an original maturity date of August 15, 2018. On the same day, the Company borrowed $80 million through its $300 million unsecured bank credit facility (as discussed above); the maturity date for the credit facility is July 30, 2019. The Company re-designated the interest rate swap that was previously applied to the $80 million unsecured term loan to the $80 million unsecured bank credit facility borrowing. The $80 million unsecured bank credit facility draw has an effectively fixed interest rate of 2.020% through the interest rate swap's maturity date of August 15, 2018.



















31



Contractual Obligations
EastGroup’s fixed, non-cancelable obligations as of December 31, 20132016 were as follows:
Payments Due by PeriodPayments Due by Period
Total 
Less Than
1 Year
 1-3 Years 3-5 Years 
More Than
5 Years
Total 
Less Than
1 Year
 1-3 Years 3-5 Years 
More Than
5 Years
(In thousands)
Secured Debt Obligations (1)
$499,793
 48,862
 195,004
 69,363
 186,564
Interest on Secured Debt103,985
 26,243
 39,483
 22,535
 15,724
Unsecured Bank Credit Facilities (1) (2)
$192,020
 
 192,020
 
 
Interest on Unsecured Bank Credit Facilities (3)
11,025
 4,232
 6,793
 
 
Unsecured Debt (1)
305,000
 
 
 130,000
 175,000
655,000
 
 125,000
 145,000
 385,000
Interest on Unsecured Debt76,488
 12,476
 21,810
 20,868
 21,334
129,322
 22,347
 41,780
 31,727
 33,468
Unsecured Bank Credit Facilities (1) (2)
88,952
 
 
 88,952
 
Interest on Unsecured Bank Credit Facilities (3)
3,780
 1,375
 2,389
 16
 
Secured Debt (1)
258,594
 58,237
 66,885
 98,659
 34,813
Interest on Secured Debt39,087
 12,623
 17,667
 8,327
 470
Operating Lease Obligations:

  
  
  
  


  
  
  
  
Office Leases1,026
 353
 669
 4
 
698
 341
 188
 149
 20
Ground Leases16,112
 739
 1,478
 1,478
 12,417
14,210
 756
 1,512
 1,512
 10,430
Real Estate Property Obligations (4)
1,242
 1,242
 
 
 
1,155
 1,155
 
 
 
Development Obligations (5)
19,832
 19,832
 
 
 
25,453
 25,453
 
 
 
Tenant Improvements (6)
11,572
 11,572
 
 
 
12,768
 12,768
 
 
 
Purchase Obligations (7)

 
 
 
 
340
 100
 240
 
 
Total$1,127,782
 122,694
 260,833
 333,216
 411,039
$1,339,672
 138,012
 452,085
 285,374
 464,201

(1)These amounts are included on the Consolidated Balance Sheets.Sheets net of unamortized debt issuance costs.
(2)The Company’s balances under its unsecured bank credit facilities change depending on the Company’s cash needs and, as such, both the principal amounts and the interest rates are subject to variability.  At December 31, 2013,2016, the weighted average interest rate was 1.343%1.737% on the variable rate$112,020,000 of variable-rate debt that matures in January 2017.July 2019. Unsecured bank credit facilities also included $80,000,000 of debt with an effectively fixed interest rate of 2.020% due to an interest rate swap that matures on August 15, 2018. The $225$300 million unsecured credit facility has options for a one-year extension (at the Company's election) and a $100$150 million expansion.expansion (with agreement by all parties). The $25$35 million unsecured credit facility automatically extends for one year if the extension option in the $225$300 million revolving facility is exercised. As of December 31, 2013,2016, the interest rate on the $225$300 million facility was LIBOR plus 1.175% (1.343%100 basis points (weighted average interest rate of 1.731%) with an annual facility fee of 0.225%,20 basis points, and the interest rate on the $25$35 million facility, which resets on a daily basis, was LIBOR plus 1.175% (1.343%100 basis points (1.772%) with an annual facility fee of 0.225%.20 basis points. The margin and facility fee are subject to changes in the Company's credit ratings.
(3)Represents an estimate of interest due on the Company's unsecured bank credit facilities based on the outstanding unsecured credit facilities as of December 31, 20132016 and interest rates and maturity dates on the facilities as of December 31, 20132016 as discussed in note 2 above.
(4)Represents commitments on real estate properties, except for tenant improvement obligations.
(5)Represents commitments on properties under development, except for tenant improvement obligations.
(6)Represents tenant improvement allowance obligations.
(7)The Company had no purchase obligations as of December 31, 2013.

The Company anticipates that its current cash balance, operating cash flows, borrowings under its unsecured bank credit facilities, proceeds from new secured and unsecured debt and/or proceeds from the issuance of equity instruments will be adequate for (i) operating and administrative expenses, (ii) normal repair and maintenance expenses at its properties, (iii) debt service obligations, (iv) maintaining compliance with its debt covenants, (v) distributions to stockholders, (vi) capital improvements, (vii) purchases of properties, (viii) development, and (ix) any other normal business activities of the Company, both in the short-term and long-term.


INFLATION AND OTHER ECONOMIC CONSIDERATIONS

Most of the Company's leases include scheduled rent increases.  Additionally, most of the Company's leases require the tenants to pay their pro rata share of operating expenses, including real estate taxes, insurance and common area maintenance, thereby reducing the Company's exposure to increases in operating expenses resulting from inflation.  In the event inflation causes increases in the Company’s general and administrative expenses or the level of interest rates, such increased costs would not be passed through to tenants and could adversely affect the Company’s results of operations.

32




EastGroup's financial results are affected by general economic conditions in the markets in which the Company's properties are located.  The state of the economy, or other adverse changes in general or local economic conditions, could result in the inability


of some of the Company's existing tenants to make lease payments and may therefore increase bad debt expense.  It may also impact the Company’s ability to (i) renew leases or re-lease space as leases expire, or (ii) lease development space.  In addition, an economic downturn or recession could also lead to an increase in overall vacancy rates or a decline in rents the Company can charge to re-lease properties upon expiration of current leases.  In all of these cases, EastGroup’s cash flows would be adversely affected.

ITEM 7A.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

The Company is exposed to interest rate changes primarily as a result of its unsecured bank credit facilities and long-term debt maturities.  This debt is used to maintain liquidity and fund capital expenditures and expansion of the Company’s real estate investment portfolio and operations.  The Company’s objective for interest rate risk management is to limit the impact of interest rate changes on earnings and cash flows and to lower its overall borrowing costs. To achieve its objectives, theThe Company borrows at fixed rates but also has two variable rate unsecured bank credit facilities as discussed under Liquidity and Capital Resources. In addition,As market conditions permit, EastGroup issues equity and/or employs fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate through the Company usesuse of interest rate swaps, (asto replace the short-term bank borrowings. The Company's interest rate swaps are discussed in Note 13 in the Notes to Consolidated Financial Statements) as part of its interest rate risk management strategy.Statements. The table below presents the principal payments due and weighted average interest rates, which include the impact of interest rate swaps, for both the fixed ratefixed-rate and variable ratevariable-rate debt as of December 31, 2013.2016.
2014 2015 2016 2017 2018 Thereafter Total Fair Value2017 2018 2019 2020 2021 Thereafter Total Fair Value
Secured debt
(in thousands)
$48,862
 102,287
 92,717
 58,145
 11,218
 186,564
 499,793
 
519,390 (1)
Unsecured bank credit facilities - variable
rate (in thousands)
$
 
 112,020
(1) 

 
 
 112,020
 
111,923 (2)
Weighted average
interest rate
5.56% 5.36% 5.79% 5.50% 5.22% 5.20% 5.41%  
 
 1.74%
(3) 

 
 
 1.74%  
Unsecured debt
(in thousands)
$
 
 
 
 130,000
 175,000
 305,000
 
294,860 (1)
Unsecured bank credit facilities - fixed rate
(in thousands)
$
 
 80,000
 
 
 
 80,000
 
79,998 (4)
Weighted average
interest rate

 
 
 
 3.21% 3.78% 3.54%  
 
 2.02% 
 
 
 2.02% 
Unsecured bank credit facilities
(in thousands)
$
 
 
 88,952
(2) 

 
 88,952
 
89,140 (3)
Unsecured debt - fixed
rate (in thousands)
$
 50,000
 75,000
 105,000
 40,000
 385,000
 655,000
 
623,147 (4)
Weighted average
interest rate

 
 
 1.34%
(4) 

 
 1.34%  
 3.91% 2.85% 3.77% 2.34% 3.47% 3.41%  
Secured debt - fixed
rate (in thousands)
$58,237
 11,316
 55,569
 9,096
 89,563
 34,813
 258,594
 
266,585 (4)
Weighted average
interest rate
5.50% 5.21% 7.01% 4.43% 4.55% 4.08% 5.25%  

(1)The variable-rate unsecured bank credit facilities mature in July 2019 and as of December 31, 2016, have balances of $95,000,000 on the $300 million unsecured bank credit facility and $17,020,000 on the $35 million unsecured bank credit facility.
(2)The fair value of the Company’s variable-rate debt is estimated by discounting expected cash flows at current market rates, excluding the effects of debt issuance costs.
(3)Represents the weighted average interest rate for the Company's variable rate unsecured bank credit facilities as of December 31, 2016.
(4)The fair value of the Company’s fixed-rate debt, including variable-rate debt that has been swapped to an effectively fixed rate debtthrough the use of interest rate swaps, is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers.
(2)
The variable ratebankers, excluding the effects of debt matures in January 2017 and is comprised of two unsecured bank credit facilities with balances of $85,000,000 on the $225 million unsecured bank credit facility and $3,952,000 on the $25 million unsecured bank credit facility as of December 31, 2013.
(3)The fair value of the Company’s variable rate debt is estimated by discounting expected cash flows at current market rates.
(4)Represents the weighted average interest rate as of December 31, 2013.issuance costs.

As the table above incorporates only those exposures that existed as of December 31, 2013,2016, it does not consider those exposures or positions that could arise after that date.  If the weighted average interest rate on the variable ratevariable-rate unsecured bank debtcredit facilities, as shown above, changes by 10% or approximately 1317 basis points, interest expense and cash flows would increase or decrease by approximately $119,000$195,000 annually. This does not include variable-rate debt that has been effectively fixed through the use of interest rate swaps.








FORWARD-LOOKING STATEMENTS

Certain statements contained in this report may be deemed “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995.  Words such as “will,” “anticipates,” “expects,” “believes,” “intends,” “plans,” “seeks,” “estimates,” variations of such words and similar expressions are intended to identify such forward-looking statements, which generally are not historical in nature.  All statements that address operating performance, events or developments that the Company expects or anticipates will occur in the future, including statements relating to rent and occupancy growth, development activity, the acquisition or sale of properties, general conditions in the geographic areas where the Company operates and the availability

33



of capital, are forward-looking statements.  Forward-looking statements are inherently subject to known and unknown risks and uncertainties, many of which the Company cannot predict, including, without limitation: changes in general economic conditions; the extent of tenant defaults or of any early lease terminations; the Company's ability to lease or re-lease space at current or anticipated rents; the availability of financing; the failure to maintain credit ratings with rating agencies; changes in the supply of and demand for industrial/warehouse properties; increases in interest rate levels; increases in operating costs; natural disasters, terrorism, riots and acts of war, and the Company's ability to obtain adequate insurance; changes in governmental regulation, tax rates and similar matters; and other risks associated with the development and acquisition of properties, including risks that development projects may not be completed on schedule, development or operating costs may be greater than anticipated or acquisitions may not close as scheduled, and those additional factors discussed under “Item 1A. Risk Factors” in Part I of this report.  Although the Company believes the expectations reflected in the forward-looking statements are based upon reasonable assumptions at the time made, the Company can give no assurance that such expectations will be achieved.  The Company assumes no obligation whatsoever to publicly update or revise any forward-looking statements.  See also the information contained in the Company’s reports filed or to be filed from time to time with the Securities and Exchange Commission pursuant to the Securities Exchange Act of 1934, as amended (the “Exchange Act”).

ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.

The Registrant's Consolidated Balance Sheets as of December 31, 20132016 and 2012,2015, and its Consolidated Statements of Income and Comprehensive Income, Changes in Equity and Cash Flows and Notes to Consolidated Financial Statements for the years ended December 31, 2013, 20122016, 2015 and 20112014 and the Report of Independent Registered Public Accounting Firm thereon are included under Item 15 of this report and are incorporated herein by reference.  Unaudited quarterly results of operations included in the Notes to Consolidated Financial Statements are also incorporated herein by reference.

ITEM 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE.

None.

ITEM 9A.  CONTROLS AND PROCEDURES.

(i)Disclosure Controls and Procedures.

The Company carried out an evaluation, under the supervision and with the participation of the Company’s management, including the Company’s Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of the Company’s disclosure controls and procedures pursuant to Exchange Act Rule 13a-15.  Based upon that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that, as of December 31, 2013,2016, the Company’s disclosure controls and procedures were effective in timely alerting them to material information relating to the Company (including its consolidated subsidiaries) required to be included in the Company’s periodic SEC filings.

(ii)Internal Control Over Financial Reporting.
 
(a)Management's annual report on internal control over financial reporting.
 
Management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f).  EastGroup’s Management Report on Internal Control Over Financial Reporting is set forth in Part IV, Item 15 of this Form 10-K on page 4145 and is incorporated herein by reference.

(b)Report of the independent registered public accounting firm.

The report of KPMG LLP, the Company's independent registered public accounting firm, on the Company's internal control over financial reporting is set forth in Part IV, Item 15 of this Form 10-K on page 4145 and is incorporated herein by reference.



(c)Changes in internal control over financial reporting.

There was no change in the Company's internal control over financial reporting during the Company's fourth fiscal quarter ended December 31, 20132016 that has materially affected, or is reasonably likely to materially affect, the Company's internal control over financial reporting.




34




ITEM 9B.  OTHER INFORMATION.

Not applicable.


PART III

ITEM 10.  DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE.

The following table sets forth information regarding the Company’s executive officers and directors as of December 31, 2013.directors.
NamePosition
D. Pike AloianDirector since 1999; Partner in Almanac Realty Investors, LLC (real estate advisory and investment management services)
H.C. Bailey, Jr.Director since 1980; Chairman and President of H.C. Bailey Company (real estate development and investment)
H. Eric Bolton, Jr.Director since December 2013; Chairman and Chief Executive Officer of Mid-America Apartment Communities, Inc.
Hayden C. Eaves IIIDirector since 2002; President of Hayden Holdings, Inc. (real estate investment)
Fredric H. GouldDirector since 1998; Chairman of the General Partner of Gould Investors L.P., ChairmanMember of the Board of Directors of BRT Realty Trust and ChairmanVice-Chairman of One Liberty Properties, Inc.
Mary E. McCormickDirector since 2005; Director of Xenia Hotels and Resorts (lodging real estate investment trust (REIT)); Senior Advisor with Almanac Realty Investors, LLC (real estate advisory and investment management services)
David M. OsnosDirector since 1993; Of Counsel to the law firmLecturer at The Ohio State University, Fisher College of Arent Fox LLPBusiness
Leland R. SpeedDirector since 1978; Chairman Emeritus of the Board of the Company since 2016; Chairman of the Board of the Company from 1983 to 2015
David H. Hoster IIDirector since 1993; Chairman of the Board of the Company since 2016; President of the Company from 1993 to 2015; Chief Executive Officer of the Company from 1997 to 2015
Marshall A. LoebDirector, President and Chief Executive Officer of the Company
N. Keith McKeyExecutive Vice President, Chief Financial Officer, Secretary and Treasurer of the Company
John F. ColemanSenior Vice President of the Company
Bruce CorkernSenior Vice President, Chief Accounting Officer, Controller and Assistant Secretary of the Company
William D. PetsasSenior Vice President of the Company
Brent W. WoodSenior Vice President of the Company

All other information required by Item 10 of Part III regarding the Company’s executive officers and directors is incorporated herein by reference from the sections entitled "Corporate Governance and Board Matters" and “Executive Officers” in the Company's definitive Proxy Statement ("20142017 Proxy Statement") to be filed pursuant to Regulation 14A of the Securities Exchange Act of 1934, as amended, for EastGroup's Annual Meeting of Stockholders to be held on May 29, 2014.11, 2017.  The 20142017 Proxy Statement will be filed within 120 days after the end of the Company's fiscal year ended December 31, 2013.2016.

The information regarding compliance with Section 16(a) of the Exchange Act is incorporated herein by reference from the subsection entitled "Section 16(a) Beneficial Ownership Reporting Compliance" in the Company's 20142017 Proxy Statement.

Information regarding EastGroup's code of business conduct and ethics found in the subsection captioned "Available Information" in Item 1 of Part I hereof is also incorporated herein by reference into this Item 10.

The information regarding the Company's audit committee, its members and the audit committee financial experts is incorporated herein by reference from the subsection entitled "Committees and Meeting Data” in the Company's 20142017 Proxy Statement.



ITEM 11.  EXECUTIVE COMPENSATION.

The information included under the following captions in the Company's 20142017 Proxy Statement is incorporated herein by reference: "Compensation Discussion and Analysis," "Summary Compensation Table," "Grants of Plan-Based Awards in 2013,2016," "Outstanding Equity Awards at 20132016 Fiscal Year-End," "Option Exercises and Stock Vested in 2013,2016," "Potential Payments upon Termination or Change in Control," "Compensation of Directors" and "Compensation Committee Interlocks."  The information included under the heading "Report of the Compensation Committee" in the Company's 20142017 Proxy Statement is incorporated herein by reference; however, this information shall not be deemed to be "soliciting material" or to be "filed" with the SEC or subject to Regulation 14A or 14C, or to the liabilities of Section 18 of the Exchange Act.


35





ITEM 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS.

Information regarding security ownership of certain beneficial owners and management is incorporated herein by reference from the subsections entitled “Security Ownership of Certain Beneficial Owners” and “Security Ownership of Management and Directors” in the Company’s 20142017 Proxy Statement.

The following table summarizes the Company’s equity compensation plan information as of December 31, 20132016.
Equity Compensation Plan Information
Plan category 
(a)
Number of securities to be issued upon exercise of outstanding options, warrants and rights
 
(b)
Weighted-average exercise price of outstanding options,
warrants and rights
 
(c)
Number of securities remaining available for future issuance under equity compensation plans (excluding securities reflected in column (a))
Equity compensation plans approved by security holders 
 $
 1,971,164
Equity compensation plans not approved by security holders    –
    –
    –
Total 
 $
 1,971,164
Equity Compensation Plan Information
Plan category
(a)
Number of securities to be issued upon exercise of outstanding options, warrants and rights
(b)
Weighted-average exercise price of outstanding options,
warrants and rights
(c)
Number of securities remaining available for future issuance under equity compensation plans (excluding securities reflected in column (a))
Equity compensation plans approved by security holders

1,752,345
Equity compensation plans not approved by security holders


Total

1,752,345

ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE.

The information regarding transactions with related parties and director independence is incorporated herein by reference from the subsection entitled "Independent Directors" and the section entitled “Certain Transactions and Relationships” in the Company's 20142017 Proxy Statement.

ITEM 14.  PRINCIPAL ACCOUNTING FEES AND SERVICES.

The information regarding principal auditor fees and services is incorporated herein by reference from the section entitled "Auditor Fees and Services" in the Company's 20142017 Proxy Statement.

36




PART IV

ITEM 15.  EXHIBITS AND FINANCIAL STATEMENT SCHEDULES.
 
(a)The following documents are filed as part of this Annual Report on Form 10-K:
  Page
(1)Consolidated Financial Statements: 
 
 
 
 
 
 
 
 
   
(2)Consolidated Financial Statement Schedules: 
 
 
 
   
 All other schedules for which provision is made in the applicable accounting regulations of the Securities and Exchange Commission are not required under the related instructions or are inapplicable, and therefore have been omitted, or the required information is included in the Notes to Consolidated Financial Statements.
   
(3)Exhibits: 
 The following exhibits are filed with this Form 10-K or incorporated by reference to the listed document previously filed with the SEC: 
              
NumberDescription
(3)Articles of Incorporation and Bylaws
(a)Articles of Incorporation (incorporated by reference to Appendix B to the Company's Proxy Statement for its Annual Meeting of Stockholders held on June 5, 1997).
(b)EastGroup Properties, Inc. Bylaws, effective May 29, 2013Amended through December 5, 2014 (incorporated by reference to Exhibit 3.1 to the Company's Form 8-K filed May 31, 2013)December 10, 2014).
  
(10)Material Contracts (*Indicates management or compensatory agreement):
(a)Form of Severance and Change in Control Agreement that the Company has entered into with Leland R. Speed, David H. Hoster IIMarshall A. Loeb and N. Keith McKey (incorporated by reference to Exhibit 10(a) to the Company's Form 8-K filed January 7, 2009)May 18, 2016).*
(b)Form of Severance and Change in Control Agreement that the Company has entered into with John F. Coleman, William D. Petsas, Brent W. Wood and C. Bruce Corkern (incorporated by reference to Exhibit 10(b) to the Company's Form 8-K filed January 7, 2009)May 18, 2016).*
(c)Third Amended and Restated Credit Agreement Dated January 2, 2013 among EastGroup Properties, L.P.; EastGroup Properties, Inc.; PNC Bank, National Association, as Administrative Agent; Regions Bank and SunTrust Bank as Co-Syndication Agents; U.S. Bank National Association and Wells Fargo Bank, National Association as Co-Documentation Agents; PNC Capital Markets LLC, as Sole Lead Arranger and Sole Bookrunner; and the Lenders thereunder (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed January 8, 2013).

37




(d)First Amendment to Third Amended and Restated Credit Agreement, dated as of August 9, 2013, among EastGroup Properties, L.P., EastGroup Properties, Inc. and PNC Bank, National Association, as administrative agent, and each of the financial institutions party thereto as lenders (incorporated by reference to Exhibit 10.2 to the Company's Form 8-K filed August 30, 2013).
(e)2012 Term LoanSecond Amendment to Third Amended and Restated Credit Agreement dated as of August 31, 2012July 30, 2015 by and among EastGroup Properties, Inc.,L.P.; EastGroup Properties, L.P., each of the financial institutions party thereto as lenders,Inc.; PNC Bank, National Association, as administrative agent, U.S. Bank National Association, as syndication agent, and PNC Capital Markets LLC, as lead arranger and book runner (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed September 7, 2012).
(f)First Amendment to 2012 Term Loan Agreement dated as of January 31, 2013 by and among EastGroup Properties, Inc., EastGroup Properties, L.P., PNC Bank, National Association, as administrative agent, and each of the financial institutions party thereto as lenders (incorporated by reference to the Company's Form 10-K for the year ended December 31, 2012).
(g)Second Amendment to the 2012 Term Loan Agreement, dated as of August 9, 2013 by and among EastGroup Properties, Inc., EastGroup Properties, L.P., PNC Bank, National Association, as administrative agent,Administrative Agent; and each of the financial institutions party thereto as lenders (incorporated by reference to Exhibit 10.310.1 to the Company's Form 8-K filed August 30, 2013)4, 2015).
(h)Sales Agency Financing Agreement dated as of September 20, 2012 between EastGroup Properties, Inc. and BNY Mellon Capital Markets, LLC (incorporated by reference to Exhibit 1.1 to the Company’s Form 8-K filed September 24, 2012).
(i)Sales Agency Financing Agreement dated as of September 20, 2012 between EastGroup Properties, Inc. and Raymond James & Associates, Inc. (incorporated by reference to Exhibit 1.2 to the Company’s Form 8-K filed September 24, 2012).
(j)(f)EastGroup Properties, Inc. 2013 Equity Incentive Plan (incorporated by reference to Appendix A to the proxy material for the 2013 Annual Meeting of Stockholders).*
(k)(g)EastGroup Properties, Inc. Director Compensation Program (incorporated by reference to Exhibit 10(b)10.1 to the Company's Form 10-Q for the period ended8-K filed June 30, 2013)2, 2015).*
(l)(h)Note Purchase Agreement, dated as of August 28, 2013, among EastGroup Properties, L.P., EastGroup Properties, Inc. and the purchasers of the notes party thereto (including the form of the 3.80% Senior Notes due August 28, 2025) (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed August 30, 2013).
(m)(i)2013 Term LoanSales Agency Financing Agreement dated as of December 13, 2013 by and amongFebruary 19, 2014 between EastGroup Properties, L.P., EastGroup Properties, Inc., PNC Bank, National Association, as administrative agent, PNC and BNY Mellon Capital Markets, LLC as lead arranger(incorporated by reference to Exhibit 1.1 to the Company's Form 8-K filed February 25, 2014).
(j)Sales Agency Financing Agreement dated February 19, 2014 between EastGroup Properties, Inc. and bookrunner,Merrill Lynch, Pierce, Fenner & Smith Incorporated (incorporated by reference to Exhibit 1.2 to the Company's Form 8-K filed February 25, 2014).
(k)Sales Agency Financing Agreement dated February 19, 2014 between EastGroup Properties, Inc. and each ofRaymond James & Associates, Inc. (incorporated by reference to Exhibit 1.3 to the financial institutions party thereto as lenders (filed herewith)Company's Form 8-K filed February 25, 2014).
  
(12)Statement of computation of ratio of earnings to combined fixed charges and preferred stock distributions (filed herewith)
  
(21)Subsidiaries of EastGroup Properties, Inc. (filed herewith).
  
(23)Consent of KPMG LLP (filed herewith).
  
(24)Powers of attorney (filed herewith).
  
(31)Rule 13a-14(a)/15d-14(a) Certifications (pursuant to Section 302 of the Sarbanes-Oxley Act of 2002)
(a)David H. Hoster II,Marshall A. Loeb, Chief Executive Officer
(b)N. Keith McKey, Chief Financial Officer
  
(32)Section 1350 Certifications (pursuant to Section 906 of the Sarbanes-Oxley Act of 2002)
(a)David H. Hoster II,Marshall A. Loeb, Chief Executive Officer
(b)N. Keith McKey, Chief Financial Officer
  

38



(101)The following materials from EastGroup Properties, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2013,2016, formatted in XBRL (eXtensible Business Reporting Language): (i) consolidated balance sheets, (ii) consolidated statements of income and comprehensive income, (iii) consolidated statements of changes in equity, (iv) consolidated statements of cash flows, and (v) the notes to the consolidated financial statements.**

**  Pursuant to Rule 406T of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.

(b)Exhibits

The exhibits required to be filed with this Report pursuant to Item 601 of Regulation S-K are listed under “Exhibits” in Part IV, Item 15(a)(3) of this Report and are incorporated herein by reference.

(c)Financial Statement Schedules

The Financial Statement Schedules required to be filed with this Report are listed under “Consolidated Financial Statement Schedules” in Part IV, Item 15(a)(2) of this Report, and are incorporated herein by reference.


39



REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

THE BOARD OF DIRECTORS AND STOCKHOLDERS
EASTGROUP PROPERTIES, INC.:

We have audited the accompanying consolidated balance sheets of EastGroup Properties, Inc. and subsidiaries (the Company) as of December 31, 20132016 and 2012,2015, and the related consolidated statements of income and comprehensive income, changes in equity and cash flows for each of the years in the three-year period ended December 31, 2013.2016. These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these consolidated financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement.  An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation.  We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of EastGroup Properties, Inc. and subsidiaries as of December 31, 20132016 and 2012,2015, and the results of their operations and their cash flows for each of the years in the three-year period ended December 31, 2013,2016, in conformity with U.S. generally accepted accounting principles.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the Company’s internal control over financial reporting as of December 31, 2013,2016, based on the criteria established in Internal Control – Integrated Framework (1992)(2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO), and our report dated February 14, 2014,15, 2017,  expressed an unqualified opinion on the effectiveness of the Company’s internal control over financial reporting.

 (Signed) KPMG LLP
Jackson, Mississippi 
February 14, 201415, 2017 


40




MANAGEMENT REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING

EastGroup’s management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f).  Under the supervision and with the participation of management, including the Chief Executive Officer and Chief Financial Officer, EastGroup conducted an evaluation of the effectiveness of internal control over financial reporting based on the framework in Internal Control – Integrated Framework (1992)(2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission. The design of any system of internal control over financial reporting is based in part upon certain assumptions about the likelihood of future events, and there can be no assurance that any design will succeed in achieving its stated goals under all potential future conditions.  Based on EastGroup’s evaluation under the framework in Internal Control – Integrated Framework (1992)(2013), management concluded that our internal control over financial reporting was effective as of December 31, 2013.2016.
 /s/ EASTGROUP PROPERTIES, INC.
Jackson, Mississippi 
February 14, 201415, 2017 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

THE BOARD OF DIRECTORS AND STOCKHOLDERS
EASTGROUP PROPERTIES, INC.:

We have audited EastGroup Properties, Inc. and subsidiaries’ (the Company) internal control over financial reporting as of December 31, 2013,2016, based on the criteria established in Internal Control – Integrated Framework (1992)(2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).  The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management Report on Internal Control over Financial Reporting.  Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit.

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk.  Our audit also included performing such other procedures as we considered necessary in the circumstances.  We believe that our audit provides a reasonable basis for our opinion.

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.  A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.  Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

In our opinion, EastGroup Properties, Inc. and subsidiaries maintained, in all material respects, effective internal control over financial reporting as of December 31, 2013,2016, based on the criteria established in Internal Control – Integrated Framework (1992)(2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of EastGroup Properties, Inc. and subsidiaries as of December 31, 20132016 and 2012,2015, and the related consolidated statements of income and comprehensive income, changes in equity and cash flows for each of the years in the three-year period ended December 31, 2013,2016, and our report dated February 14, 2014,15, 2017, expressed an unqualified opinion on those consolidated financial statements.
 (Signed) KPMG LLP
Jackson, Mississippi 
February 14, 201415, 2017 

41



EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
December 31,December 31,
2013 20122016 2015
(In thousands, except for share and per share data)
ASSETS      
Real estate properties $1,778,559
 1,619,777
$2,113,073
 2,049,007
Development 148,767
 148,255
293,908
 170,441
1,927,326
 1,768,032
2,406,981
 2,219,448
Less accumulated depreciation (550,113) (496,247)(694,250) (657,454)
1,377,213
 1,271,785
1,712,731
 1,561,994
Unconsolidated investment 2,764
 2,743
7,681
 8,004
Cash 8
 1,258
522
 48
Other assets 93,427
 78,316
104,830
 91,858
TOTAL ASSETS $1,473,412
 1,354,102
$1,825,764
 1,661,904
LIABILITIES AND EQUITY 
  
 
  
LIABILITIES 
  
 
  
Unsecured bank credit facilities$190,990
 149,414
Unsecured debt652,838
 528,210
Secured debt $499,793
 607,766
257,505
 350,285
Unsecured debt305,000
 130,000
Unsecured bank credit facilities88,952
 76,160
Accounts payable and accrued expenses 37,104
 28,914
52,701
 44,181
Other liabilities 23,858
 20,086
29,864
 30,613
Total Liabilities954,707
 862,926
1,183,898
 1,102,703
EQUITY 
  
 
  
Stockholders’ Equity: 
  
 
  
Common shares; $.0001 par value; 70,000,000 shares authorized;
30,937,225 shares issued and outstanding at December 31, 2013 and
29,928,490 at December 31, 2012
3
 3
Common shares; $.0001 par value; 70,000,000 shares authorized;
33,332,213 shares issued and outstanding at December 31, 2016 and
32,421,460 at December 31, 2015
3
 3
Excess shares; $.0001 par value; 30,000,000 shares authorized;
no shares issued

 

 
Additional paid-in capital on common shares 790,535
 731,950
949,318
 887,207
Distributions in excess of earnings (278,169) (245,249)(313,655) (328,892)
Accumulated other comprehensive income (loss)1,629
 (392)1,995
 (3,456)
Total Stockholders’ Equity513,998
 486,312
637,661
 554,862
Noncontrolling interest in joint ventures4,707
 4,864
4,205
 4,339
Total Equity518,705
 491,176
641,866
 559,201
TOTAL LIABILITIES AND EQUITY $1,473,412
 1,354,102
$1,825,764
 1,661,904

See accompanying Notes to Consolidated Financial Statements.


42


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands, except per share data)
REVENUES          
Income from real estate operations $201,849
 185,783
 173,008
$252,961
 234,918
 219,706
Other income 322
 61
 142
86
 90
 123
202,171
 185,844
 173,150
253,047
 235,008
 219,829
EXPENSES 
  
   
  
  
Expenses from real estate operations 57,885
 52,891
 48,911
74,347
 67,402
 62,797
Depreciation and amortization 65,789
 61,345
 56,739
77,935
 73,290
 70,314
General and administrative 11,725
 10,488
 10,691
13,232
 15,091
 12,726
Acquisition costs 191
 188
 252
161
 164
 210
135,590
 124,912
 116,593
165,675
 155,947
 146,047
OPERATING INCOME 66,581
 60,932
 56,557
87,372
 79,061
 73,782
OTHER INCOME (EXPENSE) 
  
  
 
  
  
Interest expense (35,192) (35,371) (34,709)(35,213) (34,666) (35,486)
Gain, net of loss, on sales of real estate investments 42,170
 2,903
 9,188
Other 949
 456
 717
1,765
 1,101
 989
INCOME FROM CONTINUING OPERATIONS 32,338
 26,017
 22,565
DISCONTINUED OPERATIONS 
  
  
Income from real estate operations 89
 360
 269
Gain on sales of nondepreciable real estate investments
 167
 
Gain on sales of real estate investments 798
 6,343
 
INCOME FROM DISCONTINUED OPERATIONS 887
 6,870
 269
NET INCOME 33,225
 32,887
 22,834
96,094
 48,399
 48,473
Net income attributable to noncontrolling interest in joint ventures(610) (503) (475)(585) (533) (532)
NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 32,615
 32,384
 22,359
95,509
 47,866
 47,941
Other comprehensive income (loss) - cash flow hedges2,021
 (392) 
5,451
 (1,099) (3,986)
TOTAL COMPREHENSIVE INCOME$34,636
 31,992
 22,359
$100,960
 46,767
 43,955
BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 
  
  
 
  
  
Income from continuing operations $1.05
 0.89
 0.82
Income from discontinued operations0.03
 0.24
 0.01
Net income attributable to common stockholders $1.08
 1.13
 0.83
$2.93
 1.49
 1.53
Weighted average shares outstanding 30,162
 28,577
 26,897
32,563
 32,091
 31,341
DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 
  
  
 
  
  
Income from continuing operations$1.05
 0.89
 0.82
Income from discontinued operations0.03
 0.24
 0.01
Net income attributable to common stockholders $1.08
 1.13
 0.83
$2.93
 1.49
 1.52
Weighted average shares outstanding 30,269
 28,677
 26,971
32,628
 32,196
 31,452
AMOUNTS ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 
  
  
Income from continuing operations $31,728
 25,514
 22,090
Income from discontinued operations 887
 6,870
 269
Net income attributable to common stockholders $32,615
 32,384
 22,359

See accompanying Notes to Consolidated Financial Statements.

43


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY
 
Common
Stock
 
Additional
Paid-In
Capital
 
Distributions
In Excess
Of Earnings
 
Accumulated
Other
Comprehensive
Income (Loss)
 
Noncontrolling
Interest in
Joint Ventures
 Total
(In thousands, except for share and per share data)
Balance, December 31, 2010$3
 591,106
 (182,253) 
 2,650
 411,506
Net income                                                           
 
 22,359
 
 475
 22,834
Common dividends declared – $2.08 per share
 
 (56,666) 
 
 (56,666)
Stock-based compensation, net of forfeitures
 2,787
 
 
 
 2,787
Issuance of 586,977 shares of common stock, common stock offering, net of expenses
 25,181
 
 
 
 25,181
Issuance of 9,250 shares of common stock,
   options exercised

 217
 
 
 
 217
Issuance of 5,989 shares of common stock,
   dividend reinvestment plan

 252
 
 
 
 252
Withheld 3,564 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock
 (157) 
 
 
 (157)
Distributions to noncontrolling interest
 
 
 
 (345) (345)
Balance, December 31, 20113
 619,386
 (216,560) 
 2,780
 405,609
Net income
 
 32,384
 
 503
 32,887
Net unrealized change in fair value of
   interest rate swap

 
 
 (392) 
 (392)
Common dividends declared – $2.10 per share
 
 (61,073) 
 
 (61,073)
Stock-based compensation, net of forfeitures
 4,447
 
 
 
 4,447
Issuance of 2,179,153 shares of common stock, common stock offering, net of expenses
 109,588
 
 
 
 109,588
Issuance of 4,500 shares of common stock,
    options exercised

 108
 
 
 
 108
Issuance of 3,915 shares of common stock,
    dividend reinvestment plan

 205
 
 
 
 205
Withheld 36,195 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock
 (1,784) 
 
 
 (1,784)
Distributions to noncontrolling interest
 
 
 
 (537) (537)
Contributions from noncontrolling interest
 
 
 
 2,118
 2,118
Balance, December 31, 20123
 731,950
 (245,249) (392) 4,864
 491,176
Net income
 
 32,615
 
 610
 33,225
Net unrealized change in fair value of
   interest rate swaps

 
 
 2,021
 
 2,021
Common dividends declared – $2.14 per share
 
 (65,535) 
 
 (65,535)
Stock-based compensation, net of forfeitures
 5,540
 
 
 
 5,540
Issuance of 890,085 shares of common stock, common stock offering, net of expenses
 53,247
 
 
 
 53,247
Issuance of 4,500 shares of common stock,
    options exercised

 120
 
 
 
 120
Issuance of 3,577 shares of common stock,
    dividend reinvestment plan

 206
 
 
 
 206
Withheld 9,412 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock
 (528) 
 
 
 (528)
Distributions to noncontrolling interest
 
 
 
 (767) (767)
Balance, December 31, 2013$3
 790,535
 (278,169) 1,629
 4,707
 518,705
 
Common
Stock
 
Additional
Paid-In
Capital
 
Distributions
In Excess
Of Earnings
 
Accumulated
Other
Comprehensive
Income (Loss)
 
Noncontrolling
Interest in
Joint Ventures
 Total
(In thousands, except for share and per share data)
Balance, December 31, 2013$3
 790,535
 (278,169) 1,629
 4,707
 518,705
Net income
 
 47,941
 
 532
 48,473
Net unrealized change in fair value of
   interest rate swaps

 
 
 (3,986) 
 (3,986)
Common dividends declared – $2.22 per share
 
 (70,624) 
 
 (70,624)
Stock-based compensation, net of forfeitures
 6,567
 
 
 
 6,567
Issuance of 1,246,400 shares of common stock,
common stock offering, net of expenses

 78,868
 
 
 
 78,868
Issuance of 3,626 shares of common stock,
    dividend reinvestment plan

 227
 
 
 
 227
Withheld 31,673 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock
 (1,862) 
 
 
 (1,862)
Distributions to noncontrolling interest
 
 
 
 (753) (753)
Balance, December 31, 20143
 874,335
 (300,852) (2,357) 4,486
 575,615
Net income
 
 47,866
 
 533
 48,399
Net unrealized change in fair value of
   interest rate swaps

 
 
 (1,099) 
 (1,099)
Common dividends declared – $2.34 per share
 
 (75,906) 
 
 (75,906)
Stock-based compensation, net of forfeitures
 8,423
 
 
 
 8,423
Issuance of 106,751 shares of common stock,
    common stock offering, net of expenses

 6,233
 
 
 
 6,233
Issuance of 4,536 shares of common stock,
    dividend reinvestment plan

 257
 
 
 
 257
Withheld 32,409 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock
 (2,041) 
 
 
 (2,041)
Distributions to noncontrolling interest
 
 
 
 (680) (680)
Balance, December 31, 20153
 887,207
 (328,892) (3,456) 4,339
 559,201
Net income
 
 95,509
 
 585
 96,094
Net unrealized change in fair value of
   interest rate swaps

 
 
 5,451
 
 5,451
Common dividends declared – $2.44 per share
 
 (80,272) 
 
 (80,272)
Stock-based compensation, net of forfeitures
 5,831
 
 
 
 5,831
Issuance of 875,052 shares of common stock, common stock offering, net of expenses
 59,283
 
 
 
 59,283
Issuance of 3,326 shares of common stock,
    dividend reinvestment plan

 228
 
 
 
 228
Withheld 57,316 shares of common stock to satisfy tax withholding obligations in connection with the vesting of restricted stock
 (3,231) 
 
 
 (3,231)
Distributions to noncontrolling interest
 
 
 
 (719) (719)
Balance, December 31, 2016$3
 949,318
 (313,655) 1,995
 4,205
 641,866

See accompanying Notes to Consolidated Financial Statements.

44


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands)
OPERATING ACTIVITIES          
Net income $33,225
 32,887
 22,834
$96,094
 48,399
 48,473
Adjustments to reconcile net income to net cash provided by operating activities: 
  
  
 
  
  
Depreciation and amortization from continuing operations 65,789
 61,345
 56,739
Depreciation and amortization from discontinued operations130
 929
 712
Depreciation and amortization 77,935
 73,290
 70,314
Stock-based compensation expense 4,229
 3,497
 2,452
4,590
 6,733
 5,146
Gain on sales of land and real estate investments(822) (6,510) (36)
Gain, net of loss, on sales of real estate investments and non-operating real estate(42,903) (3,026) (9,286)
Changes in operating assets and liabilities: 
     
    
Accrued income and other assets (1,629) 601
 (1,425)(2,883) (2,118) (713)
Accounts payable, accrued expenses and prepaid rent 8,906
 (1,118) 5,466
5,736
 6,928
 2,315
Other (78) 177
 (195)295
 (157) (28)
NET CASH PROVIDED BY OPERATING ACTIVITIES 109,750
 91,808
 86,547
138,864
 130,049
 116,221
INVESTING ACTIVITIES 
  
  
 
  
  
Real estate development (76,240) (55,404) (42,148)(203,765) (95,032) (97,696)
Purchases of real estate (72,397) (51,750) (88,592)(27,668) (31,574) (48,805)
Real estate improvements (20,807) (18,135) (19,048)(23,671) (24,514) (20,524)
Proceeds from sales of real estate investments 4,273
 17,087
 
Advances on mortgage loans receivable
 (5,223) 
Net proceeds from sales of real estate investments and non-operating real estate 78,780
 5,156
 20,625
Capital contributions to unconsolidated investment
 
 (5,132)
Repayments on mortgage loans receivable 463
 20
 33
123
 116
 3,902
Changes in accrued development costs 509
 1,242
 5,255
3,629
 (1,705) 241
Changes in other assets and other liabilities (11,912) (7,745) (6,333)(13,900) (8,865) (12,181)
NET CASH USED IN INVESTING ACTIVITIES (176,111) (119,908) (150,833)(186,472) (156,418) (159,570)
FINANCING ACTIVITIES 
  
  
 
  
  
Proceeds from unsecured bank credit facilities 424,375
 284,877
 336,575
608,349
 420,104
 350,214
Repayments on unsecured bank credit facilities (411,583) (363,233) (273,353)(567,165) (368,669) (339,765)
Proceeds from secured debt
 54,000
 65,000
Proceeds from unsecured debt 205,000
 150,000
 75,000
Repayments on unsecured debt (80,000) 
 
Repayments on secured debt (107,953) (74,308) (81,128)(92,773) (102,337) (48,846)
Proceeds from unsecured debt175,000
 80,000
 50,000
Debt issuance costs (2,222) (1,490) (925)(1,487) (1,952) (499)
Distributions paid to stockholders (not including dividends accrued on unvested restricted stock) (64,798) (61,297) (56,042)(80,899) (75,845) (70,456)
Proceeds from common stock offerings 53,247
 109,588
 25,181
59,283
 6,233
 78,868
Proceeds from exercise of stock options 120
 108
 217
Proceeds from dividend reinvestment plan 206
 219
 249
236
 256
 216
Other (1,281) 720
 (1,451)(2,462) (1,384) (1,380)
NET CASH PROVIDED BY FINANCING ACTIVITIES65,111
 29,184
 64,323
48,082
 26,406
 43,352
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS(1,250) 1,084
 37
INCREASE IN CASH AND CASH EQUIVALENTS474
 37
 3
CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR
1,258
 174
 137
48
 11
 8
CASH AND CASH EQUIVALENTS AT END OF YEAR
$8
 1,258
 174
$522
 48
 11
SUPPLEMENTAL CASH FLOW INFORMATION 
  
  
 
  
  
Cash paid for interest, net of amount capitalized of $5,064, $4,660 and
$3,771 for 2013, 2012 and 2011, respectively
$32,880
 34,385
 33,671
Cash paid for interest, net of amount capitalized of $5,340, $5,257, and
$4,942 for 2016, 2015 and 2014, respectively
$33,595
 33,164
 34,426
Fair value of debt assumed by the Company in the purchase of
real estate

 
 2,847

See accompanying Notes to Consolidated Financial Statements.

45

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


DECEMBER 31, 2013, 20122016, 2015 and 20112014

(1)SIGNIFICANT ACCOUNTING POLICIES

(a)Principles of Consolidation
The consolidated financial statements include the accounts of EastGroup Properties, Inc. ("EastGroup" or "the Company"), its wholly owned subsidiaries and its investment in any joint ventures in which the Company has a controlling interest. At December 31, 20132016, EastGroup had a controlling interest in one joint venture, the 80% owned University Business Center.  At December 31, , 20122015 and 20112014, the Company had a controlling interest in two joint ventures: the 80% owned University Business Center and the 80% owned Castilian Research Center.  During the second quarter of 2016, Castilian Research Center was sold, and the joint venture was subsequently terminated. The Company records 100% of the joint ventures’ assets, liabilities, revenues and expenses with noncontrolling interests provided for in accordance with the joint venture agreements.  The equity method of accounting is used for the Company’s 50% undivided tenant-in-common interest in Industry Distribution Center II.  All significant intercompany transactions and accounts have been eliminated in consolidation.

(b)Income Taxes
EastGroup, a Maryland corporation, has qualified as a real estate investment trust (REIT) under Sections 856-860 of the Internal Revenue Code and intends to continue to qualify as such.  To maintain its status as a REIT, the Company is required to distribute at least 90% of its ordinary taxable income to its stockholders.  If the Company has a capital gain, it has the option of (i) deferring recognition of the capital gain through a tax-deferred exchange, (ii) declaring and paying a capital gain dividend on any recognized net capital gain resulting in no corporate level tax, or (iii) retaining and paying corporate income tax on its net long-term capital gain, with the shareholders reporting their proportional share of the undistributed long-term capital gain and receiving a credit or refund of their share of the tax paid by the Company.  The Company distributed all of its 20132016, 20122015 and 20112014 taxable income to its stockholders.  Accordingly, no significant provisions for income taxes were necessary.  The following table summarizes the federal income tax treatment for all distributions by the Company for the years ended 20132016, 20122015 and 20112014.

Federal Income Tax Treatment of Share Distributions
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
Common Share Distributions:          
Ordinary dividends $1.91678
 1.64506
 1.68516
$2.10494
 2.24258
 2.02398
Nondividend distributions0.21054
 0.29240
 0.39484
0.05202
 0.02774
 0.08974
Unrecaptured Section 1250 capital gain 0.00270
 0.14942
 
0.12872
 0.06968
 0.09470
Other capital gain 0.00998
 0.01312
 
0.15432
 
 0.01158
Total Common Distributions $2.14000
 2.10000
 2.08000
Total Common Share Distributions $2.44000
 2.34000
 2.22000

EastGroup applies the principles of Financial Accounting Standards Board (FASB) Accounting Standards Codification (ASC) 740, Income Taxes, when evaluating and accounting for uncertainty in income taxes.  With few exceptions, the Company’s 20092012 and earlier tax years are closed for examination by U.S. federal, state and local tax authorities.  In accordance with the provisions of ASC 740, the Company had no significant uncertain tax positions as of December 31, 20132016 and 2012.2015.

The Company’s income may differ for tax and financial reporting purposes principally because of (1) the timing of the deduction for the provision for possible losses and losses on investments, (2) the timing of the recognition of gains or losses from the sale of investments, (3) different depreciation methods and lives, (4) real estate properties having a different basis for tax and financial reporting purposes, (5) mortgage loans having a different basis for tax and financial reporting purposes, thereby producing different gains upon collection of these loans, and (6) differences in book and tax allowances and timing for stock-based compensation expense.

(c)Income Recognition
Minimum rental income from real estate operations is recognized on a straight-line basis.  The straight-line rent calculation on leases includes the effects of rent concessions and scheduled rent increases, and the calculated straight-line rent income is recognized over the lives of the individual leases.  The Company maintains allowances for doubtful accounts receivable, including straight-line rents receivable, based upon estimates determined by management.  Management specifically analyzes aged receivables, customer credit-worthiness historical bad debts and current economic trends when evaluating the adequacy of the allowance for doubtful accounts.

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Revenue is recognized on payments received from tenants for early terminations after all criteria have been met in accordance with ASC 840, Leases.

46

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


The Company recognizes gains on sales of real estate in accordance with the principles set forth in ASC 360, Property, Plant and Equipment.  Upon closing of real estate transactions, the provisions of ASC 360 require consideration for the transfer of rights of ownership to the purchaser, receipt of an adequate cash down payment from the purchaser, adequate continuing investment by the purchaser and no substantial continuing involvement by the Company.  If the requirements for recognizing gains have not been met, the sale and related costs are recorded, but the gain is deferred and recognized by a method other than the full accrual method.

The Company recognizes interest income on mortgage loans on the accrual method unless a significant uncertainty of collection exists.  If a significant uncertainty exists, interest income is recognized as collected.  DiscountsIf applicable, discounts on mortgage loans receivable are amortized over the lives of the loans using a method that does not differ materially from the interest method.  The Company evaluates the collectibility of both interest and principal on each of its loans to determine whether the loans are impaired.  A loan is considered to be impaired when, based on current information and events, it is probable that the Company will be unable to collect all amounts due according to the existing contractual terms.  When a loan is considered to be impaired, the amount of loss is calculated by comparing the recorded investment to the value determined by discounting the expected future cash flows at the loan’s effective interest rate or to the fair value of the underlying collateral (if the loan is collateralized) less costs to sell.  As of December 31, 20132016 and 20122015, there was no significant uncertainty of collection; therefore, interest income was recognized, and the discount on mortgage loans receivable was amortized.recognized.  As of December 31, 20132016 and 20122015, the Company determined that no allowance for collectibility of the mortgage loans receivable was necessary.
 
(d)Real Estate Properties
EastGroup has one reportable segment–industrial properties.  These properties are concentrated in major Sunbelt markets of the United States, primarily in the states of Florida, Texas, Arizona, California and North Carolina, have similar economic characteristics and also meet the other criteria that permit the properties to be aggregated into one reportable segment.

The Company reviews long-lived assets for impairment whenever events or changes in circumstances indicate the carrying amount of an asset may not be recoverable.  Recoverability of assets to be held and used is measured by a comparison of the carrying amount of an asset to future undiscounted net cash flows (including estimated future expenditures necessary to substantially complete the asset) expected to be generated by the asset.  If the carrying amount of an asset exceeds its estimated future cash flows, an impairment charge is recognized for the amount by which the carrying amount of the asset exceeds the fair value of the asset.  As of December 31, 20132016 and 20122015, the Company determined that nodid not identify any significant impairment charges on the Company’s real estate properties were necessary.which should be recorded.

Depreciation of buildings and other improvements is computed using the straight-line method over estimated useful lives of generally 40 years for buildings and 3 to 15 years for improvements.  Building improvements are capitalized, while maintenance and repair expenses are charged to expense as incurred.  Significant renovations and improvements that improve or extend the useful life of the assets are capitalized.  Depreciation expense for continuingwas $63,793,000, $59,882,000 and discontinued operations was $54,284,000, $51,564,000 and $48,648,000$57,303,000 for 20132016, 20122015 and 20112014, respectively.

(e)Development
During the period in which a property is under development, costs associated with development (i.e., land, construction costs, interest expense, property taxes and other direct and indirect costs associated with development) are aggregated into the total capitalized costs of the property. Included in these costs are management’s estimates for the portions of internal costs (primarily personnel costs) deemed directly or indirectly related to such development activities. The internal costs are allocated to specific development properties based on constructiondevelopment activity.  As the property becomes occupied, depreciation commences on the occupied portion of the building, and costs are capitalized only for the portion of the building that remains vacant.  When the property becomes 80% occupied or one year after completion of the shell construction (whichever comes first), capitalization of development costs, including interest expense, property taxes and internal personnel costs, ceases.  The properties are then transferred to realReal estate properties, and depreciation commences on the entire property (excluding the land).

(f)Real Estate Held for Sale
The Company considers a real estate property to be held for sale when it meets the criteria established under ASC 360, Property, Plant and Equipment, including when it is probable that the property will be sold within a year.  Real estate properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale.  In accordance with the guidelines established under the Codification, the results of operations for the operating properties sold or held for sale during the reported periods are shown under Discontinued Operations on the Consolidated Statements of Income and Comprehensive Income.  Interest expense is not generally allocated to the properties held for sale or whose operations are included under Discontinued Operations unless the mortgage is required to be paid in full upon the sale of the property.



47

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


In accordance with FASB Accounting Standards Update (ASU) 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant, and Equipment (Topic 360), Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, the Company would report a disposal of a component of an entity or a group of components of an entity in discontinued operations if the disposal represents a strategic shift that has (or will have) a major effect on an entity's operations and financial results when the component or group of components meets the criteria to be classified as held for sale or when the component or group of components is disposed of by sale or other than by sale. In addition, the Company would provide additional disclosures about both discontinued operations and the disposal of an individually significant component of an entity that does not qualify for discontinued operations presentation in the financial statements. EastGroup performs an analysis of properties sold to determine whether the sales qualify for discontinued operations presentation.

(g)Derivative Instruments and Hedging Activities
EastGroup applies ASC 815, Derivatives and Hedging, which requires all entities with derivative instruments to disclose information regarding how and why the entity uses derivative instruments and how derivative instruments and related hedged items affect the entity’s financial position, financial performance and cash flows. See Note 13 for a discussion of the Company's derivative instruments and hedging activities.

(h)Cash Equivalents
The Company considers all highly liquid investments with a maturity of three months or less when purchased to be cash equivalents.
 
(i)Amortization
Debt origination costs are deferred and amortized over the term of each loan using the effective interest method. Amortization of loandebt issuance costs for continuing operations was $1,289,000, $1,203,000$1,534,000, $1,336,000 and $1,053,000$1,236,000 for 20132016, 20122015 and 20112014, respectively. Amortization of facility fees was $670,000, $608,000 and $563,000 for 2016, 2015 and 2014, respectively. 
 
Leasing costs are deferred and amortized using the straight-line method over the term of the lease.  Leasing costs paid during the period are included in Changes in other assets and other liabilities in the Investing Activities section on the Consolidated Statements of Cash Flows.  Leasing costs amortization expense for continuingwas $9,932,000, $9,038,000 and discontinued operations was $7,354,000, $7,082,000 and $6,487,000$8,284,000 for 20132016, 20122015 and 20112014, respectively.  

Amortization expense for in-place lease intangibles is disclosed below in Business CombinationsReal Estate Property Acquisitions and Acquired Intangibles.

(j)Business CombinationsReal Estate Property Acquisitions and Acquired Intangibles
Upon acquisition of real estate properties, the CompanyEastGroup applies the principles of ASC 805, Business CombinationsCombinations. , which requires thatPrior to the Company's adoption of ASU 2017-01, Business Combinations (Topic 805): Clarifying the Definition of a Business, effective October 1, 2016, acquisition-related costs bewere recognized as expenses in the periods in which the costs arewere incurred and the services were received.

As discussed in Note 1(o), beginning with acquisitions after October 1, 2016, the Company follows the guidance in ASU 2017-01, which provides a new framework for determining whether transactions should be accounted for as acquisitions (or disposals) of assets or businesses. Under the new guidance, companies are received.  required to utilize an initial screening test to determine whether substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets; if so, the set is not a business. EastGroup has determined that its real estate property acquisitions in the fourth quarter of 2016 are considered to be acquisitions of groups of similar identifiable assets; therefore, the acquisitions are not considered to be acquisitions of a business. As a result, the Company has capitalized acquisition costs related to its fourth quarter 2016 acquisitions.
The FASB Codification also provides guidance on how to properly determine the allocation of the purchase price among the individual components of both the tangible and intangible assets based on their respective fair values.  Goodwill for business combinations is recorded when the purchase price exceeds the fair value of the assets and liabilities acquired.  Factors considered by management in allocating the cost of the properties acquired include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases.  The allocation to tangible assets (land, building and improvements) is based upon management’s determination of the value of the property as if it were vacant using discounted cash flow models. The Company determines whether any financing assumed is above or below market based upon comparison to similar financing terms for similar properties.  The cost of the properties acquired may be adjusted based on indebtedness assumed from the seller that is determined to be above or below market rates.  

The purchase price is also allocated among the following categories of intangible assets:  the above or below market component of in-place leases, the value of in-place leases, and the value of customer relationships.  The value allocable to the above or below
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


market component of an acquired in-place lease is determined based upon the present value (using a discount rate reflecting the risks associated with the acquired leases) of the difference between (i) the contractual amounts to be paid pursuant to the lease over its remaining term, and (ii) management’s estimate of the amounts that would be paid using fair market rates over the remaining term of the lease.  The amounts allocated to above and below market leases are included in Other Assetsassets and Other Liabilitiesliabilities, respectively, on the Consolidated Balance Sheets and are amortized to rental income over the remaining terms of the respective leases. The total amount of intangible assets is further allocated to in-place lease values and customer relationship values based upon management’s assessment of their respective values.  These intangible assets are included in Other Assetsassets on the Consolidated Balance Sheets and are amortized over the remaining term of the existing lease, or the anticipated life of the customer relationship, as applicable.

Amortization of above and below market leases increased rental income by $188,000$488,000, $448,000 and $421,000 in 2016, 2013, and decreased income by $350,000 in 20122015 and $338,000 in 20112014., respectively.  Amortization expense for in-place lease intangibles for continuingwas $4,210,000, $4,370,000 and discontinued operations was $4,281,000, $3,628,000 and $2,316,000$4,727,000 for 20132016, 20122015 and 20112014, respectively.  

Projected amortization of in-place lease intangibles for the next five years as of December 31, 20132016 is as follows:
Years Ending December 31, (In thousands) (In thousands)
2014 $4,068
2015 2,814
2016 1,663
2017 991
 $3,572
2018 610
 2,545
2019 2,042
2020 1,551
2021 1,150



48

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


During 2013, EastGroup2016, the Company acquired the following operatingdevelopment-stage properties: Northfield DistributionParc North in Ft. Worth (Dallas), Weston Commerce Park in Weston (South Florida), and Jones Corporate Park in Las Vegas. At the time of acquisition, the properties were classified as under construction or in the lease-up phase of development.

Also in 2016, the Company acquired Flagler Center, a three-building business distribution complex in Dallas, Texas, and Interchange Park IIJacksonville, Florida.

The properties purchased in Charlotte, North Carolina. The Company purchased these properties2016 were acquired for a total cost of $72,397,000,$112,158,000, of which $65,387,000$22,228,000 was allocated to realReal estate properties.  The Companyproperties and $84,490,000was allocated $13,218,000to Development. EastGroup allocated $29,164,000 of the total purchase price to land using third party land valuations for the Dallas, South Florida, Las Vegas and CharlotteJacksonville markets. The market values are considered to be Level 3 inputs as defined by ASC 820, Fair Value Measurements and Disclosures (see Note 18 for additional information on ASC 820).  Intangibles associated with the purchase of real estate were allocated as follows: $8,399,000$5,941,000 to in-place lease intangibles, $158,000$393,000 to above market leases (both included(included in Other Assetsassets on the Consolidated Balance Sheets), and $1,547,000$894,000 to below market leases (included in Other Liabilitiesliabilities on the Consolidated Balance Sheets).  These costs are amortized over the remaining lives of the associated leases in place at the time of acquisition.

During 2012,2015, the Company acquired the following operating properties:  Madison DistributionSouthpark Corporate Center and Springdale Business Center, both in Tampa, Florida; Wiegman Distribution Center II in Hayward, California; and Valwood Distribution Center in Dallas, Texas. The Company purchased these propertiesAustin, Texas, for a total cost of $51,750,000,$31,574,000, of which $48,934,000$28,648,000 was allocated to realReal estate properties.properties.  The Company allocated $7,435,000$5,494,000 of the total purchase price to land using third party land valuations for the Tampa, HaywardAustin market.  The market values are considered to be Level 3 inputs as defined by ASC 820.  Intangibles associated with the purchase of real estate were allocated as follows:  $3,453,000 to in-place lease intangibles and Dallas$527,000 to below market leases.
During 2014, EastGroup acquired the following operating properties: Ridge Creek Distribution Center III in Charlotte, North Carolina; Colorado Crossing Distribution Center in Austin, Texas; and Ramona Distribution Center in Chino, California. The Company purchased these properties for a total cost of $51,652,000, of which $47,477,000 was allocated to Real estate properties.  The Company allocated $10,822,000 of the total purchase price to land using third party land valuations for the Charlotte, Austin and Chino markets.  The market values are considered to be Level 3 inputs as defined by ASC 820.  Intangibles associated with the purchase of real estate were allocated as follows:  $3,305,000$5,074,000 to in-place lease intangibles, $244,000$4,000 to above market leases and $733,000$903,000 to below market leases. 

During 2011, EastGroup acquired the following operating properties:  Lakeview Business Center and Ridge Creek Distribution Center II in Charlotte, North Carolina; Broadway Industrial Park, Building VII in Tempe, Arizona; the Tampa Industrial Portfolio in Tampa, Florida; and Rittiman Distribution Center in San Antonio, Texas.  The Company purchased these properties for a total costpaid cash of $88,592,000, of which $80,624,000 was allocated to real estate properties.  The Company allocated $13,872,000 of the total purchase price to land using third party land valuations$48,805,000 for the Charlotte, Tempe, Tampaproperties and San Antonio markets.  The market values are consideredintangibles acquired, assumed a mortgage of $2,617,000 and recorded a premium of $230,000 to be Level 3 inputs as defined by ASC 820.  Intangibles associated withadjust the purchase of real estate were allocated as follows:  $6,949,000mortgage loan assumed to in-place lease intangibles, $1,693,000 to above market leases and $674,000 to below market leases.fair value. 
 
The Company periodically reviews the recoverability of goodwill (at least annually) and the recoverability of other intangibles (on a quarterly basis) for possible impairment.  In management’s opinion, no impairment of goodwill and other intangibles existed at December 31, 20132016 and 20122015.
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS




(k)Stock-Based Compensation
In May 2004, the stockholders of the Company approved the EastGroup Properties, Inc. 2004 Equity Incentive Plan ("the 2004 Plan"), which was further amended by the Board of Directors in September 2005 and December 2006.  This plan authorized the issuance of common stock to employees in the form of options, stock appreciation rights, restricted stock, deferred stock units, performance shares, bonus stock or stock in lieu of cash compensation.

In April 2013, the Board of Directors adopted the EastGroup Properties, Inc. 2013 Equity Incentive Plan (the “2013 Equity Plan”) upon the recommendation of the Compensation Committee; the 2013 Equity Plan was approved by the Company's stockholders and became effective May 29, 2013. The 2013 Equity Plan replaced the 2004 Plan and the 2005 Directors Equity Incentive Plan. Typically, the Company issues new shares to fulfill stock grants or upon the exercise of stock options.

EastGroup applies the provisions of ASC 718, Compensation – Stock Compensation, to account for its stock-based compensation plans. ASC 718 requires that the compensation cost relating to share-based payment transactions be recognized in the financial statements and that the cost be measured on the fair value of the equity or liability instruments issued. The cost for market-based awards and awards that only require service are expensed on a straight-line basis over the requisite service periods. The cost for performance-based awards is determined using the graded vesting attribution method which recognizes each separate vesting portion of the award as a separate award on a straight-line basis over the requisite service period.  This method accelerates the expensing of the award compared to the straight-line method.  The cost for market-based awards and awards that only require service are expensed on a straight-line basis over the requisite service periods.

The total compensation expense for service and performance based awards is based upon the fair market value of the shares on the grant date, adjusted for estimated forfeitures.  The grant date fair value for awards that have been granted and are subject to a future market condition (total shareholder return) are determined using a simulation pricing model developed to specifically accommodate the unique features of the awards.awards (the Company did not have any such awards in 2016, 2015 or 2014).

During the restricted period for awards no longer subject to contingencies, the Company accrues dividends and holds the certificates for the shares; however, the employee can vote the shares.  For shares subject to contingencies, dividends are accrued based upon the number of shares expected to be awarded.  Share certificates and dividends are delivered to the employee as they vest.




49

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(l)Earnings Per Share
The Company applies ASC 260, Earnings Per Share, which requires companies to present basic and diluted earnings per share (EPS).  Basic EPS represents the amount of earnings for the period attributable to each share of common stock outstanding during the reporting period.  The Company’s basic EPS is calculated by dividing Net Income Attributable to EastGroup Properties, Inc. Common Stockholders by the weighted average number of common shares outstanding. The weighted average number of common shares outstanding does not include any potentially dilutive securities or any unvested restricted shares of common stock. These unvested restricted shares, although classified as issued and outstanding, are considered forfeitable until the restrictions lapse and will not be included in the basic EPS calculation until the shares are vested.

Diluted EPS represents the amount of earnings for the period attributable to each share of common stock outstanding during the reporting period and to each share that would have been outstanding assuming the issuance of common shares for all dilutive potential common shares outstanding during the reporting period.  The Company calculates diluted EPS by dividing Net Income Attributable to EastGroup Properties, Inc. Common Stockholders by the weighted average number of common shares outstanding plus the dilutive effect of unvested restricted stock and stock options had the options been exercised.stock.  The dilutive effect of stock options and their equivalents (such as unvested restricted stock)stock is determined using the treasury stock method which assumes exercise of the options as of the beginning of the period or when issued, if later, and assumes proceeds from the exercise of options are used to purchase common stock at the average market price during the period.method.

(m)Use of Estimates
The preparation of financial statements in conformity with U.S. generally accepted accounting principles (GAAP) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and revenues and expenses during the reporting period and to disclose material contingent assets and liabilities at the date of the financial statements.  Actual results could differ from those estimates.

(n)Risks and Uncertainties
The state of the overall economy can significantly impact the Company’s operational performance and thus impact its financial position.  Should EastGroup experience a significant decline in operational performance, it may affect the Company’s ability to make distributions to its shareholders, service debt, or meet other financial obligations.



EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS




(o)Recent Accounting Pronouncements
EastGroup has evaluated all Accounting Standards Updates (ASUs)ASUs recently released by the FASB through the date the financial statements were issued and determined that the following ASU appliesASUs apply to the Company.

In February 2013,May 2014, the FASB issued ASU 2013-02,2014-09, Comprehensive Income (Topic 220) Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income,Revenue from Contracts with Customers, which requires an entity to reportrecognize the amount of revenue to which it expects to be entitled for the transfer of promised goods or services to customers. The FASB issued further guidance in ASU 2016-12, Revenue from Contracts with Customers (Topic 606): Narrow-Scope Improvements and Practical Expedients, that provides clarifying guidance in certain narrow areas and adds some practical expedients. ASU 2014-09 will replace most existing revenue recognition guidance in U.S. GAAP when it becomes effective. The effective date of ASU 2014-09 was extended by one year by ASU 2015-14, Revenue from Contracts with Customers (Topic 606): Deferral of the Effective Date. The new standard is effective for the Company on January 1, 2018. The standard permits the use of either the retrospective or cumulative effect transition method, and the Company is evaluating which transition method it will elect. The Company is also in the process of evaluating the effect that ASU 2014-09 will have on its consolidated financial statements and related disclosures beginning with the Form 10-Q for the period ending March 31, 2018. EastGroup has performed an initial impact assessment; because most of significant reclassifications outthe Company's revenues are from leases (which are governed by other FASB accounting standards) and sales of accumulated other comprehensive incomereal estate assets (for which the accounting is largely unchanged by the new revenue recognition standard), the impact of adopting ASU 2014-09 is not expected to be material to the Company.

In February 2015, the FASB issued ASU 2015-02, Consolidation (Topic 810): Amendments to Consolidation Analysis, under which all legal entities are subject to reevaluation under the revised consolidation model. The ASU modifies whether limited partnerships and similar legal entities are variable interest entities (VIEs) or voting interest entities, eliminates the presumption that a general partner should consolidate a limited partnership, affects the consolidation analysis of reporting entities that are involved with VIEs, and provides a scope exception from consolidation guidance for reporting entities with interests in legal entities that are required to comply with or operate in accordance with requirements that are similar to those in Rule 2a-7 of the Investment Company Act of 1940 for registered money market funds. EastGroup adopted ASU 2015-02 effective January 1, 2016, and the adoption of ASU 2015-02 had an immaterial impact on the respective line items in net income ifCompany's financial condition and results of operations.

In April 2015, the amount being reclassified is required under GAAPFASB issued ASU 2015-03, Simplifying the Presentation of Debt Issuance Costs, which requires that debt issuance costs related to a recognized debt liability be reclassified in its entirety to net income. For other amounts that are not required under GAAP to be reclassified in their entirety to net incomepresented in the same reportingbalance sheet as a direct deduction from the carrying amount of that debt liability. For public business entities, the ASU was effective for financial statements issued for fiscal years beginning after December 15, 2015, and interim periods within those fiscal years. Entities are to apply the new guidance on a retrospective basis, wherein the balance sheet of each individual period an entitypresented should be adjusted to reflect the period-specific effects of applying the new guidance. EastGroup adopted ASU 2015-03 effective January 1, 2016. Prior to adoption, the Company included debt issuance costs in Other assets on the Consolidated Balance Sheets. Beginning with the Form 10-Q for the period ended March 31, 2016, EastGroup changed its presentation of debt issuance costs for all periods presented; the Company now presents debt issuance costs as direct deductions from the carrying amounts of its debt liabilities both on the Balance Sheet and in the Notes to Consolidated Financial Statements. As a result of the adoption of ASU 2015-03, the Company adjusted its December 31, 2015 Balance Sheet as follows:
Balance Sheet Items as of December 31, 2015: As Presented in the Company’s 2015 Form 10-K As Presented in the Company’s Form 10-Q Beginning With the Period Ended March 31, 2016
  (In thousands)
Other assets $96,186
 91,858
Total assets 1,666,232
 1,661,904
Secured debt 351,401
 350,285
Unsecured debt 530,000
 528,210
Unsecured bank credit facilities 150,836
 149,414
Total liabilities 1,107,031
 1,102,703
Total liabilities and equity 1,666,232
 1,661,904

In January 2016, the FASB issued ASU 2016-01, Financial Instruments - Overall (Subtopic 825-10): Recognition and Measurement of Financial Assets and Financial Liabilities,which requires public business entities to use the exit price notion when measuring the fair value of financial instruments for disclosure purposes, requires separate presentation of financial assets and financial liabilities by measurement category and form of financial asset, and eliminates the requirement for public business entities to
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


disclose the methods and significant assumptions used to estimate the fair value that is required to cross-reference otherbe disclosed for financial instruments measured at amortized costs on the balance sheet. EastGroup plans to adopt ASU 2016-01 effective January 1, 2018. The Company does not anticipate the adoption of ASU 2016-01 will have a material impact on the Company's financial condition or results of operations.

In February 2016, the FASB issued ASU 2016-02, Leases (Topic 842), which requires lessees to recognize the following for all leases (with the exception of short-term leases) at the commencement date: (1) a lease liability, which is a lessee's obligation to make lease payments arising from a lease, measured on a discounted basis; and (2) a right-of-use asset, which is an asset that represents the lessee's right to use, or control the use of, a specified asset for the lease term. The Company is a lessee on a limited number of leases, including office and ground leases, and the Company anticipates the related impact of ASU 2016-02 will not be material to its overall financial condition and results of operations. Lessor accounting is largely unchanged under ASU 2016-02. The Company's primary revenue is rental income; as such, the Company is a lessor on a significant number of leases. The Company is continuing to evaluate the potential impacts of the ASU and believes it will continue to account for its leases in substantially the same manner. The most significant change for the Company related to lessor accounting relates to the new standard's narrow definition of initial direct costs for leases; the new definition will result in certain costs (primarily legal costs related to lease negotiations) being expensed rather than capitalized upon adoption of the new standard. Public business entities are required to apply the amendments in ASU 2016-02 for fiscal years beginning after December 15, 2018, including interim periods within those fiscal years. EastGroup plans to adopt ASU 2016-02 effective January 1, 2019. The Company is continuing the process of evaluating and quantifying the effect that ASU 2016-02 will have on its consolidated financial statements and related disclosures required under GAAPbeginning with the Form 10-Q for the period ending March 31, 2019.

In March 2016, the FASB issued ASU 2016-09, Compensation - Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting. The ASU is intended to improve the accounting for share-based payments and affects all organizations that provide detail about those amounts.issue share-based payment awards to their employees. Several aspects of the accounting for share-based payment awards are simplified with the ASU, 2013-02 wasincluding income tax consequences, classification of awards as equity or liabilities and classification on the Consolidated Statements of Cash Flows. ASU 2016-09 is effective for interim andpublic business entities for annual reporting periods beginning after December 15, 2012.2016, and interim periods within those fiscal years; early adoption is permitted. EastGroup adopted ASU 2016-09 effective January 1, 2017. As a result, the Company will elect to reverse compensation cost of any forfeited awards when they occur and will continue to classify the cash flows resulting from remitting cash to the tax authorities for the payment of taxes on the vesting of share-based payment awards as a financing activity on the Consolidated Statements of Cash Flows. In addition, upon vesting of share-based payments, the Company will withhold up to the maximum individual statutory tax rate and classify the entire award as equity. The adoption of ASU 2016-09 did not have a material impact on the Company's financial condition or results of operations.
In August 2016, the FASB issued ASU 2016-15, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments, which addresses certain cash flow issues, including how debt prepayments or debt extinguishment costs and distributions received from equity method investees are presented. ASU 2016-15 is effective for public business entities for annual periods beginning after December 15, 2017, and interim periods within those fiscal years. Early adoption is permitted, and the Company has adopted the provisions of ASU 2013-022016-15 effective January 1, 2017 and providedwill provide the necessary disclosures beginning with its Form 10-Q for the period endedending March 31, 2013.2017. The Company does not believe the adoption of ASU 2016-15 has a material impact on the Company's financial condition or results of operations.
In January 2017, the FASB issued ASU 2017-01, Business Combinations (Topic 805): Clarifying the Definition of a Business. The ASU is intended to provide a new framework for determining whether transactions should be accounted for as acquisitions (or disposals) of assets or businesses. Under the new guidance, companies are required to utilize an initial screening test to determine whether substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets; if so, the set is not a business. The Company has determined that some of its real estate property acquisitions may be considered to be acquisitions of groups of similar identifiable assets; therefore, the acquisitions are not considered to be acquisitions of a business. ASU 2017-01 is effective for public business entities for annual periods beginning after December 15, 2017, and interim periods within those fiscal years; early adoption is permitted and may be applied to transactions that have not been reported in financial statements that have been issued or made available for issuance. EastGroup adopted ASU 2017-01 for transactions beginning on October 1, 2016. As a result, the Company has capitalized acquisition costs related to its fourth quarter 2016 acquisitions as they were determined not to be acquisitions of a business.
In January 2017, the FASB issued ASU 2017-04, Intangibles - Goodwill and Others (Topic 350): Simplifying the Test for Goodwill Impairment, which simplifies the measurement of goodwill impairment by eliminating the requirement of performing a hypothetical purchase price allocation to measure goodwill impairment. ASU 2017-04 is effective for public business entities for annual periods beginning after December 15, 2019, and interim periods within those fiscal years. Early adoption is permitted, and the Company has adopted ASU 2017-04 effective January 1, 2017, and will apply the new guidance for goodwill impairment tests with
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


measurement dates after January 1, 2017. EastGroup does not believe the adoption of ASU 2017-04 has a material impact on the Company's financial condition or results of operations.
(p)Classification of Book Overdraft on Consolidated Statements of Cash Flows
The Company classifies changes in book overdraft in which the bank has not advanced cash to the Company to cover outstanding checks as an operating activity. Such amounts are included in Accounts payable, accrued expenses and prepaid rent in the Operating Activities section on the Consolidated Statements of Cash Flows.

(q)Reclassifications
Certain reclassifications have been made in the 20122015 and 20112014 consolidated financial statements to conform to the 2016 presentation.

(2)REAL ESTATE PROPERTIES

The Company’s 2013Real estate properties presentation.and Development at December 31, 2016 and 2015 were as follows:
 December 31,
2016 2015
(In thousands)
Real estate properties:   
   Land                                                                  $308,931
 301,435
   Buildings and building improvements                                                                  1,435,309
 1,393,688
   Tenant and other improvements                                                                  368,833
 353,884
Development                                                                  293,908
 170,441
 2,406,981
 2,219,448
   Less accumulated depreciation                                                                  (694,250) (657,454)
 $1,712,731
 1,561,994

EastGroup acquired operating properties during 2016, 2015 and 2014 as discussed in Note 1(j).

In 2016, the Company sold the following operating properties: Northwest Point Distribution and Service Centers, North Stemmons II and III, America Plaza, Lockwood Distribution Center, West Loop Distribution Center 1 & 2, two of its four Interstate Commons Distribution Center buildings, Castilian Research Center and Memphis I.

In 2015, EastGroup sold one operating property, the last of its three Ambassador Row Warehouses.
In 2014, the Company sold the following operating properties: Northpoint Commerce Center, Tampa West Distribution Center VI, Clay Campbell Distribution Center, Kirby Business Center and two of its three Ambassador Row Warehouses.

The results of operations and gains and losses on sales for the properties sold during the periods presented are reported in continuing operations on the Consolidated Statements of Income and Comprehensive Income. The gains and losses on sales are included in Gain, net of loss, on sales of real estate investments.

The Company did not classify any properties as held for sale as of December 31, 2016 and 2015.














50

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS



Sales of Real Estate
A summary of Gain, net of loss, on sales of real estate investments for the years ended December 31, 2016, 2015 and 2014 follows:

Real Estate Properties Location 
Size
(in Square Feet)
 Date Sold Net Sales Price Basis Recognized Gain
        (In thousands)
2016            
Northwest Point Distribution
and Service Centers
 Houston, TX 232,000
 02/12/2016 $15,189
 5,080
 10,109
North Stemmons III Dallas, TX 60,000
 03/04/2016 3,131
 1,908
 1,223
North Stemmons II Dallas, TX 26,000
 04/12/2016 1,203
 765
 438
Lockwood Distribution Center Houston, TX 392,000
 04/18/2016 14,024
 4,154
 9,870
West Loop Distribution Center 1 & 2 Houston, TX 161,000
 04/19/2016 13,154
 3,564
 9,590
America Plaza Houston, TX 121,000
 04/28/2016 7,938
 3,378
 4,560
Interstate Commons Distribution
Center 1 & 2
 Phoenix, AZ 142,000
 05/31/2016 9,906
 3,568
 6,338
Castilian Research Center (1)
 Santa Barbara, CA 30,000
 06/28/2016 7,698
 7,513
 185
Memphis I Memphis, TN 92,000
 12/16/2016 1,482
 1,625
 (143)
Total for 2016       $73,725
 31,555
 42,170
2015            
Ambassador Row Warehouse Dallas, TX 185,000
 04/13/2015 $4,998
 2,095
 2,903
2014        
  
  
Northpoint Commerce Center Oklahoma City, OK 58,000
 03/28/2014 $3,471
 3,376
 95
Tampa West Distribution Center VI Tampa, FL 9,000
 07/08/2014 682
 446
 236
Clay Campbell Distribution Center Houston, TX 118,000
 09/30/2014 7,690
 2,826
 4,864
Kirby Business Center Houston, TX 125,000
 09/30/2014 5,306
 2,989
 2,317
Ambassador Row Warehouses Dallas, TX 132,000
 12/30/2014 3,358
 1,682
 1,676
Total for 2014       $20,507
 11,319
 9,188

(2)(1)REAL ESTATE PROPERTIESEastGroup owned 80% of Castilian Research Center through a joint venture. The information shown for this transaction also includes the 20% attributable to the Company's noncontrolling interest partner.

The Company’s real estate properties and development attable above includes sales of operating properties; the Company also sold parcels of land during the years presented. During the year ended December 31, 20132016, EastGroup sold parcels of land in Houston, Dallas and 2012 were as follows:
 December 31,
2013 2012
(In thousands)
Real estate properties:   
   Land                                                                  $265,871
 244,199
   Buildings and building improvements                                                                  1,210,318
 1,102,597
   Tenant and other improvements                                                                  302,370
 272,981
Development                                                                  148,767
 148,255
 1,927,326
 1,768,032
   Less accumulated depreciation                                                                  (550,113) (496,247)
 $1,377,213
 1,271,785

Orlando for $5,400,000 and recognized a gain of $733,000. During the year ended December 31, 2015, EastGroup acquired operating properties during 2013, 2012sold a small parcel of land in New Orleans for $170,000 and 2011 as discussed in Note 1(j). In 2013,recognized a gain of $123,000. During 2014, the Company sold the following operating properties: Tampa East Distribution Center II, Tampa West Distribution Center Va small parcel of land in Orlando for $118,000 and Tampa West Distribution Center VII. In 2012, the Company sold the following operating properties: Tampa East Distribution Center III, Tampa West Distribution Center VIII, Estrella Distribution Center and Braniff Distribution Center.recognized a gain of $98,000. The Company did not sell any propertiesgains on sales of land are included in 2011.  

Real estate properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale.  In accordance with the guidelines established under ASC 360, the results of operations for the properties sold or held for sale during the reported periods are shown under Discontinued OperationsOther on the Consolidated Statements of Income and Comprehensive Income.  No interest expense was allocated to the properties held for sale or whose operations are included under Discontinued Operations. A summary of gain on sales of real estate for the years ended December 31, 2013, 2012 and 2011 follows:

Gain on Sales of Real Estate
Real Estate Properties Location 
Size
(in Square Feet)
 Date Sold Net Sales Price Basis Recognized Gain
        (In thousands)
2013            
Tampa West Distribution Center V Tampa, FL 12,000
 12/20/2013 $609
 442
 167
Tampa West Distribution Center VII Tampa, FL 6,000
 12/20/2013 422
 417
 5
Tampa East Distribution Center II Tampa, FL 31,000
 12/30/2013 1,929
 1,303
 626
Total for 2013       $2,960
 2,162
 798
2012        
  
  
Tampa East Distribution Center III
and Tampa West Distribution
Center VIII
 Tampa, FL 10,500
 02/15/2012 $538
 371
 167
Estrella Distribution Center Phoenix, AZ 174,000
 06/13/2012 6,861
 4,992
 1,869
Braniff Distribution Center Tulsa, OK 259,000
 12/27/2012 9,688
 5,214
 4,474
Total for 2012       $17,087
 10,577
 6,510
2011        
  
  
Deferred gain recognized from
    previous sales                                       
       $
 
 36




51

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


The following table presents the components of revenues and expenses for the properties sold or held for sale during 2013, 2012 and 2011.
DISCONTINUED OPERATIONS Years Ended December 31,
2013 2012 2011
  (In thousands)
Income from real estate operations $306
 1,737
 1,475
Expenses from real estate operations (87) (448) (499)
Property net operating income from discontinued operations 219
 1,289
 976
Other income 
 
 5
Depreciation and amortization                                                                             (130) (929) (712)
Income from real estate operations 89
 360
 269
Gain on sales of nondepreciable real estate investments, net of tax (1)
 
 167
 
Gain on sales of real estate investments 798
 6,343
 
Income from discontinued operations $887
 6,870
 269

(1)The Company recognized taxes of $6,000 on the gains related to the sales of Tampa East Distribution Center III and Tampa West Distribution Center VIII during 2012.

The Company’s development program as of December 31, 2013,2016, was comprised of the properties detailed in the table below.  Costs incurred include capitalization of interest costs during the period of construction.  The interest costs capitalized on development properties for 20132016 were $5,064,000$5,340,000 compared to $4,660,000$5,257,000 for 20122015 and $3,771,000$4,942,000 for 2011.2014. In addition, EastGroup capitalized internal development costs of $3,730,000$3,789,000 during the year ended December 31, 2013,2016, compared to $2,810,000$4,467,000 during 20122015 and $1,334,000$4,040,000 in 2011.2014.

Total capital invested for development during 20132016 was $76,240,000,$203,765,000, which primarily consisted of costs of $52,239,000$186,305,000 and $18,216,000$5,272,000 as detailed in the development activity table below and costs of $4,497,000$7,871,000 on development propertiesprojects subsequent to transfer to Real Estate Propertiesestate properties. The capitalized costs incurred on development propertiesprojects subsequent to transfer to Real Estate Propertiesestate properties include capital improvements at the properties and do not include other capitalized costs associated with development (i.e., interest expense, property taxes and internal personnel costs).

























52

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


DEVELOPMENT   Costs Incurred    
   
Costs
Transferred
 in 2013 (1)
 
For the
Year Ended
12/31/13
 
Cumulative
as of
12/31/13
 
Estimated
Total Costs (2)
 Building Completion Date
    (In thousands)  
  (Unaudited)       (Unaudited) (Unaudited)
LEASE-UP Building Size (Square feet)          
Thousand Oaks 3, San Antonio, TX 66,000
 $1,232
 3,068
 4,300
 5,000
 07/13
Ten West Crossing 2, Houston, TX 46,000
 908
 3,181
 4,089
 5,300
 09/13
Ten West Crossing 3, Houston, TX 68,000
 693
 3,676
 4,369
 5,300
 09/13
World Houston 37, Houston, TX 101,000
 
 3,705
 5,379
 7,100
 09/13
Chandler Freeways, Phoenix, AZ 126,000
 1,811
 6,047
 7,858
 8,900
 11/13
Total Lease-Up 407,000
 4,644
 19,677
 25,995
 31,600
  
UNDER CONSTRUCTION  
  
  
  
  
 Anticipated Building Completion Date
Horizon I, Orlando, FL 109,000
 2,178
 3,123
 5,301
 7,700
 02/14
Steele Creek I, Charlotte, NC 71,000
 895
 3,372
 4,267
 5,300
 02/14
Steele Creek II, Charlotte, NC 71,000
 894
 2,447
 3,341
 5,300
 02/14
Ten West Crossing 4, Houston, TX 68,000
 927
 2,534
 3,461
 4,800
 02/14
World Houston 39, Houston, TX 94,000
 922
 714
 1,636
 5,700
 05/14
Rampart IV, Denver, CO 84,000
 977
 741
 1,718
 8,300
 06/14
Ten West Crossing 5, Houston, TX 101,000
 1,113
 299
 1,412
 7,000
 08/14
World Houston 40, Houston, TX 202,000
 1,354
 676
 2,030
 11,700
 09/14
Total Under Construction 800,000
 9,260
 13,906
 23,166
 55,800
  
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND) Estimated Building Size (Square feet)  
  
  
  
  
Phoenix, AZ 406,000
 (1,811) 487
 4,373
 30,800
  
Tucson, AZ 70,000
 
 
 417
 4,900
  
Denver, CO 
 (977) 266
 
 
  
Fort Myers, FL 663,000
 
 212
 17,858
 50,000
  
Orlando, FL 1,267,000
 (4,157) 2,231
 24,674
 91,200
  
Tampa, FL 519,000
 
 677
 6,822
 31,100
  
Jackson, MS 28,000
 
 
 706
 2,000
  
Charlotte, NC 418,000
 (1,789) 7,808
 7,354
 29,800
  
Dallas, TX 120,000
 
 14
 1,249
 7,800
  
El Paso, TX 251,000
 
 
 2,444
 11,300
  
Houston, TX 1,889,000
 (5,917) 5,643
 28,159
 126,400
  
San Antonio, TX 478,000
 (1,232) 1,318
 5,550
 32,200
  
Total Prospective Development 6,109,000
 (15,883) 18,656
 99,606
 417,500
  
  7,316,000
 $(1,979) 52,239
 148,767
 504,900
  
DEVELOPMENTS COMPLETED AND TRANSFERRED TO REAL ESTATE PROPERTIES DURING 2013 Building Size (Square feet)  
  
  
  
 Building Completion Date
Southridge IX, Orlando, FL 76,000
 $
 18
 6,318
   03/12
Southridge XI, Orlando, FL 88,000
 
 37
 5,502
   09/12
World Houston 33, Houston, TX 160,000
 
 (169) 8,915
   02/13
World Houston 31B, Houston, TX 35,000
 
 75
 3,026
   04/12
Ten West Crossing 1, Houston, TX 30,000
 
 1,402
 3,144
   04/13
Thousand Oaks 1, San Antonio, TX 36,000
 
 454
 3,993
   05/12
Thousand Oaks 2, San Antonio, TX 73,000
 
 513
 5,322
   05/12
Beltway Crossing X, Houston, TX 79,000
 
 380
 4,196
   06/12
World Houston 34, Houston, TX 57,000
 
 1,058
 3,733
   04/13
World Houston 35, Houston, TX 45,000
 
 578
 2,691
   04/13
World Houston 36, Houston, TX 60,000
 
 3,872
 5,309
   09/13
Southridge X, Orlando, FL 71,000
 1,979
 3,202
 5,181
   09/13
World Houston 38, Houston, TX 128,000
 
 5,613
 7,830
   10/13
Beltway Crossing XI, Houston, TX 87,000
 
 1,183
 4,783
  
 02/13
Total Transferred to Real Estate Properties 1,025,000
 $1,979
 18,216
 69,943
 
(3) 
  
DEVELOPMENT   Costs Incurred   Anticipated Building Conversion Date
   
Costs
Transferred
 in 2016 (1)
 
For the
Year Ended
12/31/16
 
Cumulative
as of
12/31/16
 
Estimated
Total Costs (2)
 
    (In thousands)  
  (Unaudited)       (Unaudited) (Unaudited)
LEASE-UP Building Size (Square feet)          
Eisenhauer Point 1 & 2, San Antonio, TX 201,000
 $
 9,016
 15,776
 17,000
 01/17
South 35th Avenue, Phoenix, AZ (3)
 124,000
 
 493
 1,664
 1,900
 01/17
Parc North 1-4, Dallas, TX (4)
 446,000
 
 32,120
 32,120
 35,500
 02/17
Jones Corporate Park, Las Vegas, NV (5)
 416,000
 
 39,540
 39,540
 43,700
 04/17
Ten Sky Harbor, Phoenix, AZ 64,000
 
 1,613
 5,265
 6,200
 04/17
Steele Creek VI, Charlotte, NC 137,000
 
 4,102
 7,006
 8,200
 07/17
Madison IV & V, Tampa, FL 145,000
 1,069
 6,456
 7,525
 9,600
 10/17
Total Lease-Up 1,533,000
 1,069
 93,340
 108,896
 122,100
  
UNDER CONSTRUCTION  
  
  
  
  
  
Alamo Ridge III, San Antonio, TX 135,000
 
 8,179
 10,559
 12,200
 02/17
Horizon V, Orlando, FL 141,000
 2,891
 1,544
 4,435
 9,900
 07/17
Horizon VII, Orlando, FL 109,000
 2,344
 4,547
 6,891
 8,300
 01/18
Alamo Ridge IV, San Antonio, TX 97,000
 843
 4,102
 4,945
 6,000
 02/18
Country Club V, Tucson, AZ 300,000
 
 3,295
 3,295
 24,200
 02/18
CreekView 121 1 & 2, Dallas, TX 193,000
 3,481
 8,374
 11,855
 16,700
 02/18
Eisenhauer Point 3, San Antonio, TX 71,000
 808
 1,940
 2,748
 5,400
 04/18
Eisenhauer Point 4, San Antonio, TX 85,000
 777
 1,876
 2,653
 5,200
 04/18
SunCoast 4, Ft. Myers, FL 93,000
 4,287
 1,968
 6,255
 8,700
 04/18
Weston, Ft. Lauderdale, FL (6)
 134,000
 
 14,281
 14,281
 15,900
 05/18
Total Under Construction 1,358,000
 15,431
 50,106
 67,917
 112,500
  
PROSPECTIVE DEVELOPMENT (PRIMARILY LAND) Estimated Building Size (Square feet)  
  
  
  
  
Phoenix, AZ 261,000
 
 406
 3,893
    
Tucson, AZ 70,000
 
 
 417
    
Ft. Myers, FL 570,000
 (4,287) 72
 13,643
    
Miami, FL 850,000
 
 27,244
 27,244
    
Orlando, FL 662,000
 (5,235) 993
 16,129
    
Tampa, FL 148,000
 (1,069) 111
 3,681
    
Jackson, MS 28,000
 
 
 706
    
Charlotte, NC 756,000
 
 4,882
 9,303
    
Dallas, TX 718,000
 (3,481) 7,677
 12,322
    
El Paso, TX 251,000
 
 
 2,444
    
Houston, TX 1,476,000
 
 (3,213) 21,374
    
San Antonio, TX 544,000
 (2,428) 4,687
 5,939
    
Total Prospective Development 6,334,000
 (16,500) 42,859
 117,095
    
  9,225,000
 $
 186,305
 293,908
    
DEVELOPMENTS COMPLETED AND TRANSFERRED TO REAL ESTATE PROPERTIES DURING 2016 Building Size (Square feet)  
  
  
  
 Building Conversion Date
Alamo Ridge I, San Antonio, TX 96,000
 $
 26
 7,378
   02/16
Alamo Ridge II, San Antonio, TX 62,000
 
 28
 4,167
   02/16
Madison II & III, Tampa, FL 127,000
 
 (14) 7,403
   02/16
West Road III, Houston, TX 78,000
 
 57
 4,839
   03/16
Ten West Crossing 7, Houston, TX 68,000
 
 91
 4,163
   04/16
West Road IV, Houston, TX 65,000
 
 642
 5,327
   06/16
Horizon III, Orlando, FL 109,000
 
 1,217
 7,332
   07/16
Kyrene 202 VI, Phoenix, AZ 123,000
 
 631
 7,651
   09/16
ParkView 1-3, Dallas, TX 276,000
 
 2,594
 19,850
   10/16
Total Transferred to Real Estate Properties 1,004,000
 $
 5,272
 68,110
 
(7) 
  

(1)Represents costs transferred from Prospective Development (primarily land) to Under Construction during the period. Negative amounts represent land inventory costs transferred to Under Construction.
(2)
Included in these costs are development obligations of $19.8of $25.5 million and tenant improvement obligations of $6.6$6.1 million on properties under development.
(3)This property was redeveloped from a manufacturing building to a multi-tenant distribution building.
(4)This project, which was recently developed by the seller, was acquired by EastGroup on 7/8/16 and is considered to be in the lease-up phase.
(5)This project, which was recently developed by the seller, was acquired by EastGroup on 11/15/16 and is considered to be in the lease-up phase.
(6)This project was acquired by EastGroup on 11/1/16 and is being redeveloped.
(7)Represents cumulative costs at the date of transfer.

53

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


The following schedule indicates approximate future minimum rental receipts under non-cancelable leases for real estate properties by year as of December 31, 2013:2016:

Future Minimum Rental Receipts Under Non-Cancelable Leases
Years Ending December 31, (In thousands) (In thousands)
2014 $155,016
2015 126,497
2016 91,403
2017 64,542
 $186,783
2018 43,663
 159,858
2019 128,487
2020 96,423
2021 62,837
Thereafter  82,068
 132,642
Total minimum receipts  $563,189
 $767,030
 
Ground Leases
As of December 31, 2013,2016, the Company owned two properties in Florida, two properties in Texas and one property in Arizona that are subject to ground leases.  These leases have terms of 40 to 50 years, expiration dates of August 2031 to November 2037, and renewal options of 15 to 35 years, except for the one lease in Arizona which is automatically and perpetually renewed annually.  Total ground lease expenditures for continuing and discontinued operations for the years ended December 31, 2013, 20122016, 2015 and 20112014 were $740,000, $733,000$756,000, $756,000 and $705,000,$745,000, respectively.  Payments are subject to increases at 3 to 10 year intervals based upon the agreed or appraised fair market value of the leased premises on the adjustment date or the Consumer Price Index percentage increase since the base rent date.  The following schedule indicates approximate future minimum ground lease payments for these properties by year as of December 31, 2013:2016:

Future Minimum Ground Lease Payments
Years Ending December 31, (In thousands) (In thousands)
2014 $739
2015 739
2016 739
2017 739
 $756
2018 739
 756
2019 756
2020 756
2021 756
Thereafter  12,417
 10,430
Total minimum payments  $16,112
 $14,210

(3)UNCONSOLIDATED INVESTMENT

In November 2004, theThe Company acquiredowns a 50% undivided tenant-in-common interest in Industry Distribution Center II, a 309,000 square foot warehouse distribution building in the City of Industry (Los Angeles), California.  The building was constructed in 1998 and is 100% leased through December 20142018 to a single tenant who owns the other 50% interest in the property.  This investment is accounted for under the equity method of accounting and had a carrying value of $2,764,000$7,681,000 at December 31, 2013,2016, and $2,743,000$8,004,000 at December 31, 2012.  At the end of May 2005, EastGroup and the property co-owner closed a non-recourse first mortgage loan secured by Industry Distribution Center II.  The $13.3 million loan has a 25-year term and an interest rate of 5.31% through June 30, 2015, when the rate will adjust on an annual basis according to the “A” Moody’s Daily Long-Term Corporate Bond Yield Average.  The lender has the option to call the note on June 30, 2015.  EastGroup’s share of this mortgage was $5,280,000 at December 31, 2013, and $5,475,000 at December 31, 2012.

(4)MORTGAGE LOANS RECEIVABLE

During 2012, EastGroup advanced $5,223,000 in two mortgage loans. As of December 31, 2013,2016 and 2015, the Company had threetwo mortgage loans receivable, allboth of which are classified as first mortgage loans. The mortgage loans, have effective interest rates ranging from of 5.25% to 6.4% and maturity dates ranging from mature in October 2016 to October 2017.2017. Mortgage loans receivable net of discount, are included in Other Assetsassets on the Consolidated Balance Sheets. See Note 5 for a summary of Other Assetsassets.   




54

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(5)OTHER ASSETS

A summary of the Company’s Other Assetsassets follows:
December 31,
December 31, 2013 December 31, 20122016 2015
(In thousands)(In thousands)
Leasing costs (principally commissions) $48,473
 41,290
$65,521
 59,043
Accumulated amortization of leasing costs (18,855) (17,543)(26,340) (23,455)
Leasing costs (principally commissions), net of accumulated amortization29,618
 23,747
39,181
 35,588
      
Straight-line rents receivable 24,030
 22,153
28,369
 26,482
Allowance for doubtful accounts on straight-line rents receivable(376) (409)(76) (167)
Straight-line rents receivable, net of allowance for doubtful accounts23,654
 21,744
28,293
 26,315
      
Accounts receivable 4,863
 3,477
6,824
 5,615
Allowance for doubtful accounts on accounts receivable(349) (373)(809) (394)
Accounts receivable, net of allowance for doubtful accounts4,514
 3,104
6,015
 5,221
      
Acquired in-place lease intangibles 16,793
 11,848
21,231
 19,061
Accumulated amortization of acquired in-place lease intangibles(5,366) (4,516)(8,642) (8,205)
Acquired in-place lease intangibles, net of accumulated amortization11,427
 7,332
12,589
 10,856
      
Acquired above market lease intangibles 1,835
 2,443
1,594
 1,337
Accumulated amortization of acquired above market lease intangibles(659) (976)(736) (684)
Acquired above market lease intangibles, net of accumulated amortization1,176
 1,467
858
 653
      
Mortgage loans receivable 8,894
 9,357
4,752
 4,875
Discount on mortgage loans receivable (24) (34)
Mortgage loans receivable, net of discount 8,870
 9,323
   
Loan costs 8,050
 8,476
Accumulated amortization of loan costs (3,601) (4,960)
Loan costs, net of accumulated amortization 4,449
 3,516
   
Interest rate swap assets1,692
 
4,546
 400
Goodwill 990
 990
990
 990
Prepaid expenses and other assets 7,037
 7,093
7,606
 6,960
Total Other Assets$93,427
 78,316
Total Other assets
$104,830
 91,858
 
















55

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(6)SECURED AND UNSECURED DEBTBANK CREDIT FACILITIES

A summaryEastGroup has a $300 million unsecured revolving credit facility with a group of Secured Debt follows: nine banks that matures in July 2019. The credit facility contains options for a one-year extension (at the Company's election) and a $150 million expansion (with agreement by all parties).  The interest rate on each tranche is usually reset on a monthly basis and as of December 31, 2016, was LIBOR plus 100 basis points with an annual facility fee of 20 basis points. The margin and facility fee are subject to changes in the Company's credit ratings. The Company has designated an interest rate swap to an $80 million unsecured bank credit facility draw that effectively fixes the interest rate on the $80 million draw to 2.020% through the interest rate swap's maturity date of August 15, 2018.  As of December 31, 2016, EastGroup had an additional $95,000,000 of variable rate borrowings on this unsecured bank credit facility with a weighted average interest rate of 1.731%.
  Interest Rate 
Monthly
P&I
Payment
 
Maturity
Date
 
Carrying Amount
of Securing
Real Estate at
December 31, 2013
 Balance at December 31,
Property     2013 2012
        (In thousands)
35th Avenue, Beltway I, Broadway V,
Lockwood, Northwest Point, Sunbelt, Techway Southwest I and World Houston 10, 11 & 14
 4.75% $259,403
 Repaid $
 
 34,474
Airport Commerce Center I & II, Interchange
Park, Ridge Creek Distribution Center I, Southridge XII, Waterford Distribution Center and World Houston 24, 25 & 27
 5.75% 414,229
 Repaid 
 
 52,086
Kyrene Distribution Center 9.00% 11,246
 07/01/2014 4,059
 76
 198
Americas Ten I, Kirby, Palm River North I, II
& III, Shady Trail, Westlake I & II and World Houston 17
 5.68% 175,479
 10/10/2014 23,509
 26,907
 27,467
Beltway II, III & IV, Commerce Park 1,
Eastlake, Fairgrounds I-IV, Nations Ford I-IV, Techway Southwest III, Wetmore I-IV and World Houston 15 & 22
 5.50% 536,552
 04/05/2015 64,467
 61,402
 64,374
Country Club I, Lake Pointe, Techway
Southwest II and World Houston 19 & 20
 4.98% 256,952
 12/05/2015 20,534
 27,812
 29,465
Huntwood and Wiegman Distribution Centers 5.68% 265,275
 09/05/2016 20,631
 28,833
 30,332
Alamo Downs, Arion 1-15 & 17, Rampart I, II, III
& IV, Santan 10 and World Houston 16
 5.97% 557,467
 11/05/2016 54,487
 60,131
 63,132
Arion 16, Broadway VI, Chino, East
University I & II, Northpark I-IV, Santan 10 II, 55th Avenue and World Houston 1 & 2, 21 & 23
 5.57% 518,885
 09/05/2017 53,298
 57,368
 60,310
Dominguez, Industry I & III, Kingsview, Shaw,
Walnut and Washington (1) 
 7.50% 539,747
 05/05/2019 47,169
 59,087
 61,052
Blue Heron Distribution Center II  5.39% 16,176
 02/29/2020 4,430
 1,026
 1,161
40th Avenue, Beltway V, Centennial Park,
Executive Airport, Ocean View, Techway Southwest IV, Wetmore V-VIII and World Houston 26, 28, 29 & 30
 4.39% 463,778
 01/05/2021 72,223
 66,805
 69,376
America Plaza, Central Green, Glenmont
I & II, Interstate I, II & III, Rojas, Stemmons Circle, Venture, West Loop I & II and World Houston 3-9
 4.75% 420,045
 06/05/2021 44,770
 59,827
 61,970
Arion 18, Beltway VI & VII, Commerce Park
II & III, Concord Distribution Center, Interstate Distribution Center V, VI & VII, Lakeview Business Center, Ridge Creek Distribution Center II, Southridge IV & V and World Houston 32
 4.09% 329,796
 01/05/2022 60,791
 50,519
 52,369
     
   $470,368
 499,793
 607,766

(1)
This mortgage loan has a recourse liability of $5.0 million which will be released based on the secured properties generating certain base rent amounts.

The Company also has a $35 million unsecured revolving credit facility that matures in July 2019. This credit facility automatically extends for one year if the extension option in the $300 million revolving credit facility is exercised.  The interest rate is reset on a daily basis and as of December 31, 2016, was LIBOR plus 100 basis points with an annual facility fee of 20 basis points. The margin and facility fee are subject to changes in the Company's credit ratings.  At December 31, 2016, the interest rate was 1.772% on a balance of $17,020,000.


Average unsecured bank credit facilities borrowings were $106,352,000 in 2016, $109,777,000 in 2015 and $96,162,000 in 2014, with weighted average interest rates (excluding amortization of facility fees and debt issuance costs) of 1.49% in 2016, 1.29% in 2015 and 1.33% in 2014.  Amortization of facility fees was $670,000, $608,000 and $563,000 for 2016, 2015 and 2014, respectively.  Amortization of debt issuance costs for the Company's unsecured bank credit facilities was $450,000, $493,000 and $413,000 for 2016, 2015 and 2014, respectively.










56

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


A summary of Unsecured Debt follows:
     Balance at December 31,
 Interest Rate Maturity Date 2013 2012
     (In thousands)
$80 Million Unsecured Term Loan (1)
2.770% 08/15/2018 $80,000
 80,000
$50 Million Unsecured Term Loan3.910% 12/21/2018 50,000
 50,000
$75 Million Unsecured Term Loan (2)
3.752% 12/20/2020 75,000
 
$100 Million Senior Unsecured Notes (3)
3.800% 08/28/2025 100,000
 
     $305,000
 130,000

(1)
The interest rate on this unsecured term loan is comprised of LIBOR plus 175 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into an interest rate swap to convert the loan's LIBOR rate to a fixed interest rate, providing the Company an effective interest rate on the term loan of 2.770% as of December 31, 2013. See Note 13 for additional information on the interest rate swap.
(2)The interest rate on this unsecured term loan is comprised of LIBOR plus 140 basis points subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into two interest rate swaps to convert the loan's LIBOR rate to a fixed interest rate, providing the Company a weighted average effective interest rate on the term loan of 3.752% as of December 31, 2013. See Note 13 for additional information on the interest rate swaps.
(3)Principal payments due on the $100 million senior unsecured notes are as follows: $30 million on August 28, 2020, $50 million on August 28, 2023, and $20 million on August 28, 2025.

The Company’s unsecured term loansbank credit facilities have certain restrictive covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage, and the Company was in compliance with all of its financial debt covenants at December 31, 20132016.

See Note 7 for a detail of the outstanding balances of the Company's .Unsecured bank credit facilities as of December 31, 2016 and 2015.

(7)UNSECURED AND SECURED DEBT

In connection with the adoption of ASU 2015-03, which is described in further detail in Note 1(o), the Company presents debt issuance costs as reductions of Unsecured bank credit facilities, Unsecured debt and Secured debt on the Consolidated Balance Sheets as detailed below.
 December 31,
2016
 December 31,
2015
 (In thousands)
Unsecured bank credit facilities - variable rate, carrying amount$112,020
 150,836
Unsecured bank credit facilities - fixed rate, carrying amount (1)
80,000
 
Unamortized debt issuance costs(1,030) (1,422)
Unsecured bank credit facilities190,990
 149,414
    
Unsecured debt - fixed rate, carrying amount (1)
655,000
 530,000
Unamortized debt issuance costs(2,162) (1,790)
Unsecured debt652,838
 528,210
    
Secured debt - fixed rate, carrying amount (1)
258,594
 351,401
Unamortized debt issuance costs(1,089) (1,116)
Secured debt257,505
 350,285
    
Total debt$1,101,333
 1,027,909

(1)These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps.


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS



A summary of the carrying amount of Unsecured debt follows:
      Balance at December 31,
 Margin Above LIBORInterest Rate Maturity Date 2016 2015
      (In thousands)
$80 Million Unsecured Term Loan (1)
1.750%2.770% 08/15/2018 $
 80,000
$50 Million Unsecured Term LoanNot applicable3.910% 12/21/2018 50,000
 50,000
$75 Million Unsecured Term Loan (1)
1.150%2.846% 07/31/2019 75,000
 75,000
$75 Million Unsecured Term Loan (1)
1.400%3.752% 12/20/2020 75,000
 75,000
$40 Million Unsecured Term Loan (1)
1.100%2.335% 07/30/2021 40,000
 
$75 Million Unsecured Term Loan (1)
1.400%3.031% 02/28/2022 75,000
 75,000
$65 Million Unsecured Term Loan (1)
1.650%2.863% 04/01/2023 65,000
 
$100 Million Senior Unsecured Notes:        
     $30 Million NotesNot applicable3.800% 08/28/2020 30,000
 30,000
     $50 Million NotesNot applicable3.800% 08/28/2023 50,000
 50,000
     $20 Million NotesNot applicable3.800% 08/28/2025 20,000
 20,000
$100 Million Senior Unsecured Notes:        
     $60 Million NotesNot applicable3.480% 12/15/2024 60,000
 
     $40 Million NotesNot applicable3.750% 12/15/2026 40,000
 
$25 Million Senior Unsecured NotesNot applicable3.970% 10/01/2025 25,000
 25,000
$50 Million Senior Unsecured NotesNot applicable3.990% 10/07/2025 50,000
 50,000
      $655,000
 530,000

(1)The interest rates on these unsecured term loans are comprised of LIBOR plus a margin which is subject to a pricing grid for changes in the Company's coverage ratings. The Company entered into interest rate swap agreements (further described in Note 13) to convert the loans' LIBOR rates to effectively fixed interest rates. The interest rates in the table above are the effectively fixed interest rates for the loans, including the effects of the interest rate swaps, as of December 31, 2016.

The Company’s unsecured debt instruments have certain restrictive covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage, and the Company was in compliance with all of its financial debt covenants at December 31, 2016. 
 























EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS



A summary of the carrying amount of Secured debt follows: 
  Interest Rate 
Monthly
P&I
Payment
 
Maturity
Date
 
Carrying Amount
of Securing
Real Estate at
December 31, 2016
 Balance at December 31,
Property     2016 2015
        (In thousands)
Huntwood and Wiegman I 5.68% 265,275
 Repaid $
 
 25,567
Alamo Downs, Arion 1-15 & 17, Rampart I-IV,
Santan 10 I and World Houston 16
 5.97% 557,467
 Repaid 
 
 53,563
Arion 16, Broadway VI, Chino, East
University I & II, Northpark, Santan 10 II, 55th Avenue and World Houston 1 & 2, 21 & 23
 5.57% 518,885
 09/05/2017 47,514
 47,496
 50,971
Dominguez, Industry I & III, Kingsview, Shaw,
Walnut and Washington (1) 
 7.50% 539,747
 05/05/2019 46,755
 52,231
 54,689
Blue Heron II  5.39% 16,176
 02/29/2020 4,208
 576
 735
40th Avenue, Beltway Crossing V, Centennial Park,
Executive Airport, Interchange Park I, Ocean View, Wetmore 5-8 and World Houston 26, 28, 29 & 30
 4.39% 463,778
 01/05/2021 69,029
 58,380
 61,312
Colorado Crossing, Interstate I-III, Rojas, Steele
Creek 1 & 2, Stemmons Circle, Venture and World Houston 3-9
 4.75% 420,045
 06/05/2021 59,882
 52,752
 55,223
Arion 18, Beltway Crossing VI & VII, Commerce
Park II & III, Concord, Interstate V-VII, Lakeview, Ridge Creek II, Southridge IV & V and World Houston 32
 4.09% 329,796
 01/05/2022 58,425
 44,493
 46,584
Ramona 3.85% 16,287
 11/30/2026 9,185
 2,666
 2,757
     
   $294,998
 258,594
 351,401

(1)This mortgage loan has a recourse liability of $5.0 million which will be released based on the secured properties generating certain base rent amounts.

The Company currently intends to repay its debt obligations, both in the short-term and long-term, through its operating cash flows, borrowings under its unsecured bank credit facilities, proceeds from new debt (primarily unsecured), and/or proceeds from the issuance of equity instruments.
 
Principal payments on long-term debt, including securedUnsecured debt and unsecuredSecured debt (not including Unsecured bank credit facilities), due during the next five years as of December 31, 20132016 are as follows: 
Years Ending December 31, (In thousands) (In thousands)
  
2014 $48,862
2015 102,287
2016 92,717
2017 58,145
 $58,237
2018 141,218
 61,316
2019 130,569
2020 114,096
2021 129,563
 
(7)UNSECURED BANK CREDIT FACILITIES

EastGroup repaid and replaced its former $200 million credit facility in January 2013 with a new $225 million unsecured revolving credit facility with a group of nine banks that matures in January 2017. The credit facility contains options for a one-year extension and a $100 million expansion.  The interest rate on each tranche is usually reset on a monthly basis and as of December 31, 2013, was LIBOR plus 117.5 basis points with an annual facility fee of 22.5 basis points. The margin and facility fee are subject to changes in the Company's credit ratings.  At December 31, 2013, the weighted average interest rate was 1.343% on a balance of $85,000,000. The Company had an additional $140,000,000 remaining on the unsecured bank credit facility at that date.

Also in January 2013, EastGroup repaid and replaced its former $25 million credit facility with a new $25 million unsecured revolving credit facility with PNC Bank, N.A. that matures in January 2017. This credit facility automatically extends for one year if the extension option in the new $225 million revolving credit facility is exercised.  The interest rate is reset on a daily basis and as of December 31, 2013, was LIBOR plus 117.5 basis points with an annual facility fee of 22.5 basis points. The margin

57

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


and facility fee are subject to changes in the Company's credit ratings.  At December 31, 2013, the interest rate was 1.343% on a balance of $3,952,000. The Company had an additional $21,048,000 remaining on the unsecured bank credit facility at that date.

Average unsecured bank credit facilities borrowings were $112,971,000 in 2013 compared to $85,113,000 in 2012 with weighted average interest rates of 1.87% in 2013 compared to 1.61% in 2012.  Weighted average interest rates (including amortization of loan costs) were 2.23% for 2013 and 2.01% for 2012.  Amortization of unsecured bank credit facilities costs was $410,000, $342,000 and $300,000 for 2013, 2012 and 2011, respectively.

The Company’s unsecured bank credit facilities have certain restrictive covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage, and the Company was in compliance with all of its debt covenants at December 31, 2013.

(8)ACCOUNTS PAYABLE AND ACCRUED EXPENSES

A summary of the Company’s Accounts Payablepayable and Accrued Expensesaccrued expenses follows:
December 31,December 31,
2013 20122016 2015
(In thousands)
Property taxes payable $15,507
 12,107
$14,186
 16,055
Development costs payable 7,679
 7,170
9,844
 6,215
Property capital expenditures payable2,304
 2,818
Interest payable 3,658
 2,615
3,822
 3,704
Dividends payable on unvested restricted stock1,928
 1,191
1,530
 2,157
Book overdraft (1)
14,452
 7,215
Other payables and accrued expenses 8,332
 5,831
6,563
 6,017
Total Accounts Payable and Accrued Expenses$37,104
 28,914
Total Accounts payable and accrued expenses
$52,701
 44,181

(1) Represents unfunded outstanding checks for which the bank has not advanced cash to the Company. See Note 1(p).


(9)OTHER LIABILITIES

A summary of the Company’s Other Liabilitiesliabilities follows:
December 31,December 31,
2013 20122016 2015
(In thousands)
Security deposits $11,359
 9,668
$14,782
 13,943
Prepaid rent and other deferred income10,101
 7,930
9,795
 10,003
      
Acquired below-market lease intangibles2,972
 1,541
4,012
 3,485
Accumulated amortization of below-market lease intangibles(874) (391)(1,662) (1,353)
Acquired below-market lease intangibles, net of accumulated amortization2,098
 1,150
2,350
 2,132
      
Interest rate swap liabilities244
 645
2,578
 3,960
Prepaid tenant improvement reimbursements343
 493
Other liabilities 56
 693
16
 82
Total Other Liabilities$23,858
 20,086
Total Other liabilities
$29,864
 30,613












58

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(10)COMMON STOCK ACTIVITY

The following table presents the common stock activity for the three years ended December 31, 2013:2016:
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
Common Shares
Shares outstanding at beginning of year29,928,490
 27,658,059
 26,973,531
32,421,460
 32,232,587
 30,937,225
Common stock offerings 890,085
 2,179,153
 586,977
875,052
 106,751
 1,246,400
Stock options exercised 4,500
 4,500
 9,250
Dividend reinvestment plan 3,577
 3,915
 5,989
3,326
 4,536
 3,626
Incentive restricted stock granted 112,099
 111,732
 79,491
80,529
 100,622
 71,642
Incentive restricted stock forfeited
 
 (233)(910) 
 (2,375)
Director common stock awarded 7,469
 7,326
 6,618
10,072
 9,373
 7,742
Director restricted stock granted417
 
 
Restricted stock withheld for tax obligations(9,412) (36,195) (3,564)(57,316) (32,409) (31,673)
Shares outstanding at end of year 30,937,225
 29,928,490
 27,658,059
33,332,213
 32,421,460
 32,232,587

Common Stock Issuances
During 2013, EastGroup issued 890,085 shares of itsThe following table presents the common stock through its continuous common equity program with net proceeds toissuance activity for the company of $53.2 million.three years ended December 31, 2016:
Years Ended December 31, 
Number of
Common Shares Issued
 Net Proceeds
    (In thousands)
2016 875,052
 $59,283
2015 106,751
 6,233
2014 1,246,400
 78,868

During 2012, EastGroup issued 2,179,153 shares of its common stock through its continuous common equity program with net proceeds to the Company of $109.6 million.

During 2011, EastGroup issued 586,977 shares of its common stock through its continuous common equity program with net proceeds to the Company of $25.2 million.

Dividend Reinvestment Plan
The Company has a dividend reinvestment plan that allows stockholders to reinvest cash distributions in new shares of the Company.


(11)STOCK-BASED COMPENSATION

The Company follows the provisions of ASC 718, Compensation – Stock Compensation, to account for its stock-based compensation plans.  ASC 718 requires that the compensation cost relating to share-based payment transactions be recognized in the financial statements and that the cost be measured on the fair value of the equity or liability instruments issued.

Equity Incentive Plan
In May 2004, the stockholders of the Company approved the EastGroup Properties, Inc. 2004 Equity Incentive Plan (the “2004 Plan”) that authorized the issuance of up to 1,900,000 shares of common stock to employees in the form of options, stock appreciation rights, restricted stock, deferred stock units, performance shares, bonus stock or stock in lieu of cash compensation.  The 2004 Plan was further amended by the Board of Directors in September 2005 and December 2006.    

In April 2013, the Board of Directors adopted the EastGroup Properties, Inc. 2013 Equity Incentive Plan (the “2013 Equity Plan”) upon the recommendation of the Compensation Committee; the 2013 Equity Plan was approved by the Company's stockholders and became effective May 29, 2013. The 2013 Equity Plan replaced the 2004 Plan and the 2005 Directors Equity Incentive Plan. The 2013 Equity Plan permits the grant of awards to employees and directors with respect to 2,000,000 shares of common stock.
There were 1,971,1641,752,345, 1,802,000 and 1,900,800 total shares available for grant under the 2013 Equity Plan as of December 31, 2013. Under the 2004 Plan, total shares available for grant were 1,330,6192016, 2015 and 1,406,156 at December 31, 2012 and 2011,2014, respectively. Typically, the Company issues new shares to fulfill stock grants.
Stock-based compensation cost for employees was $5,087,0005,184,000, $4,087,0007,891,000 and $2,486,0006,071,000 for 20132016, 20122015 and 20112014, respectively, of which $1,253,0001,183,000, $920,0001,672,000 and $304,0001,415,000 were capitalized as part of the Company’s development costs for the respective years.



59

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Employee Equity Awards
The purpose of theCompany's restricted stock planprogram is designed to provide incentives for management to achieve goals established by the Compensation Committee. The awards act as a retention device, since it allowsas they vest over time, allowing participants to benefit from dividends on shares as well as potential stock appreciation. Equity awards align management's interests with the long-term interests of shareholders.  The vesting periods of the Company’s restricted stock plans vary, as determined by the Compensation Committee.  Restricted stock is granted to executive officers subject to both continued service and the satisfaction of certain annual performance goals and multi-year market conditions as determined by the Compensation Committee.  Restricted stock is granted to non-executive officers subject only to continued service.  The cost for performance-based awards is amortized using the graded vesting attribution method which recognizes each separate vesting portion of the award as a separate award on a straight-line basis over the requisite service period.  This method accelerates the expensing of the award compared to the straight-line method.  The cost for market-based awards and awards that only require service is amortized on a straight-line basis over the requisite service periods.

The total compensation expense for service and performance based awards is based upon the fair market value of the shares on the grant date, adjusted for estimated forfeitures.  The grant date fair value for awards that have been granted and are subject to a future market condition (total shareholder return) is determined using a simulation pricing model developed to specifically accommodate

In March 2016, the unique featuresCompensation Committee of the awards.

In March 2013, the Compensation CommitteeCompany's Board of Directors (the Committee) evaluated the Company's performance compared to a variety ofcertain annual performance goals (primarily funds from operations (FFO) per share and total shareholder return) for the year ended December 31, 2012.2015.  Based on the evaluation, 36,81337,848 shares were awarded to the Company’s executive officers at a weighted average grant date fair value of $57.10$56.05 per share.  These shares vested 20% on both the dates shares were determined and awarded and on January 1, 2017, and will vest 20% per year on January 1 in years 2014, 2015, 20162018, 2019 and 2017.2020.  The shares will beare being expensed on a straight-line basis over the remaining service period.

Also in March 2013,2016, the Committee evaluated the Company’s total return, both on an absolute andbasis for 2015 as well as on a relative total stockholder returnbasis compared to the NAREIT Equity Index, NAREIT Industrial Index and Russell 2000 Index for the five-year period ended December 31, 2012.2015.  Based on the evaluation, 54,33627,431 shares were awarded to the Company’s executive officers at a weighted average grant date fair value of $57.11$56.05 per share.  These shares vested 25% on both the dates shares were determined and awarded and on January 1, 2017, and will vest 25% per year on January 1 in years 2014, 20152018 and 2016.2019.  The shares will beare being expensed on a straight-line basis over the remaining service period.

In the second quarter of 2013,2016, the Company’s Board of DirectorsCommittee approved an equity compensation plan for its executive officers based upon the attainment of certain annual performance goalsmeasures (primarily funds from operations (FFO)FFO per share and total shareholder return).  These goals are for the year ended December 31, 2013, so anyAny shares issued upon attainment of these goalspursuant to this compensation plan will be determined by the Compensation Committee in its discretion and issued in the first quarter of 2014.2017.  The number of shares to be issued on the grant date could range from zero to 42,780.44,848.  These shares willwould generally vest 20% on the date shares are determined and awarded and generally will vest 20% per year on each January 1 for the subsequent four years.

Also in the second quarter of 2013, EastGroup’s Board of Directors2016, the Committee approved a long-term equity compensation plan for the Company’s executive officers. The awards will be based on the results of the Company's total shareholder return, both on an absolute basis for 20132016 as well as on a relative basis compared to the NAREIT Equity Index, NAREIT Industrial Index and Russell 2000 Index over the five-year period ended December 31, 2013.2016. Any shares issued pursuant to this equity compensation plan will be determined by the Compensation Committee in its discretion and issued in the first quarter of 2014.2017.  The number of shares to be issued on the grant date could range from zero to 45,288.47,275.  These shares willwould generally vest 25% on the date shares are determined and awarded and generally will vest 25% per year on each January 1 for the subsequent three years.
 
Notwithstanding the foregoing, any shares issued to the Company’s Chief Executive Officer, David H. Hoster II, and Chief Financial Officer, N. Keith McKey, will become fully vested no later than January 1, 2016 and April 6, 2016, respectively.on the grant date of the awards which is expected to occur in the first quarter of 2017.

InDuring the third quarter of 2013, 20,9502016, 15,250 shares were granted to certain non-executive officers subject only to continued service as of the vesting date. These shares, which have a grant date fair value of $55.34$70.62 per share, vested 20% on January 1, 2017 and will vest 20% per year on January 1 in years 2014, 2015, 2016, 20172018, 2019, 2020 and 2018.2021.

During the restricted period for awards no longer subject to contingencies, the Company accrues dividends and holds the certificates for the shares; however, the employee can vote the shares.  For shares subject to contingencies, dividends are accrued based upon the number of shares expected to be awarded.  Share certificates and dividends are delivered to the employee as they vest.  As of December 31, 2013,2016, there was $8,596,000$4,577,000 of unrecognized compensation cost related to unvested restricted stock compensation for employees and directors that is expected to be recognized over a weighted average period of 2.932.7 years.
 
Following is a summary of the total restricted shares granted, forfeited and delivered (vested) to employees with the related weighted average grant date fair value share prices for 2013, 20122016, 2015 and 2011.2014. Of the shares that vested in 2013, 20122016, 2015 and 2011, 9,4122014, 57,316 shares, 36,19532,409 shares and 3,56431,673 shares, respectively, were withheld by the Company to satisfy the tax obligations for those

60

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


employees who elected this option as permitted under the applicable equity plan. As shown inof the table below,grant date, the fair value of shares that were granted during 2013, 20122016, 2015 and 20112014 was $6,364,000, $5,451,000$4,736,000, $6,145,000 and $3,576,000,$4,439,000, respectively. As of the vesting date, the fair value of shares that vested during 2013, 20122016, 2015 and 20112014 was $1,700,000, $6,630,000$10,013,000, $6,664,000 and $613,000,$5,712,000, respectively.
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Restricted Stock Activity:Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
Shares
 
Weighted Average
Grant Date
Fair Value
 
 
Shares
 
Weighted Average
Grant Date
Fair Value
 
 
Shares
 
Weighted Average
Grant Date
Fair Value
Shares
 
Weighted Average
Grant Date
Fair Value
 
 
Shares
 
Weighted Average
Grant Date
Fair Value
 
 
Shares
 
Weighted Average
Grant Date
Fair Value
Unvested at beginning of year212,206
 $42.84
 235,929
 $38.90
 170,575
 $36.29
260,698
 $52.68
 265,911
 $49.79
 293,989
 $47.17
Granted112,099
 56.77
 111,732
 48.79
 79,491
 44.99
80,529
 58.81
 100,622
 61.07
 71,642
 61.96
Forfeited
 
 
 
 (233) 35.85
(910) 52.89
 
 
 (2,375) 52.72
Vested (30,316) 52.32
 (135,455) 40.88
 (13,904) 41.77
(178,230) 56.09
 (105,835) 53.40
 (97,345) 50.76
Unvested at end of year 293,989
 47.17
 212,206
 42.84
 235,929
 38.90
162,087
 51.97
 260,698
 52.68
 265,911
 49.79

Following is a vesting schedule of the total unvested shares as of December 31, 20132016:
Unvested Shares Vesting Schedule Number of Shares Number of Shares
2014 80,579
2015 73,066
2016 65,117
2017 23,037
 51,064
2018 16,190
 41,491
2019 16,200
 35,062
2020 19,800
 31,420
2021 3,050
Total Unvested Shares  293,989
 162,087

Employee Stock Options
The Company has not granted stock options to employees since 2002.  Outstanding employee stock options vested equally over a two-year period; accordingly, all options are now vested.  There were no employee stock option exercises during 2013 or 2012. The intrinsic value realized by employees from the exercise of options during 2011 was $5,000.  There were no employee stock options granted, forfeited, or expired during the years presented.  Following is a summary of the total employee stock options exercised with related weighted average exercise share prices for 2013, 2012 and 2011.
Stock Option Activity:Years Ended December 31,
2013 2012 2011
 
Shares
 Weighted Average Exercise Price 
 
Shares
 Weighted Average Exercise Price 
 
Shares
 Weighted Average Exercise Price
Outstanding at beginning of year
 $
 
 $
 250
 $25.30
Exercised 
 
 
 
 (250) 25.30
Outstanding at end of year
 
 
 
 
 
Exercisable at end of year 
 $
 
 $
 
 $
Directors Equity Awards
The Company previously hadhas a directors equity plan that was approved by stockholders and adopted in 20052013 (the "2005"2013 Equity Plan"), which authorized the issuance of up to 50,000 shares of common stock through awards of shares and restricted shares granted to non-employee directors of the Company.. The 2005 Plan was further amended by the Board of Directors in May 2006, May 2008, May 2011 and May 2012. The 2005 Plan was replaced by the 2013 Equity Plan effective May 29, 2013, and the Board of Directors has adopted a policy under the 2013 Equity Plan pursuant to which awards will be made to non-employee Directors. The current policy provides that the Company shall automatically award an annual retainer share award to each non-employee Director who has been elected or reelected as a member of the Board of Directors at the Annual Meeting. The number of shares shall be equal

61

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


to $70,000$80,000 divided by the fair market value of a share on the date of such election. If a non-employee Director is elected or appointed to the Board of Directors other than at an Annual Meeting of the Company, the annual retainer share award shall be pro rated. The policy also provides that each new non-employee Director appointed or elected will receive an automatic award of restricted shares of Common Stock on the effective date of election or appointment equal to $25,000 divided by the fair market value of the Company's Common Stock on such date. These restricted shares will vest over a four-year period upon the performance of future service as a Director, subject to certain exceptions.

Directors were issued 7,46910,072 shares, 7,3269,373 shares and 6,6187,742 shares of common stock as annual retainer awards for 20132016, 20122015 and 20112014, respectively. In addition, during 2013, 417 shares were granted to a newly elected non-employee Director subject only to continued service as of the vesting date. The shares, which have a grant date fair value of $59.97 per share, vested 25% on each of December 6, 2014, 2015 and 2016, and will vest 25% per year on December 6, in years2017. As of the vesting date, the fair value of shares that vested during 2016, 2015 and 2014 2015, 2016was $8,000, $6,000 and 2017.$7,000, respectively.  Stock-based compensation expense for directors was $395,000589,000, $330,000514,000 and $270,000490,000 for 20132016, 20122015 and 20112014, respectively.  

The intrinsic value realized by directors from the exercise of options was $172,000, $116,000 and $183,000 for 2013, 2012 and 2011, respectively. There were no director stock options granted or expired during the years presented below.  Following is a summary of the total director stock options exercised with related weighted average exercise share prices for 2013, 2012 and 2011
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
Stock Option Activity:Years Ended December 31,
2013 2012 2011
 
Shares
 Weighted Average Exercise Price 
 
Shares
 Weighted Average Exercise Price 
 
Shares
 Weighted Average Exercise Price
Outstanding at beginning of year4,500
 $26.60
 9,000
 $25.31
 18,000
 $24.33
Exercised (4,500) 26.60
 (4,500) 24.02
 (9,000) 23.36
Outstanding at end of year
 
 4,500
 26.60
 9,000
 25.31
Exercisable at end of year 
 $
 4,500
 $26.60
 9,000
 $25.31
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(12)COMPREHENSIVE INCOME

Total Comprehensive Income is comprised of net income plus all other changes in equity from non-owner sources and is presented on the Consolidated Statements of Income and Comprehensive Income.  The components of Accumulated Other Comprehensive Income (Loss)other comprehensive income (loss) for 2013, 20122016, 2015 and 20112014 are presented in the Company’s Consolidated Statements of Changes in Equity and are summarized below.  See Note 13 for additional information onregarding the Company’s interest rate swaps.
Years Ended December 31,
2013 2012 20112016 2015 2014
ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS):(In thousands)(In thousands)
Balance at beginning of year $(392) 
 
$(3,456) (2,357) 1,629
Change in fair value of interest rate swaps2,021
 (392) 
5,451
 (1,099) (3,986)
Balance at end of year $1,629
 (392) 
$1,995
 (3,456) (2,357)


(13)DERIVATIVE INSTRUMENTS AND HEDGING ACTIVITIES
 
The Company is exposed to certain risks arising from both its business operations and economic conditions. The Company principally manages its exposures to a wide variety of business and operational risks through management of its core business activities. The Company manages economic risk, including interest rate, liquidity and credit risk primarily by managing the amount, sources, and duration of its debt funding and, to a limited extent, the use of derivative instruments.

Specifically, the Company has entered into derivative instruments to manage exposures that arise from business activities that result in the payment of future known and uncertain cash amounts, the value of which are determined by interest rates. The Company's derivative instruments, described below, are used to manage differences in the amount, timing and duration of the Company's known or expected cash payments principally related to certain of the Company's borrowings.

The Company's objective in using interest rate derivatives is to manage exposurechange variable interest rates to fixed interest rates by using interest rate movements and add stability to interest expense. To accomplish this objective, the Company uses interest rate swaps as part of its interest rate risk management strategy.swaps. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount. 

62

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS



The Company currently has threeAs of December 31, 2016, EastGroup had seven interest rate swaps outstanding, all of which are used to hedge the variable cash flows associated with unsecured loans. The Company executed one $80,000,000All of the Company's interest rate swap associated with an $80,000,000 unsecured loan duringswaps convert the third quarter of 2012. The interest rate swap converts the loan'srelated loans' LIBOR rate componentcomponents to aeffectively fixed interest rate for the entire term of the loan,rates, and the Company has concluded that the hedging relationship is highly effective. During the third quartereach of 2013, the Company entered into two forward starting interest rate swaps totaling $75,000,000 which are hedging an unsecured loan which closed in December 2013; the swaps convert the loan's LIBOR rate component to a fixed interest rate for the entire term of the loan, and the Company has concluded that the hedging relationships areis highly effective.

The effective portion of changes in the fair value of derivatives designated and qualifying as cash flow hedges is recorded in Other Comprehensive Incomecomprehensive income (loss) and is subsequently reclassified into earnings through interest expense as interest payments are made in the period that the hedged forecasted transaction affects earnings. The ineffective portion of the change in fair value of the derivatives, which is immaterial for the periods reported, is recognized directly in earnings (included in Other on the Consolidated Statements of Income and Comprehensive Income).

Amounts reported in Other Comprehensive Incomecomprehensive income (loss) related to derivatives will be reclassified to Interest Expenseexpense as interest payments are made on the Company's variable-rate debt. The Company estimates that an additional $2,183,000the swap interest payments will be reclassified from Other Comprehensive Income as an increase$2,353,000 over the next twelve months. These payments approximate the expected cash interest payments for the swaps. Since the interest payments on the swaps in combination with the associated debt have been effectively fixed, this estimate is not in addition to Interest Expense overthe Company's total expected combined interest payments or expense for the next twelve months.

As of January 1, 2013, the Company changed itsThe Company's valuation methodology for over-the-counter (“OTC”) derivatives is to discount cash flows based on Overnight Index Swap (“OIS”) rates.  Uncollateralized or partially-collateralized trades are discounted at OIS, but include appropriate economic adjustments for funding costs (i.e., a LIBOR-OIS basis adjustment to approximate uncollateralized cost of funds) and credit risk. As of January 1, 2015, the Company began calculating its derivative prices using mid-market prices; prior to that date, the Company used bid-market prices.  The Company made the changes to better align its inputs, assumptions, and pricing methodologies with those used in its principal market by most dealers and major market participants.  The changeschange in valuation methodology were applied prospectively asis considered a change in accounting estimate and areresulted from recent developments in the marketplace. Management has assessed the impact of the change for all periods presented and has deemed the impact to be immaterial to the Company's financial statements.


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


As of December 31, 20132016 and December 31, 2012,2015, the Company had the following outstanding interest rate derivatives that are designated as cash flow hedges of interest rate risk:
Interest Rate Derivative Notional Amount as of December 31, 2013 Notional Amount as of December 31, 2012 Notional Amount as of December 31, 2016 Notional Amount as of December 31, 2015
 (In thousands)
Interest Rate Swap $80,000,000 $80,000,000 $80,000 $80,000
Interest Rate Swap $60,000,000  $75,000 $75,000
Interest Rate Swap $15,000,000  $75,000 $75,000
Interest Rate Swap $65,000 
Interest Rate Swap $60,000 $60,000
Interest Rate Swap $40,000 
Interest Rate Swap $15,000 $15,000

The table below presents the fair value of the Company's derivative financial instruments as well as their classification on the Consolidated Balance Sheets as of December 31, 20132016 and December 31, 2012.2015. See Note 18 for additional information on the fair value of the Company's interest rate swaps.
 
Derivatives
As of December 31, 2013
 
Derivatives
As of December 31, 2012
 Balance Sheet Location Fair Value Balance Sheet Location Fair Value
Derivatives designated as cash flow hedges:       
    Interest rate swap assetsOther Assets $1,692,000
 Other Assets $
    Interest rate swap liabilitiesOther Liabilities 244,000
 Other Liabilities 645,000









 
Derivatives
As of December 31, 2016
 
Derivatives
As of December 31, 2015
 Balance Sheet Location Fair Value Balance Sheet Location Fair Value
 (In thousands)
Derivatives designated as cash flow hedges:       
    Interest rate swap assetsOther assets $4,546
 Other assets $400
    Interest rate swap liabilitiesOther liabilities 2,578
 Other liabilities 3,960

The table below presents the effect of the Company's derivative financial instruments on the Consolidated Statements of Income and Comprehensive Income for the years ended December 31, 2013, 20122016, 2015 and 2011:2014:

63

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 2013 2012 2011
 (In thousands)
DERIVATIVES IN CASH FLOW HEDGING RELATIONSHIPS     
Interest Rate Swaps:     
Amount of income (loss) recognized in Other Comprehensive Income on derivative                                                                                                     $1,350
 (593) 
Amount of loss reclassified from Accumulated Other Comprehensive Income (Loss) into Interest Expense                                                                                               
(671) (201) 
MARK TO MARKET DERIVATIVES     
Interest Rate Swaps:     
    Amount of loss recognized in earnings upon swap designation                                                                                                    
 (242) 
 Years Ended December 31,
 2016 2015 2014
 (In thousands)
DERIVATIVES IN CASH FLOW HEDGING RELATIONSHIPS     
Interest Rate Swaps:     
Amount of income (loss) recognized in Other comprehensive income (loss) on derivatives                                                                                                  
$1,410
 (5,374) (6,777)
Amount of loss reclassified from Accumulated other comprehensive income (loss) into Interest expense                                                                                               
(4,041) (4,275) (2,791)

See Note 12 for additional information on the Company's Accumulated Other Comprehensive Income (Loss)other comprehensive income (loss) resulting from its interest rate swaps.

Derivative financial agreements expose the Company to credit risk in the event of non-performance by the counterparties under the terms of the interest rate hedge agreements. The Company believes it minimizes the credit risk by transacting with major credit-worthy financial institutions.institutions the Company regards as credit-worthy.

The Company has an agreement with its derivative counterpartycounterparties containing a provision stating that the Company could be declared in default on its derivative obligations if the Company defaults on any of its indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender.

As of December 31, 20132016, the fair value of derivatives in an asset position related to these agreements was $1,692,000,$4,546,000, and the fair value of derivatives in a liability position related to these agreements was $244,000.$2,578,000. As of December 31, 2016, the Company has not posted any collateral related to these arrangements. If the Company had breached any of the contractual provisions of the derivative contract, it would becould have been required to settle its obligationobligations under the agreements at the swaptheir termination value. As of December 31, 2013, theThe swap termination value of derivatives in an asset position was an asset in the amount of $1,760,000,$4,567,000, and the swap termination value of derivatives in a liability position was a liability in the amount of $171,000.$2,642,000.


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(14)EARNINGS PER SHARE

The Company applies ASC 260, Earnings Per Share, which requires companies to present basic and diluted EPS.  Reconciliation of the numerators and denominators in the basic and diluted EPS computations is as follows:
2013 2012 20112016 2015 2014
(In thousands)
BASIC EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE TO
EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS
          
Numerator – net income attributable to common stockholders$32,615
 32,384
 22,359
$95,509
 47,866
 47,941
Denominator – weighted average shares outstanding30,162
 28,577
 26,897
32,563
 32,091
 31,341
DILUTED EPS COMPUTATION FOR NET INCOME ATTRIBUTABLE
TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS
          
Numerator – net income attributable to common stockholders$32,615
 32,384
 22,359
$95,509
 47,866
 47,941
Denominator:          
Weighted average shares outstanding 30,162
 28,577
 26,897
32,563
 32,091
 31,341
Common stock options 1
 3
 6
Unvested restricted stock 106
 97
 68
65
 105
 111
Total Shares 30,269
 28,677
 26,971
32,628
 32,196
 31,452
 

 


(15)QUARTERLY RESULTS OF OPERATIONS – UNAUDITED


64

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


2013 Quarter Ended 2012 Quarter Ended2016 Quarter Ended 2015 Quarter Ended
Mar 31 Jun 30 Sep 30 Dec 31 Mar 31 Jun 30 Sep 30 Dec 31Mar 31 Jun 30 Sep 30 Dec 31 Mar 31 Jun 30 Sep 30 Dec 31
(In thousands, except per share data)
Revenues$48,424
 49,351
 51,427
 53,918
 46,462
 46,289
 46,794
 47,024
$73,189
 93,279
 64,043
 66,614
 57,959
 60,989
 58,795
 61,269
Expenses(41,117) (41,596) (42,932) (45,137) (41,165) (40,175) (40,001) (39,211)(51,359) (49,186) (49,243) (51,243) (47,898) (46,326) (46,698) (49,691)
Income from continuing operations7,307
 7,755
 8,495
 8,781
 5,297
 6,114
 6,793
 7,813
Income from discontinued operations1
 35
 19
 832
 225
 1,970
 104
 4,572
Net income7,308
 7,790
 8,514
 9,613
 5,522
 8,084
 6,897
 12,385
Net Income21,830
 44,093
 14,800
 15,371
 10,061
 14,663
 12,097
 11,578
Net income attributable to
noncontrolling interest in joint ventures
(154) (147) (151) (158) (119) (111) (126) (147)(119) (180) (139) (147) (131) (130) (129) (143)
Net income attributable to EastGroup
Properties, Inc. common stockholders
$7,154
 7,643
 8,363
 9,455
 5,403
 7,973
 6,771
 12,238
$21,711
 43,913
 14,661
 15,224
 9,930
 14,533
 11,968
 11,435
BASIC PER SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS (1)
 
  
  
  
  
  
  
  
 
  
  
  
  
  
  
  
Net income attributable to common
stockholders
$0.24
 0.25
 0.28
 0.31
 0.20
 0.28
 0.23
 0.41
$0.67
 1.36
 0.45
 0.46
 0.31
 0.45
 0.37
 0.36
Weighted average shares outstanding29,809
 29,991
 30,281
 30,556
 27,647
 28,246
 28,912
 29,491
32,254
 32,376
 32,741
 32,874
 32,032
 32,045
 32,126
 32,159
DILUTED PER SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS (1)
 
  
  
  
  
  
  
  
 
  
  
  
  
  
  
  
Net income attributable to common
stockholders
$0.24
 0.25
 0.28
 0.31
 0.19
 0.28
 0.23
 0.41
$0.67
 1.35
 0.45
 0.46
 0.31
 0.45
 0.37
 0.35
Weighted average shares outstanding29,890
 30,096
 30,400
 30,699
 27,718
 28,341
 29,030
 29,614
32,307
 32,440
 32,823
 32,964
 32,109
 32,139
 32,248
 32,314

(1)The above quarterly earnings per share calculations are based on the weighted average number of common shares outstanding during each quarter for basic earnings per share and the weighted average number of outstanding common shares and common share equivalents during each quarter for diluted earnings per share.  The annual earnings per share calculations in the Consolidated Statements of Income and Comprehensive Income are based on the weighted average number of common shares outstanding during each year for basic earnings per share and the weighted average number of outstanding common shares and common share equivalents during each year for diluted earnings per share.  The sum of quarterly financial data may vary from the annual data due to rounding.


EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(16)DEFINED CONTRIBUTION PLAN

EastGroup maintains a 401(k) plan for its employees.  The Company makes matching contributions of 50% of the employee’s contribution (limited to 10% of compensation as defined by the plan) and may also make annual discretionary contributions.  The Company’s total expense for this plan was $550,000, $425,000$675,000, $585,000 and $382,000$457,000 for 2013, 20122016, 2015 and 2011,2014, respectively.


(17)LEGAL MATTERS

The Company is not presently involved in any material litigation nor, to its knowledge, is any material litigation threatened against the Company or its properties, other than routine litigation arising in the ordinary course of business.business and for which the Company is adequately insured.


(18)FAIR VALUE OF FINANCIAL INSTRUMENTS

ASC 820, Fair Value Measurements and Disclosures, defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date.  ASC 820 also provides guidance for using fair value to measure financial assets and liabilities.  The Codification requires disclosure of the level within the fair value hierarchy in which the fair value measurements fall, including measurements using quoted prices in active markets for identical assets or liabilities (Level 1), quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active (Level 2), and significant valuation assumptions that are not readily observable in the market (Level 3).

65

EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS



The following table presents the carrying amounts and estimated fair values of the Company’s financial instruments in accordance with ASC 820 at December 31, 20132016 and 2012.2015.
December 31,December 31,
2013 20122016 2015
Carrying
Amount (1)
 
Fair
Value
 
Carrying
Amount (1)
 
Fair
Value
Carrying
Amount (1)
 
Fair
Value
 
Carrying
Amount (1)
 
Fair
Value
(In thousands)
Financial Assets:              
Cash and cash equivalents$8
 8
 1,258
 1,258
$522
 522
 48
 48
Mortgage loans receivable, net of discount 8,870
 9,040
 9,323
 9,748
Mortgage loans receivable 4,752
 4,747
 4,875
 4,896
Interest rate swap assets1,692
 1,692
 
 
4,546
 4,546
 400
 400
Financial Liabilities: 
  
  
  
 
  
  
  
Secured debt499,793
 519,390
 607,766
 661,408
Unsecured debt305,000
 294,860
 130,000
 130,776
Unsecured bank credit facilities88,952
 89,140
 76,160
 76,160
Unsecured bank credit facilities - variable rate (2)
112,020
 111,923
 150,836
 150,670
Unsecured bank credit facilities - fixed rate (2)
80,000
 79,998
 
 
Unsecured debt (2)
655,000
 623,147
 530,000
 509,326
Secured debt (2)
258,594
 266,585
 351,401
 366,491
Interest rate swap liabilities244
 244
 645
 645
2,578
 2,578
 3,960
 3,960

(1)Carrying amounts shown in the table are included in the Consolidated Balance Sheets under the indicated captions, except as indicated in the notes below.
(2)Carrying amounts and fair values shown in the table exclude debt issuance costs (see Notes 1(o), 6 and 7 for additional information).

The following methods and assumptions were used to estimate the fair value of each class of financial instruments:

Cash and cash equivalents:  The carrying amounts approximate fair value due to the short maturity of those instruments.
Mortgage loans receivable net of discount (included in Other Assetsassets on the Consolidated Balance Sheets):  The fair value is estimated by discounting the future cash flows using the current rates at which similar loans would be made to borrowers with similar credit ratings and for the same remaining maturities (Level 2 input).
Interest rate swap assets (included in Other Assetsassets on the Consolidated Balances Sheets): The instruments are recorded at fair value based on models using inputs, such as interest rate yield curves, LIBOR swap curves and OIS curves, observable for
EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


substantially the full term of the contract (Level 2 input). See Note 13 for additional information on the Company's interest rate swaps.
Unsecured bank credit facilities: The fair value of the Company’s unsecured bank credit facilities is estimated by discounting expected cash flows at current market rates (Level 2 input), excluding the effects of debt issuance costs.
Unsecured debt: The fair value of the Company’s unsecured debt is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers (Level 2 input), excluding the effects of debt issuance costs.
Secured debt: The fair value of the Company’s secured debt is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers (Level 2 input).
Unsecured debt: The fair value, excluding the effects of the Company’s unsecured debt is estimated by discounting expected cash flows at the rates currently offered to the Company for debt of the same remaining maturities, as advised by the Company’s bankers (Level 2 input).
Unsecured bank credit facilities: The fair value of the Company’s unsecured bank credit facilities is estimated by discounting expected cash flows at current market rates (Level 2 input).issuance costs.
Interest rate swap liabilities (included in Other Liabilitiesliabilities on the Consolidated Balance Sheets): The instruments are recorded at fair value based on models using inputs, such as interest rate yield curves, LIBOR swap curves and OIS curves, observable for substantially the full term of the contract (Level 2 input). See Note 13 for additional information on the Company's interest rate swaps.


(19)SUBSEQUENT EVENTS

On February 7, 2017, EastGroup noted no significant subsequent events through February 14, 2014.closed the acquisition of a three-building business distribution complex along the Georgia 400 in Atlanta, a new market for the Company. The buildings, which contain a total of 238,000 square feet and are currently 100% leased, were acquired for $20 million.


66





REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM ON FINANCIAL STATEMENT SCHEDULES

THE BOARD OF DIRECTORS AND STOCKHOLDERS
EASTGROUP PROPERTIES, INC.:

Under date of February 14, 2014,15, 2017, we reported on the consolidated balance sheets of EastGroup Properties, Inc. and subsidiaries as of December 31, 20132016 and 2012,2015, and the related consolidated statements of income and comprehensive income, changes in equity and cash flows for each of the years in the three-year period ended December 31, 2013,2016, which are included in the 20132016 Annual Report on Form 10-K.  In connection with our audits of the aforementioned consolidated financial statements, we also audited the related consolidated financial statement schedules as listed in Item 15(a)(2) of Form 10-K.  These financial statement schedules are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statement schedules based on our audits.

In our opinion, such financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.

 (Signed) KPMG LLP
Jackson, Mississippi 
February 14, 201415, 2017 


67




SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Real Estate Properties (c):                    
Industrial:                    
FLORIDA                    
Tampa                    
     56th Street Commerce Park
 $
 843
 3,567
 3,862
 843
 7,429
 8,272
 4,984
 1993 1981/86/97
Jetport Commerce Park 
 1,575
 6,591
 4,473
 1,575
 11,064
 12,639
 6,796
 1993-99 1974-85
Westport Commerce Center 
 980
 3,800
 2,447
 980
 6,247
 7,227
 3,926
 1994 1983/87
Benjamin Distribution Center I & II 
 843
 3,963
 1,355
 883
 5,278
 6,161
 3,156
 1997 1996
Benjamin Distribution Center III 
 407
 1,503
 458
 407
 1,961
 2,368
 1,414
 1999 1988
Palm River Center 
 1,190
 4,625
 2,208
 1,190
 6,833
 8,023
 3,844
 1997/98 1990/97/98
Palm River North I & III (i) 5,019
 1,005
 4,688
 2,245
 1,005
 6,933
 7,938
 3,498
 1998 2000
Palm River North II (i) 4,605
 634
 4,418
 381
 634
 4,799
 5,433
 2,908
 1997/98 1999
Palm River South I 
 655
 3,187
 557
 655
 3,744
 4,399
 1,408
 2000 2005
Palm River South II 
 655
 
 4,360
 655
 4,360
 5,015
 1,743
 2000 2006
Walden Distribution Center I 
 337
 3,318
 447
 337
 3,765
 4,102
 1,720
 1997/98 2001
Walden Distribution Center II 
 465
 3,738
 932
 465
 4,670
 5,135
 2,256
 1998 1998
Oak Creek Distribution Center I 
 1,109
 6,126
 1,364
 1,109
 7,490
 8,599
 2,961
 1998 1998
Oak Creek Distribution Center II 
 647
 3,603
 1,046
 647
 4,649
 5,296
 1,799
 2003 2001
Oak Creek Distribution Center III 
 439
 
 3,178
 556
 3,061
 3,617
 861
 2005 2007
Oak Creek Distribution Center IV 
 805
 6,472
 578
 805
 7,050
 7,855
 1,857
 2005 2001
Oak Creek Distribution Center V 
 724
 
 5,815
 916
 5,623
 6,539
 1,593
 2005 2007
Oak Creek Distribution Center VI 
 642
 
 5,039
 812
 4,869
 5,681
 1,002
 2005 2008
Oak Creek Distribution Center IX 
 618
 
 4,918
 781
 4,755
 5,536
 729
 2005 2009
Oak Creek Distribution Center A 
 185
 
 1,428
 185
 1,428
 1,613
 280
 2005 2008
Oak Creek Distribution Center B 
 227
 
 1,485
 227
 1,485
 1,712
 277
 2005 2008
Airport Commerce Center 
 1,257
 4,012
 825
 1,257
 4,837
 6,094
 2,204
 1998 1998
Westlake Distribution Center (i) 6,394
 1,333
 6,998
 1,638
 1,333
 8,636
 9,969
 4,309
 1998 1998/99
Expressway Commerce Center I 
 915
 5,346
 1,026
 915
 6,372
 7,287
 2,537
 2002 2004
Expressway Commerce Center II 
 1,013
 3,247
 367
 1,013
 3,614
 4,627
 1,535
 2003 2001
Silo Bend Distribution Center 
 4,131
 27,497
 533
 4,131
 28,030
 32,161
 2,337
 2011 1987/90
Tampa East Distribution Center 
 791
 4,758
 26
 791
 4,784
 5,575
 562
 2011 1984
Tampa West Distribution Center 
 2,246
 8,868
 905
 2,246
 9,773
 12,019
 908
 2011 1975/93/94
Madison Distribution Center 
 495
 2,779
 254
 495
 3,033
 3,528
 259
 2012 2007

68



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Orlando  
  
  
  
  
  
  
  
    
     Chancellor Center
 
 291
 1,711
 217
 291
 1,928
 2,219
 1,009
 1996/97 1996/97
Exchange Distribution Center I 
 603
 2,414
 2,019
 603
 4,433
 5,036
 2,838
 1994 1975
Exchange Distribution Center II 
 300
 945
 266
 300
 1,211
 1,511
 552
 2002 1976
Exchange Distribution Center III 
 320
 997
 386
 320
 1,383
 1,703
 668
 2002 1980
Sunbelt Distribution Center 
 1,474
 5,745
 5,287
 1,474
 11,032
 12,506
 6,955
 1989/97/98 1974/87/97/98
John Young Commerce Center I 
 497
 2,444
 824
 497
 3,268
 3,765
 1,578
 1997/98 1997/98
John Young Commerce Center II 
 512
 3,613
 191
 512
 3,804
 4,316
 2,199
 1998 1999
Altamonte Commerce Center I 
 1,518
 2,661
 2,065
 1,518
 4,726
 6,244
 3,125
 1999 1980/82
Altamonte Commerce Center II 
 745
 2,618
 1,089
 745
 3,707
 4,452
 1,610
 2003 1975
Sunport Center I 
 555
 1,977
 667
 555
 2,644
 3,199
 1,232
 1999 1999
Sunport Center II 
 597
 3,271
 1,436
 597
 4,707
 5,304
 2,981
 1999 2001
Sunport Center III 
 642
 3,121
 755
 642
 3,876
 4,518
 1,705
 1999 2002
Sunport Center IV 
 642
 2,917
 970
 642
 3,887
 4,529
 1,560
 1999 2004
Sunport Center V 
 750
 2,509
 1,913
 750
 4,422
 5,172
 2,281
 1999 2005
Sunport Center VI 
 672
 
 3,429
 672
 3,429
 4,101
 1,001
 1999 2006
Southridge Commerce Park I 
 373
 
 4,478
 373
 4,478
 4,851
 2,320
 2003 2006
Southridge Commerce Park II 
 342
 
 4,417
 342
 4,417
 4,759
 1,764
 2003 2007
Southridge Commerce Park III 
 547
 
 5,420
 547
 5,420
 5,967
 1,417
 2003 2007
Southridge Commerce Park IV (h) 3,527
 506
 
 4,561
 506
 4,561
 5,067
 1,307
 2003 2006
Southridge Commerce Park V (h) 3,248
 382
 
 4,283
 382
 4,283
 4,665
 1,580
 2003 2006
Southridge Commerce Park VI 
 571
 
 5,101
 571
 5,101
 5,672
 1,166
 2003 2007
Southridge Commerce Park VII 
 520
 
 6,295
 520
 6,295
 6,815
 1,549
 2003 2008
Southridge Commerce Park VIII 
 531
 
 6,254
 531
 6,254
 6,785
 1,178
 2003 2008
Southridge Commerce Park IX 
 468
 
 5,858
 468
 5,858
 6,326
 356
 2003 2012
Southridge Commerce Park X 
 414
 
 4,824
 414
 4,824
 5,238
 52
 2003 2012
Southridge Commerce Park XI 
 513
 
 5,795
 513
 5,795
 6,308
 149
 2003 2012
Southridge Commerce Park XII 
 2,025
 
 16,915
 2,025
 16,915
 18,940
 2,766
 2005 2008
Jacksonville  
  
  
  
  
  
  
  
    
     Deerwood Distribution Center
 
 1,147
 1,799
 2,838
 1,147
 4,637
 5,784
 2,080
 1989 1978
Phillips Distribution Center 
 1,375
 2,961
 4,250
 1,375
 7,211
 8,586
 4,405
 1994 1984/95
Lake Pointe Business Park (j) 12,794
 3,442
 6,450
 6,772
 3,442
 13,222
 16,664
 8,697
 1993 1986/87
Ellis Distribution Center 
 540
 7,513
 969
 540
 8,482
 9,022
 3,765
 1997 1977

69



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Westside Distribution Center 
 1,170
 12,400
 4,508
 1,170
 16,908
 18,078
 8,652
 1997 1984
12th Street Distribution Center 
 841
 2,974
 1,375
 841
 4,349
 5,190
 798
 2008 1985
Beach Commerce Center 
 476
 1,899
 614
 476
 2,513
 2,989
 1,130
 2000 2000
Interstate Distribution Center 
 1,879
 5,700
 1,549
 1,879
 7,249
 9,128
 2,866
 2005 1990
Fort Lauderdale/Palm Beach area                    
     Linpro Commerce Center
 
 613
 2,243
 1,567
 616
 3,807
 4,423
 2,732
 1996 1986
Cypress Creek Business Park 
 
 2,465
 1,630
 
 4,095
 4,095
 2,426
 1997 1986
Lockhart Distribution Center 
 
 3,489
 2,282
 
 5,771
 5,771
 3,384
 1997 1986
Interstate Commerce Center 
 485
 2,652
 704
 485
 3,356
 3,841
 1,933
 1998 1988
Executive Airport Commerce Ctr (n) 8,834
 1,991
 4,857
 5,087
 1,991
 9,944
 11,935
 3,687
 2001 2004/06
Sample 95 Business Park 
 2,202
 8,785
 2,907
 2,202
 11,692
 13,894
 6,404
 1996/98 1990/99
Blue Heron Distribution Center 
 975
 3,626
 1,744
 975
 5,370
 6,345
 2,922
 1999 1986
Blue Heron Distribution Center II 1,026
 1,385
 4,222
 809
 1,385
 5,031
 6,416
 1,986
 2004 1988
Blue Heron Distribution Center III 
 450
 
 2,663
 450
 2,663
 3,113
 484
 2004 2009
Fort Myers                    
     SunCoast Commerce Center I
 
 911
 
 4,758
 928
 4,741
 5,669
 1,213
 2005 2008
SunCoast Commerce Center II 
 911
 
 4,952
 928
 4,935
 5,863
 1,388
 2005 2007
SunCoast Commerce Center III 
 1,720
 
 6,376
 1,763
 6,333
 8,096
 1,168
 2006 2008
CALIFORNIA                    
San Francisco area                    
     Wiegman Distribution Center I (k)
 10,870
 2,197
 8,788
 1,836
 2,308
 10,513
 12,821
 4,916
 1996 1986/87
     Wiegman Distribution Center II
 
 2,579
 4,316
 2
 2,579
 4,318
 6,897
 176
 2012 1998
Huntwood Distribution Center (k) 17,963
 3,842
 15,368
 1,990
 3,842
 17,358
 21,200
 8,474
 1996 1988
San Clemente Distribution Center 
 893
 2,004
 852
 893
 2,856
 3,749
 1,345
 1997 1978
Yosemite Distribution Center 
 259
 7,058
 1,019
 259
 8,077
 8,336
 3,805
 1999 1974/87
Los Angeles area                    
     Kingsview Industrial Center (e)
 2,860
 643
 2,573
 512
 643
 3,085
 3,728
 1,555
 1996 1980
Dominguez Distribution Center (e) 8,594
 2,006
 8,025
 1,170
 2,006
 9,195
 11,201
 4,725
 1996 1977
Main Street Distribution Center 
 1,606
 4,103
 787
 1,606
 4,890
 6,496
 2,279
 1999 1999
Walnut Business Center (e) 7,132
 2,885
 5,274
 1,136
 2,885
 6,410
 9,295
 3,067
 1996 1966/90
Washington Distribution Center (e) 5,505
 1,636
 4,900
 639
 1,636
 5,539
 7,175
 2,539
 1997 1996/97
Chino Distribution Center (f) 10,117
 2,544
 10,175
 1,623
 2,544
 11,798
 14,342
 5,984
 1998 1980
Industry Distribution Center I (e) 18,799
 10,230
 12,373
 1,899
 10,230
 14,272
 24,502
 6,600
 1998 1959

70



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Industry Distribution Center III (e) 2,190
 
 3,012
 (157) 
 2,855
 2,855
 2,852
 2007 1992
Chestnut Business Center 
 1,674
 3,465
 209
 1,674
 3,674
 5,348
 1,537
 1998 1999
Los Angeles Corporate Center 
 1,363
 5,453
 2,890
 1,363
 8,343
 9,706
 4,510
 1996 1986
Santa Barbara  
  
  
  
  
  
  
  
    
     University Business Center
 
 5,517
 22,067
 4,895
 5,520
 26,959
 32,479
 13,661
 1996 1987/88
Castilian Research Center 
 2,719
 1,410
 4,840
 2,719
 6,250
 8,969
 1,111
 2005 2007
Fresno                    
     Shaw Commerce Center (e)
 14,007
 2,465
 11,627
 4,164
 2,465
 15,791
 18,256
 8,505
 1998 1978/81/87
San Diego                    
     Eastlake Distribution Center (m)
 7,532
 3,046
 6,888
 1,629
 3,046
 8,517
 11,563
 4,284
 1997 1989
Ocean View Corporate Center (n) 10,478
 6,577
 7,105
 475
 6,577
 7,580
 14,157
 1,601
 2010 2005
TEXAS                    
Dallas                    
     Interstate Distribution Center  I & II (g)
 6,269
 1,746
 4,941
 2,306
 1,746
 7,247
 8,993
 5,108
 1988 1978
Interstate Distribution Center III (g) 2,272
 519
 2,008
 732
 519
 2,740
 3,259
 1,477
 2000 1979
Interstate Distribution Center IV 
 416
 2,481
 402
 416
 2,883
 3,299
 1,105
 2004 2002
Interstate Distribution Center V, VI &
VII (h)
 4,987
 1,824
 4,106
 1,234
 1,824
 5,340
 7,164
 1,627
 2009 1979/80/81
Venture Warehouses (g) 5,154
 1,452
 3,762
 2,180
 1,452
 5,942
 7,394
 4,103
 1988 1979
Stemmons Circle (g) 2,062
 363
 2,014
 581
 363
 2,595
 2,958
 1,529
 1998 1977
Ambassador Row Warehouses 
 1,156
 4,625
 2,444
 1,156
 7,069
 8,225
 4,356
 1998 1958/65
North Stemmons II 
 150
 583
 435
 150
 1,018
 1,168
 398
 2002 1971
North Stemmons III 
 380
 2,066
 48
 380
 2,114
 2,494
 443
 2007 1974
Shady Trail Distribution Center (i) 2,850
 635
 3,621
 730
 635
 4,351
 4,986
 1,636
 2003 1998
Valwood Distribution Center 
 4,361
 34,405
 320
 4,361
 34,725
 39,086
 1,756
 2012 1986/87/97/98
Northfield Distribution Center 
 12,471
 50,713
 245
 12,471
 50,958
 63,429
 1,800
 2013 1999-2001/03/04/08
Houston                    
     Northwest Point Business Park
 
 1,243
 5,640
 4,649
 1,243
 10,289
 11,532
 6,103
 1994 1984/85
Lockwood Distribution Center 
 749
 5,444
 1,983
 749
 7,427
 8,176
 3,798
 1997 1968/69
West Loop Distribution Center (g) 5,252
 905
 4,383
 2,246
 905
 6,629
 7,534
 3,701
 1997/2000 1980
World Houston Int'l Business Ctr 1 & 2 (f) 5,488
 660
 5,893
 1,227
 660
 7,120
 7,780
 3,852
 1998 1996
World Houston Int'l Business Ctr 3, 4 &
5 (g)
 5,882
 1,025
 6,413
 1,000
 1,025
 7,413
 8,438
 3,638
 1998 1998
World Houston Int'l Business Ctr 6 (g) 2,273
 425
 2,423
 414
 425
 2,837
 3,262
 1,514
 1998 1998

71



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
World Houston Int'l Business Ctr 7 & 8 (g) 6,553
 680
 4,584
 4,139
 680
 8,723
 9,403
 4,331
 1998 1998
World Houston Int'l Business Ctr 9 (g) 4,685
 800
 4,355
 1,566
 800
 5,921
 6,721
 2,215
 1998 1998
World Houston Int'l Business Ctr 10 
 933
 4,779
 325
 933
 5,104
 6,037
 1,937
 2001 1999
World Houston Int'l Business Ctr 11 
 638
 3,764
 1,155
 638
 4,919
 5,557
 2,178
 1999 1999
World Houston Int'l Business Ctr 12 
 340
 2,419
 203
 340
 2,622
 2,962
 1,353
 2000 2002
World Houston Int'l Business Ctr 13 
 282
 2,569
 282
 282
 2,851
 3,133
 1,667
 2000 2002
World Houston Int'l Business Ctr 14 
 722
 2,629
 535
 722
 3,164
 3,886
 1,456
 2000 2003
World Houston Int'l Business Ctr 15 (m) 4,275
 731
 
 5,831
 731
 5,831
 6,562
 2,542
 2000 2007
World Houston Int'l Business Ctr 16 (l) 4,109
 519
 4,248
 1,124
 519
 5,372
 5,891
 2,266
 2000 2005
World Houston Int'l Business Ctr 17 (i) 2,491
 373
 1,945
 785
 373
 2,730
 3,103
 969
 2000 2004
World Houston Int'l Business Ctr 18 
 323
 1,512
 251
 323
 1,763
 2,086
 615
 2005 1995
World Houston Int'l Business Ctr 19 (j) 2,714
 373
 2,256
 905
 373
 3,161
 3,534
 1,628
 2000 2004
World Houston Int'l Business Ctr 20 (j) 3,273
 1,008
 1,948
 1,307
 1,008
 3,255
 4,263
 1,551
 2000 2004
World Houston Int'l Business Ctr 21 (f) 2,758
 436
 
 3,474
 436
 3,474
 3,910
 957
 2000/03 2006
World Houston Int'l Business Ctr 22 (m) 3,122
 436
 
 4,356
 436
 4,356
 4,792
 1,347
 2000 2007
World Houston Int'l Business Ctr 23 (f) 5,599
 910
 
 7,026
 910
 7,026
 7,936
 1,903
 2000 2007
World Houston Int'l Business Ctr 24 
 837
 
 5,453
 837
 5,453
 6,290
 1,705
 2005 2008
World Houston Int'l Business Ctr 25 
 508
 
 3,648
 508
 3,648
 4,156
 880
 2005 2008
World Houston Int'l Business Ctr 26 (n) 2,694
 445
 
 3,194
 445
 3,194
 3,639
 752
 2005 2008
World Houston Int'l Business Ctr 27 
 837
 
 4,964
 837
 4,964
 5,801
 987
 2005 2008
World Houston Int'l Business Ctr 28 (n) 3,404
 550
 
 4,049
 550
 4,049
 4,599
 789
 2005 2009
World Houston Int'l Business Ctr 29 (n) 3,640
 782
 
 4,136
 974
 3,944
 4,918
 761
 2007 2009
World Houston Int'l Business Ctr 30 (n) 4,921
 981
 
 5,668
 1,222
 5,427
 6,649
 1,223
 2007 2009
World Houston Int'l Business Ctr 31A 
 684
 
 3,643
 684
 3,643
 4,327
 509
 2008 2011
World Houston Int'l Business Ctr 31B 
 546
 
 3,075
 546
 3,075
 3,621
 106
 2008 2012
World Houston Int'l Business Ctr 32 (h) 4,551
 1,146
 
 5,391
 1,427
 5,110
 6,537
 408
 2007 2012
World Houston Int'l Business Ctr 33 
 1,166
 
 7,849
 1,166
 7,849
 9,015
 257
 2011 2013
World Houston Int'l Business Ctr 34 
 439
 
 3,332
 439
 3,332
 3,771
 70
 2005 2012
World Houston Int'l Business Ctr 35 
 340
 
 2,470
 340
 2,470
 2,810
 35
 2005 2012
World Houston Int'l Business Ctr 36 
 685
 
 4,795
 685
 4,795
 5,480
 63
 2011 2013
World Houston Int'l Business Ctr 38 
 1,053
 
 7,112
 1,053
 7,112
 8,165
 67
 2011 2013
America Plaza (g) 4,349
 662
 4,660
 918
 662
 5,578
 6,240
 2,814
 1998 1996

72



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Central Green Distribution Center (g) 3,295
 566
 4,031
 130
 566
 4,161
 4,727
 1,995
 1999 1998
Glenmont Business Park (g) 6,692
 936
 6,161
 2,504
 936
 8,665
 9,601
 4,270
 1998 1999/2000
Techway Southwest I 
 729
 3,765
 2,174
 729
 5,939
 6,668
 2,787
 2000 2001
Techway Southwest II (j) 4,239
 550
 3,689
 1,282
 550
 4,971
 5,521
 1,798
 2000 2004
Techway Southwest III (m) 4,012
 597
 
 5,562
 751
 5,408
 6,159
 2,036
 1999 2006
Techway Southwest IV (n) 4,593
 535
 
 5,670
 674
 5,531
 6,205
 1,256
 1999 2008
Beltway Crossing I 
 458
 5,712
 1,684
 458
 7,396
 7,854
 3,170
 2002 2001
Beltway Crossing II (m) 2,062
 415
 
 2,751
 415
 2,751
 3,166
 915
 2005 2007
Beltway Crossing III (m) 2,299
 460
 
 3,069
 460
 3,069
 3,529
 1,066
 2005 2008
Beltway Crossing IV (m) 2,260
 460
 
 3,010
 460
 3,010
 3,470
 1,064
 2005 2008
Beltway Crossing V (n) 4,004
 701
 
 4,709
 701
 4,709
 5,410
 1,429
 2005 2008
Beltway Crossing VI (h) 4,619
 618
 
 6,017
 618
 6,017
 6,635
 1,100
 2005 2008
Beltway Crossing VII (h) 4,590
 765
 
 5,828
 765
 5,828
 6,593
 1,315
 2005 2009
Beltway Crossing VIII 
 721
 
 4,576
 721
 4,576
 5,297
 467
 2005 2011
Beltway Crossing IX 
 418
 
 2,113
 418
 2,113
 2,531
 104
 2007 2012
Beltway Crossing X 
 733
 
 3,871
 733
 3,871
 4,604
 159
 2007 2012
Beltway Crossing XI 
 690
 
 4,092
 690
 4,092
 4,782
 50
 2007 2013
Kirby Business Center (i) 2,797
 530
 3,153
 339
 530
 3,492
 4,022
 1,164
 2004 1980
Clay Campbell Distribution Center 
 742
 2,998
 384
 742
 3,382
 4,124
 1,345
 2005 1982
Ten West Crossing 1 
 566
 
 2,962
 566
 2,962
 3,528
 81
 2012 2013
El Paso  
  
  
  
  
  
  
  
    
     Butterfield Trail
 
 
 20,725
 7,155
 
 27,880
 27,880
 15,211
 1997/2000 1987/95
Rojas Commerce Park (g) 5,089
 900
 3,659
 2,742
 900
 6,401
 7,301
 4,366
 1999 1986
Americas Ten Business Center I (i) 2,751
 526
 2,778
 1,159
 526
 3,937
 4,463
 1,921
 2001 2003
San Antonio                    
     Alamo Downs Distribution Center (l)
 6,135
 1,342
 6,338
 1,116
 1,342
 7,454
 8,796
 3,535
 2004 1986/2002
Arion Business Park (l) 28,507
 4,143
 31,432
 5,294
 4,143
 36,726
 40,869
 13,678
 2005 1988-2000/06
Arion 14 (l) 2,602
 423
 
 3,307
 423
 3,307
 3,730
 1,050
 2005 2006
Arion 16 (f) 2,760
 427
 
 3,485
 427
 3,485
 3,912
 821
 2005 2007
Arion 17 (l) 3,191
 616
 
 3,958
 616
 3,958
 4,574
 1,576
 2005 2007
Arion 18 (h) 1,909
 418
 
 2,324
 418
 2,324
 2,742
 784
 2005 2008
Wetmore Business Center (m) 9,819
 1,494
 10,804
 2,776
 1,494
 13,580
 15,074
 5,393
 2005 1998/99
Wetmore Phase II, Building A (n) 2,768
 412
 
 3,328
 412
 3,328
 3,740
 1,145
 2006 2008

73



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Wetmore Phase II, Building B (n) 3,009
 505
 
 3,560
 505
 3,560
 4,065
 995
 2006 2008
Wetmore Phase II, Building C (n) 3,027
 546
 
 3,543
 546
 3,543
 4,089
 453
 2006 2008
Wetmore Phase II, Building D (n) 6,183
 1,056
 
 7,297
 1,056
 7,297
 8,353
 1,498
 2006 2008
Fairgrounds Business Park (m) 7,642
 1,644
 8,209
 1,879
 1,644
 10,088
 11,732
 3,508
 2007 1985/86
Rittiman Distribution Center 
 1,083
 6,649
 265
 1,083
 6,914
 7,997
 488
 2011 2000
Thousand Oaks 1 
 607
 
 4,067
 607
 4,067
 4,674
 153
 2008 2012
Thousand Oaks 2 
 794
 
 4,719
 794
 4,719
 5,513
 187
 2008 2012
ARIZONA                    
Phoenix area                    
     Broadway Industrial Park I
 
 837
 3,349
 823
 837
 4,172
 5,009
 2,266
 1996 1971
Broadway Industrial Park II 
 455
 482
 161
 455
 643
 1,098
 381
 1999 1971
Broadway Industrial Park III 
 775
 1,742
 525
 775
 2,267
 3,042
 1,114
 2000 1983
Broadway Industrial Park IV 
 380
 1,652
 783
 380
 2,435
 2,815
 1,208
 2000 1986
Broadway Industrial Park V 
 353
 1,090
 120
 353
 1,210
 1,563
 576
 2002 1980
Broadway Industrial Park VI (f) 2,180
 599
 1,855
 636
 599
 2,491
 3,090
 1,195
 2002 1979
Broadway Industrial Park VII 
 450
 650
 95
 450
 745
 1,195
 63
 2011 1999
Kyrene Distribution Center 76
 1,490
 4,453
 1,269
 1,490
 5,722
 7,212
 3,153
 1999 1981/2001
Southpark Distribution Center 
 918
 2,738
 609
 918
 3,347
 4,265
 1,317
 2001 2000
Santan 10 Distribution Center I (l) 2,633
 846
 2,647
 282
 846
 2,929
 3,775
 1,174
 2001 2005
Santan 10 Distribution Center II (f) 4,379
 1,088
 
 5,119
 1,088
 5,119
 6,207
 1,648
 2004 2007
Metro Business Park 
 1,927
 7,708
 5,665
 1,927
 13,373
 15,300
 8,162
 1996 1977/79
35th Avenue Distribution Center 
 418
 2,381
 412
 418
 2,793
 3,211
 1,269
 1997 1967
51st Avenue Distribution Center 
 300
 2,029
 805
 300
 2,834
 3,134
 1,585
 1998 1987
East University Distribution Center I & II (f) 4,783
 1,120
 4,482
 1,179
 1,120
 5,661
 6,781
 2,962
 1998 1987/89
East University Distribution Center III 
 444
 698
 99
 444
 797
 1,241
 127
 2010 1981
55th Avenue Distribution Center (f) 3,806
 912
 3,717
 767
 917
 4,479
 5,396
 2,468
 1998 1987
Interstate Commons Dist Ctr I 
 798
 3,632
 1,537
 798
 5,169
 5,967
 2,337
 1999 1988
Interstate Commons Dist Ctr II 
 320
 2,448
 365
 320
 2,813
 3,133
 1,216
 1999 2000
Interstate Commons Dist Ctr III 
 242
 
 2,954
 242
 2,954
 3,196
 691
 2000 2008
Airport Commons 
 1,000
 1,510
 1,093
 1,000
 2,603
 3,603
 1,141
 2003 1971
40th Avenue Distribution Center (n) 4,982
 703
 
 6,028
 703
 6,028
 6,731
 1,269
 2004 2008
Sky Harbor Business Park 
 5,839
 
 21,145
 5,839
 21,145
 26,984
 3,956
 2006 2008

74



SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Tucson                    
     Country Club I (j)
 4,792
 506
 3,564
 2,173
 693
 5,550
 6,243
 2,017
 1997/2003 1994/2003
Country Club II 
 442
 3,381
 37
 442
 3,418
 3,860
 856
 2007 2000
Country Club III & IV 
 1,407
 
 11,755
 1,575
 11,587
 13,162
 2,165
 2007 2009
Airport Distribution Center 
 1,103
 4,672
 1,533
 1,103
 6,205
 7,308
 3,211
 1998 1995
Southpointe Distribution Center 
 
 3,982
 2,950
 
 6,932
 6,932
 3,499
 1999 1989
Benan Distribution Center 
 707
 1,842
 626
 707
 2,468
 3,175
 1,136
 2005 2001
NORTH CAROLINA  
  
  
  
  
  
  
  
    
Charlotte area  
  
  
  
  
  
  
  
    
     NorthPark Business Park (f)
 15,498
 2,758
 15,932
 3,278
 2,758
 19,210
 21,968
 6,234
 2006 1987-89
Lindbergh Business Park  
 470
 3,401
 303
 470
 3,704
 4,174
 1,163
 2007 2001/03
Commerce Park 1 (m) 3,738
 765
 4,303
 671
 765
 4,974
 5,739
 1,399
 2007 1983
Commerce Park 2 (h) 1,459
 335
 1,603
 158
 335
 1,761
 2,096
 322
 2010 1987
Commerce Park 3 (h) 2,127
 558
 2,225
 272
 558
 2,497
 3,055
 475
 2010 1981
Nations Ford Business Park (m) 14,641
 3,924
 16,171
 2,380
 3,924
 18,551
 22,475
 6,240
 2007 1989/94
Airport Commerce Center 
 1,454
 10,136
 922
 1,454
 11,058
 12,512
 2,562
 2008 2001/02
Interchange Park I 
 986
 7,949
 454
 986
 8,403
 9,389
 1,722
 2008 1989
Interchange Park II 
 746
 1,456
 21
 746
 1,477
 2,223
 22
 2013 2000
Ridge Creek Distribution Center I 
 1,284
 13,163
 777
 1,284
 13,940
 15,224
 2,525
 2008 2006
Ridge Creek Distribution Center II (h) 10,433
 3,033
 11,497
 459
 3,033
 11,956
 14,989
 823
 2011 2003
Waterford Distribution Center 
 654
 3,392
 396
 654
 3,788
 4,442
 589
 2008 2000
Lakeview Business Center (h) 4,727
 1,392
 5,068
 330
 1,392
 5,398
 6,790
 516
 2011 1996
LOUISIANA                    
New Orleans                    
     Elmwood Business Park
 
 2,861
 6,337
 3,589
 2,861
 9,926
 12,787
 6,495
 1997 1979
Riverbend Business Park 
 2,592
 17,623
 5,350
 2,592
 22,973
 25,565
 10,996
 1997 1984
COLORADO                    
Denver                    
     Rampart Distribution Center I (l)
 4,409
 1,023
 3,861
 1,438
 1,023
 5,299
 6,322
 3,534
 1988 1987
Rampart Distribution Center II (l) 2,905
 230
 2,977
 958
 230
 3,935
 4,165
 2,443
 1996/97 1996/97
Rampart Distribution Center III (l) 4,442
 1,098
 3,884
 1,386
 1,098
 5,270
 6,368
 2,465
 1997/98 1999
Concord Distribution Center (h) 4,342
 1,051
 4,773
 413
 1,051
 5,186
 6,237
 1,522
 2007 2000
Centennial Park (n) 4,268
 750
 3,319
 1,697
 750
 5,016
 5,766
 1,175
 2007 1990

75



REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
NEVADA                    
Las Vegas                    
     Arville Distribution Center 
 4,933
 5,094
 285
 4,933
 5,379
 10,312
 1,177
 2009 1997
MISSISSIPPI                    
Jackson area                    
     Interchange Business Park 
 343
 5,007
 2,577
 343
 7,584
 7,927
 4,255
 1997 1981
     Tower Automotive 
 
 9,958
 1,199
 17
 11,140
 11,157
 3,739
 2001 2002
     Metro Airport Commerce Center I 
 303
 1,479
 968
 303
 2,447
 2,750
 1,312
 2001 2003
TENNESSEE                    
Memphis                    
     Air Park Distribution Center I 
 250
 1,916
 1,336
 250
 3,252
 3,502
 1,613
 1998 1975
OKLAHOMA                    
Oklahoma City                    
     Northpointe Commerce Center 
 777
 3,113
 841
 998
 3,733
 4,731
 1,766
 1998 1996/97
  498,595
 263,390
 919,699
 595,470
 265,871
 1,512,688
 1,778,559
 550,071
    
Industrial Development (d):  
  
  
  
  
  
  
  
    
FLORIDA  
  
  
  
  
  
  
  
    
     Oak Creek land
 
 1,946
 
 3,128
 2,374
 2,700
 5,074
 
 2005 n/a
Madison land 
 1,189
 
 559
 1,189
 559
 1,748
 
 2012 n/a
Horizon Commerce Park I 
 991
 
 4,310
 991
 4,310
 5,301
 
 2008 n/a
Horizon Commerce Park land 
 12,274
 
 12,400
 12,360
 12,314
 24,674
 
 2008/09 n/a
SunCoast land 
 10,926
 
 6,932
 11,104
 6,754
 17,858
 
 2006 n/a
TEXAS                    
North Stemmons land 
 537
 
 276
 537
 276
 813
 
 2001 n/a
Valwood land 
 404
 
 32
 416
 20
 436
 
 2012 n/a
World Houston Int'l Business Ctr 37 
 759
 
 4,620
 759
 4,620
 5,379
 
 2011 2013
World Houston Int'l Business Ctr 39 
 620
 
 1,016
 620
 1,016
 1,636
 
 2011 n/a
World Houston Int'l Business Ctr 40 
 1,072
 
 958
 1,072
 958
 2,030
 
 2011 n/a
World Houston Int'l Business Ctr land 
 1,628
 
 1,081
 1,628
 1,081
 2,709
 
 2000/06 n/a
World Houston Int'l Business Ctr land - expansion 
 4,718
 
 7,004
 9,540
 2,182
 11,722
 
 2011 n/a
Ten West Crossing 2 
 829
 
 3,260
 833
 3,256
 4,089
 26
 2012 2013
Ten West Crossing 3 
 609
 
 3,760
 613
 3,756
 4,369
 
 2012 2013
Ten West Crossing 4 
 694
 
 2,767
 699
 2,762
 3,461
 
 2012 n/a

76



REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2013 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Ten West Crossing 5 
 933
 
 479
 940
 472
 1,412
 
 2012 n/a
Ten West Crossing land 
 2,351
 
 866
 2,367
 850
 3,217
 
 2012 n/a
Lee Road land 
 3,068
 
 2,152
 3,822
 1,398
 5,220
 
 2007 n/a
West Road land 
 3,303
 
 1,988
 3,304
 1,987
 5,291
 
 2012 n/a
Americas Ten Business Center II & III land 
 1,365
 
 1,079
 1,365
 1,079
 2,444
 
 2001 n/a
Thousand Oaks 3 
 772
 
 3,528
 772
 3,528
 4,300
 16
 2008 2013
 Alamo Ridge land 
 2,288
 
 2,232
 2,288
 2,232
 4,520
 
 2007 n/a
Thousand Oaks 4 
 753
 
 277
 753
 277
 1,030
 
 2013 n/a
ARIZONA                    
     Airport Distribution Center II land
 
 300
 
 117
 300
 117
 417
 
 2000 n/a
Kyrene land 
 3,220
 
 1,153
 3,219
 1,154
 4,373
 
 2011 n/a
Chandler Freeways 
 1,525
 
 6,333
 1,525
 6,333
 7,858
 
 2012 2013
NORTH CAROLINA                    
     Steele Creek I 
 879
 
 3,388
 890
 3,377
 4,267
 
 2013 n/a
     Steele Creek II 
 879
 
 2,462
 890
 2,451
 3,341
 
 2013 n/a
     Steele Creek land 
 4,058
 
 1,876
 4,072
 1,862
 5,934
 
 2013 n/a
     Airport Commerce Center III land
 
 855
 
 565
 855
 565
 1,420
 
 2008 n/a
COLORADO                    
     Rampart IV (l) 1,198
 590
 
 1,128
 589
 1,129
 1,718
 
 2012 n/a
MISSISSIPPI                    
     Metro Airport Commerce Center II land
 
 307
 
 399
 307
 399
 706
 
 2001 n/a
  1,198
 66,642
 
 82,125
 72,993
 75,774
 148,767
 42
    
Total real estate owned (a)(b) $499,793
 330,032
 919,699
 677,595
 338,864
 1,588,462
 1,927,326
 550,113
    
See accompanying Report of Independent Registered Public Accounting Firm on Financial Statement Schedules.
  
    
SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Real Estate Properties (c):                    
Industrial:                    
FLORIDA                    
Tampa                    
     56th Street Commerce Park
 $
 843
 3,567
 4,475
 843
 8,042
 8,885
 5,866
 1993 1981/86/97
Jetport Commerce Park 
 1,575
 6,591
 5,885
 1,575
 12,476
 14,051
 8,131
 1993-99 1974-85
Westport Commerce Center 
 980
 3,800
 2,742
 980
 6,542
 7,522
 4,459
 1994 1983/87
Benjamin Distribution Center I & II 
 843
 3,963
 1,502
 883
 5,425
 6,308
 3,639
 1997 1996
Benjamin Distribution Center III 
 407
 1,503
 655
 407
 2,158
 2,565
 1,520
 1999 1988
Palm River Center 
 1,190
 4,625
 2,507
 1,190
 7,132
 8,322
 4,554
 1997/98 1990/97/98
Palm River North I & III 
 1,005
 4,688
 2,302
 1,005
 6,990
 7,995
 4,073
 1998 2000
Palm River North II 
 634
 4,418
 383
 634
 4,801
 5,435
 3,341
 1997/98 1999
Palm River South I 
 655
 3,187
 649
 655
 3,836
 4,491
 1,716
 2000 2005
Palm River South II 
 655
 
 4,411
 655
 4,411
 5,066
 2,049
 2000 2006
Walden Distribution Center I 
 337
 3,318
 520
 337
 3,838
 4,175
 2,013
 1997/98 2001
Walden Distribution Center II 
 465
 3,738
 993
 465
 4,731
 5,196
 2,653
 1998 1998
Oak Creek Distribution Center I 
 1,109
 6,126
 1,366
 1,109
 7,492
 8,601
 3,771
 1998 1998
Oak Creek Distribution Center II 
 647
 3,603
 1,131
 647
 4,734
 5,381
 2,381
 2003 2001
Oak Creek Distribution Center III 
 439
 
 3,202
 556
 3,085
 3,641
 1,097
 2005 2007
Oak Creek Distribution Center IV 
 682
 6,472
 779
 682
 7,251
 7,933
 2,501
 2005 2001
Oak Creek Distribution Center V 
 724
 
 5,856
 916
 5,664
 6,580
 2,096
 2005 2007
Oak Creek Distribution Center VI 
 642
 
 5,201
 812
 5,031
 5,843
 1,478
 2005 2008
Oak Creek Distribution Center VIII 
 843
 
 6,227
 1,051
 6,019
 7,070
 219
 2005 2015
Oak Creek Distribution Center IX 
 618
 
 4,963
 781
 4,800
 5,581
 1,210
 2005 2009
Oak Creek Distribution Center A 
 185
 
 1,492
 185
 1,492
 1,677
 436
 2005 2008
Oak Creek Distribution Center B 
 227
 
 1,497
 227
 1,497
 1,724
 451
 2005 2008
Airport Commerce Center 
 1,257
 4,012
 939
 1,257
 4,951
 6,208
 2,596
 1998 1998
Westlake Distribution Center 
 1,333
 6,998
 2,308
 1,333
 9,306
 10,639
 5,136
 1998 1998/99
Expressway Commerce Center I 
 915
 5,346
 1,221
 915
 6,567
 7,482
 3,175
 2002 2004
Expressway Commerce Center II 
 1,013
 3,247
 465
 1,013
 3,712
 4,725
 1,843
 2003 2001
Silo Bend Distribution Center 
 4,131
 27,497
 1,265
 4,132
 28,761
 32,893
 5,186
 2011 1987/90



77

SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Tampa East Distribution Center 
 791
 4,758
 493
 791
 5,251
 6,042
 1,077
 2011 1984
Tampa West Distribution Center 
 2,139
 8,502
 1,147
 2,140
 9,648
 11,788
 1,934
 2011 1975/93/94
Madison Distribution Center 
 495
 2,779
 428
 495
 3,207
 3,702
 660
 2012 2007
Madison Distribution Center II & III 
 624
 
 7,004
 624
 7,004
 7,628
 326
 2012 2015
Orlando  
  
  
  
  
  
  
  
    
     Chancellor Center
 
 291
 1,711
 478
 291
 2,189
 2,480
 1,198
 1996/97 1996/97
Exchange Distribution Center I 
 603
 2,414
 2,285
 603
 4,699
 5,302
 3,193
 1994 1975
Exchange Distribution Center II 
 300
 945
 445
 300
 1,390
 1,690
 743
 2002 1976
Exchange Distribution Center III 
 320
 997
 403
 320
 1,400
 1,720
 860
 2002 1980
Sunbelt Distribution Center 
 1,472
 5,745
 5,799
 1,472
 11,544
 13,016
 8,231
 1989/97/98 1974/87/97/98
John Young Commerce Center I 
 497
 2,444
 1,200
 497
 3,644
 4,141
 1,927
 1997/98 1997/98
John Young Commerce Center II 
 512
 3,613
 504
 512
 4,117
 4,629
 2,529
 1998 1999
Altamonte Commerce Center I 
 1,498
 2,661
 2,649
 1,498
 5,310
 6,808
 3,711
 1999 1980/82
Altamonte Commerce Center II 
 745
 2,618
 1,216
 745
 3,834
 4,579
 2,096
 2003 1975
Sunport Center I 
 555
 1,977
 738
 555
 2,715
 3,270
 1,434
 1999 1999
Sunport Center II 
 597
 3,271
 1,515
 597
 4,786
 5,383
 3,260
 1999 2001
Sunport Center III 
 642
 3,121
 1,029
 642
 4,150
 4,792
 2,075
 1999 2002
Sunport Center IV 
 642
 2,917
 1,482
 642
 4,399
 5,041
 2,137
 1999 2004
Sunport Center V 
 750
 2,509
 2,390
 750
 4,899
 5,649
 2,591
 1999 2005
Sunport Center VI 
 672
 
 3,478
 672
 3,478
 4,150
 1,279
 1999 2006
Southridge Commerce Park I 
 373
 
 4,833
 373
 4,833
 5,206
 2,683
 2003 2006
Southridge Commerce Park II 
 342
 
 4,425
 342
 4,425
 4,767
 2,101
 2003 2007
Southridge Commerce Park III 
 547
 
 5,538
 547
 5,538
 6,085
 1,967
 2003 2007
Southridge Commerce Park IV (h) 2,956
 506
 
 4,638
 506
 4,638
 5,144
 1,724
 2003 2006
Southridge Commerce Park V (h) 2,810
 382
 
 4,508
 382
 4,508
 4,890
 1,946
 2003 2006
Southridge Commerce Park VI 
 571
 
 5,272
 571
 5,272
 5,843
 1,708
 2003 2007
Southridge Commerce Park VII 
 520
 
 6,729
 520
 6,729
 7,249
 2,150
 2003 2008
Southridge Commerce Park VIII 
 531
 
 6,343
 531
 6,343
 6,874
 1,751
 2003 2008
Southridge Commerce Park IX 
 468
 
 6,455
 468
 6,455
 6,923
 1,140
 2003 2012
Southridge Commerce Park X 
 414
 
 4,867
 414
 4,867
 5,281
 603
 2003 2012
Southridge Commerce Park XI 
 513
 
 5,927
 513
 5,927
 6,440
 886
 2003 2012


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Southridge Commerce Park XII 
 2,025
 
 16,930
 2,025
 16,930
 18,955
 4,258
 2005 2008
Horizon Commerce Park I 
 991
 
 6,501
 991
 6,501
 7,492
 597
 2008 2014
Horizon Commerce Park II 
 1,111
 
 7,097
 1,111
 7,097
 8,208
 519
 2008 2014
Horizon Commerce Park III 
 991
 
 6,417
 991
 6,417
 7,408
 177
 2008 2016
Horizon Commerce Park IV 
 1,097
 
 8,523
 1,097
 8,523
 9,620
 328
 2008 2015
Jacksonville  
  
  
  
  
  
  
  
    
     Deerwood Distribution Center
 
 1,147
 1,799
 3,400
 1,147
 5,199
 6,346
 2,877
 1989 1978
Phillips Distribution Center 
 1,375
 2,961
 4,392
 1,375
 7,353
 8,728
 5,155
 1994 1984/95
Lake Pointe Business Park 
 3,442
 6,450
 8,110
 3,442
 14,560
 18,002
 10,528
 1993 1986/87
Ellis Distribution Center 
 540
 7,513
 1,191
 540
 8,704
 9,244
 4,509
 1997 1977
Westside Distribution Center 
 2,011
 15,374
 7,446
 2,011
 22,820
 24,831
 11,389
 1997/2008 1984/85
Beach Commerce Center 
 476
 1,899
 644
 476
 2,543
 3,019
 1,327
 2000 2000
Interstate Distribution Center 
 1,879
 5,700
 1,776
 1,879
 7,476
 9,355
 3,724
 2005 1990
Flagler Center 
 7,317
 14,912
 
 7,317
 14,912
 22,229
 201
 2016 1997 & 2005
Ft. Lauderdale/Palm Beach area                    
     Linpro Commerce Center
 
 613
 2,243
 1,941
 616
 4,181
 4,797
 3,182
 1996 1986
Cypress Creek Business Park 
 
 2,465
 1,878
 
 4,343
 4,343
 2,867
 1997 1986
Lockhart Distribution Center 
 
 3,489
 2,905
 
 6,394
 6,394
 4,036
 1997 1986
Interstate Commerce Center 
 485
 2,652
 817
 485
 3,469
 3,954
 2,228
 1998 1988
Executive Airport Distribution Center (i) 7,309
 1,991
 4,857
 5,138
 1,991
 9,995
 11,986
 4,697
 2001 2004/06
Sample 95 Business Park 
 2,202
 8,785
 3,452
 2,202
 12,237
 14,439
 7,572
 1996/98 1990/99
Blue Heron Distribution Center 
 975
 3,626
 1,939
 975
 5,565
 6,540
 3,412
 1999 1986
Blue Heron Distribution Center II 576
 1,385
 4,222
 960
 1,385
 5,182
 6,567
 2,359
 2004 1988
Blue Heron Distribution Center III 
 450
 
 2,671
 450
 2,671
 3,121
 849
 2004 2009
Ft. Myers                    
     SunCoast Commerce Center I
 
 911
 
 4,768
 928
 4,751
 5,679
 1,594
 2005 2008
SunCoast Commerce Center II 
 911
 
 4,952
 928
 4,935
 5,863
 1,863
 2005 2007
SunCoast Commerce Center III 
 1,720
 
 6,584
 1,763
 6,541
 8,304
 1,978
 2006 2008
CALIFORNIA                    
San Francisco area                    
     Wiegman Distribution Center I
 
 2,197
 8,788
 2,094
 2,308
 10,771
 13,079
 5,868
 1996 1986/87


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
     Wiegman Distribution Center II
 
 2,579
 4,316
 152
 2,579
 4,468
 7,047
 564
 2012 1998
Huntwood Distribution Center 
 3,842
 15,368
 3,054
 3,842
 18,422
 22,264
 10,214
 1996 1988
San Clemente Distribution Center 
 893
 2,004
 932
 893
 2,936
 3,829
 1,748
 1997 1978
Yosemite Distribution Center 
 259
 7,058
 1,344
 259
 8,402
 8,661
 4,441
 1999 1974/87
Los Angeles area                    
     Kingsview Industrial Center (e)
 2,454
 643
 2,573
 628
 643
 3,201
 3,844
 1,833
 1996 1980
Dominguez Distribution Center (e) 7,152
 2,006
 8,025
 1,170
 2,006
 9,195
 11,201
 5,327
 1996 1977
Main Street Distribution Center 
 1,606
 4,103
 836
 1,606
 4,939
 6,545
 2,636
 1999 1999
Walnut Business Center (e) 6,667
 2,885
 5,274
 2,282
 2,885
 7,556
 10,441
 3,771
 1996 1966/90
Washington Distribution Center (e) 4,593
 1,636
 4,900
 658
 1,636
 5,558
 7,194
 2,987
 1997 1996/97
Chino Distribution Center (f) 8,113
 2,544
 10,175
 1,623
 2,544
 11,798
 14,342
 7,458
 1998 1980
Ramona Distribution Center 2,666
 3,761
 5,751
 3
 3,761
 5,754
 9,515
 330
 2014 1984
Industry Distribution Center I (e) 17,260
 10,230
 12,373
 4,427
 10,230
 16,800
 27,030
 8,178
 1998 1959
Industry Distribution Center III (e) 1,823
 
 3,012
 (157) 
 2,855
 2,855
 2,855
 2007 1992
Chestnut Business Center 
 1,674
 3,465
 250
 1,674
 3,715
 5,389
 1,814
 1998 1999
Los Angeles Corporate Center 
 1,363
 5,453
 3,056
 1,363
 8,509
 9,872
 5,521
 1996 1986
Santa Barbara  
  
  
  
  
  
  
  
    
     University Business Center
 
 5,517
 22,067
 6,679
 5,519
 28,744
 34,263
 16,120
 1996 1987/88
Fresno                    
     Shaw Commerce Center (e)
 12,282
 2,465
 11,627
 5,144
 2,465
 16,771
 19,236
 10,095
 1998 1978/81/87
San Diego                    
     Eastlake Distribution Center
 
 3,046
 6,888
 1,767
 3,046
 8,655
 11,701
 5,099
 1997 1989
Ocean View Corporate Center (i) 8,819
 6,577
 7,105
 779
 6,577
 7,884
 14,461
 2,393
 2010 2005
TEXAS                    
Dallas                    
     Interstate Distribution Center  I & II (g)
 5,544
 1,746
 4,941
 3,518
 1,746
 8,459
 10,205
 5,869
 1988 1978
Interstate Distribution Center III (g) 2,226
 519
 2,008
 1,570
 519
 3,578
 4,097
 1,862
 2000 1979
Interstate Distribution Center IV 
 416
 2,481
 518
 416
 2,999
 3,415
 1,451
 2004 2002
Interstate Distribution Center V, VI &
VII (h)
 4,627
 1,824
 4,106
 2,121
 1,824
 6,227
 8,051
 2,581
 2009 1979/80/81
Venture Warehouses (g) 4,235
 1,452
 3,762
 2,583
 1,452
 6,345
 7,797
 4,909
 1988 1979


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Stemmons Circle (g) 1,667
 363
 2,014
 692
 363
 2,706
 3,069
 1,774
 1998 1977
ParkView Commerce Center 1-3 
 2,663
 
 18,044
 2,663
 18,044
 20,707
 306
 2014 2015
Shady Trail Distribution Center 
 635
 3,621
 1,200
 635
 4,821
 5,456
 2,228
 2003 1998
Valwood Distribution Center 
 4,361
 34,405
 2,817
 4,361
 37,222
 41,583
 6,396
 2012 1986/87/97/98
Northfield Distribution Center 
 12,470
 50,713
 2,101
 12,470
 52,814
 65,284
 9,032
 2013 1999-2001/03/04/08
Houston                    
World Houston Int'l Business Ctr 1 & 2 (f) 4,831
 660
 5,893
 1,986
 660
 7,879
 8,539
 4,460
 1998 1996
World Houston Int'l Business Ctr 3, 4 &
5 (g)
 4,742
 1,025
 6,413
 1,293
 1,025
 7,706
 8,731
 4,389
 1998 1998
World Houston Int'l Business Ctr 6 (g) 1,886
 425
 2,423
 624
 425
 3,047
 3,472
 1,732
 1998 1998
World Houston Int'l Business Ctr 7 & 8 (g) 5,400
 680
 4,584
 4,677
 680
 9,261
 9,941
 5,206
 1998 1998
World Houston Int'l Business Ctr 9 (g) 3,780
 800
 4,355
 1,805
 800
 6,160
 6,960
 2,748
 1998 1998
World Houston Int'l Business Ctr 10 
 933
 4,779
 350
 933
 5,129
 6,062
 2,349
 2001 1999
World Houston Int'l Business Ctr 11 
 638
 3,764
 1,282
 638
 5,046
 5,684
 2,654
 1999 1999
World Houston Int'l Business Ctr 12 
 340
 2,419
 383
 340
 2,802
 3,142
 1,543
 2000 2002
World Houston Int'l Business Ctr 13 
 282
 2,569
 414
 282
 2,983
 3,265
 1,851
 2000 2002
World Houston Int'l Business Ctr 14 
 722
 2,629
 556
 722
 3,185
 3,907
 1,672
 2000 2003
World Houston Int'l Business Ctr 15 
 731
 
 6,180
 731
 6,180
 6,911
 3,067
 2000 2007
World Houston Int'l Business Ctr 16 
 519
 4,248
 1,481
 519
 5,729
 6,248
 3,003
 2000 2005
World Houston Int'l Business Ctr 17 
 373
 1,945
 799
 373
 2,744
 3,117
 1,279
 2000 2004
World Houston Int'l Business Ctr 18 
 323
 1,512
 251
 323
 1,763
 2,086
 834
 2005 1995
World Houston Int'l Business Ctr 19 
 373
 2,256
 1,126
 373
 3,382
 3,755
 1,866
 2000 2004
World Houston Int'l Business Ctr 20 
 1,008
 1,948
 1,307
 1,008
 3,255
 4,263
 1,859
 2000 2004
World Houston Int'l Business Ctr 21 (f) 2,230
 436
 
 3,506
 436
 3,506
 3,942
 1,375
 2000/03 2006
World Houston Int'l Business Ctr 22 
 436
 
 4,542
 436
 4,542
 4,978
 1,964
 2000 2007
World Houston Int'l Business Ctr 23 (f) 4,567
 910
 
 7,163
 910
 7,163
 8,073
 2,782
 2000 2007
World Houston Int'l Business Ctr 24 
 837
 
 5,516
 837
 5,516
 6,353
 2,203
 2005 2008
World Houston Int'l Business Ctr 25 
 508
 
 3,801
 508
 3,801
 4,309
 1,324
 2005 2008
World Houston Int'l Business Ctr 26 (i) 2,219
 445
 
 3,194
 445
 3,194
 3,639
 1,052
 2005 2008
World Houston Int'l Business Ctr 27 
 837
 
 5,004
 837
 5,004
 5,841
 1,580
 2005 2008


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
World Houston Int'l Business Ctr 28 (i) 3,041
 550
 
 4,437
 550
 4,437
 4,987
 1,328
 2005 2009
World Houston Int'l Business Ctr 29 (i) 3,002
 782
 
 4,141
 974
 3,949
 4,923
 1,144
 2007 2009
World Houston Int'l Business Ctr 30 (i) 4,121
 981
 
 5,776
 1,222
 5,535
 6,757
 1,926
 2007 2009
World Houston Int'l Business Ctr 31A 
 684
 
 3,921
 684
 3,921
 4,605
 1,383
 2008 2011
World Houston Int'l Business Ctr 31B 
 546
 
 3,537
 546
 3,537
 4,083
 816
 2008 2012
World Houston Int'l Business Ctr 32 (h) 3,959
 1,225
 
 5,663
 1,526
 5,362
 6,888
 1,078
 2007 2012
World Houston Int'l Business Ctr 33 
 1,166
 
 7,867
 1,166
 7,867
 9,033
 1,115
 2011 2013
World Houston Int'l Business Ctr 34 
 439
 
 3,373
 439
 3,373
 3,812
 527
 2005 2012
World Houston Int'l Business Ctr 35 
 340
 
 2,475
 340
 2,475
 2,815
 323
 2005 2012
World Houston Int'l Business Ctr 36 
 684
 
 4,879
 684
 4,879
 5,563
 700
 2011 2013
World Houston Int'l Business Ctr 37 
 759
 
 6,384
 759
 6,384
 7,143
 820
 2011 2013
World Houston Int'l Business Ctr 38 
 1,053
 
 7,320
 1,053
 7,320
 8,373
 1,025
 2011 2013
World Houston Int'l Business Ctr 39 
 620
 
 5,202
 620
 5,202
 5,822
 382
 2011 2014
World Houston Int'l Business Ctr 40 
 1,072
 
 9,346
 1,072
 9,346
 10,418
 712
 2011 2014
World Houston Int'l Business Ctr 41 
 649
 
 5,950
 649
 5,950
 6,599
 326
 2011 2014
World Houston Int'l Business Ctr 42 
 571
 
 4,813
 571
 4,813
 5,384
 243
 2011 2015
Central Green Distribution Center 
 566
 4,031
 417
 566
 4,448
 5,014
 2,266
 1999 1998
Glenmont Business Park 
 936
 6,161
 2,916
 936
 9,077
 10,013
 5,133
 1998 1999/2000
Techway Southwest I 
 729
 3,765
 2,281
 729
 6,046
 6,775
 3,477
 2000 2001
Techway Southwest II 
 550
 3,689
 1,283
 550
 4,972
 5,522
 2,596
 2000 2004
Techway Southwest III 
 597
 
 5,578
 751
 5,424
 6,175
 2,556
 1999 2006
Techway Southwest IV 
 535
 
 5,791
 674
 5,652
 6,326
 1,932
 1999 2008
Beltway Crossing Business Park I 
 458
 5,712
 2,725
 458
 8,437
 8,895
 4,044
 2002 2001
Beltway Crossing Business Park II 
 415
 
 2,907
 415
 2,907
 3,322
 1,170
 2005 2007
Beltway Crossing Business Park III 
 460
 
 3,111
 460
 3,111
 3,571
 1,289
 2005 2008
Beltway Crossing Business Park IV 
 460
 
 3,035
 460
 3,035
 3,495
 1,260
 2005 2008
Beltway Crossing Business Park V (i) 3,508
 701
 
 5,051
 701
 5,051
 5,752
 1,873
 2005 2008
Beltway Crossing Business Park VI (h) 3,851
 618
 
 6,082
 618
 6,082
 6,700
 1,723
 2005 2008
Beltway Crossing Business Park VII (h) 3,864
 765
 
 5,959
 765
 5,959
 6,724
 2,210
 2005 2009
Beltway Crossing Business Park VIII 
 721
 
 4,617
 721
 4,617
 5,338
 1,177
 2005 2011
Beltway Crossing Business Park IX 
 418
 
 2,113
 418
 2,113
 2,531
 371
 2007 2012


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Beltway Crossing Business Park X 
 733
 
 3,871
 733
 3,871
 4,604
 625
 2007 2012
Beltway Crossing Business Park XI 
 690
 
 4,101
 690
 4,101
 4,791
 523
 2007 2013
West Road Business Park I 
 621
 
 4,332
 621
 4,332
 4,953
 378
 2012 2014
West Road Business Park II 
 981
 
 5,295
 981
 5,295
 6,276
 426
 2012 2014
West Road Business Park III 
 597
 
 4,245
 597
 4,245
 4,842
 84
 2012 2015
West Road Business Park IV 
 621
 
 4,949
 621
 4,949
 5,570
 166
 2012 2015
Ten West Crossing 1 
 566
 
 2,997
 566
 2,997
 3,563
 431
 2012 2013
Ten West Crossing 2 
 829
 
 4,385
 833
 4,381
 5,214
 716
 2012 2013
Ten West Crossing 3 
 609
 
 4,357
 613
 4,353
 4,966
 680
 2012 2013
Ten West Crossing 4 
 694
 
 4,506
 699
 4,501
 5,200
 620
 2012 2014
Ten West Crossing 5 
 933
 
 5,872
 940
 5,865
 6,805
 573
 2012 2014
Ten West Crossing 6 
 640
 
 4,299
 644
 4,295
 4,939
 307
 2012 2014
Ten West Crossing 7 
 584
 
 5,125
 588
 5,121
 5,709
 83
 2012 2015
El Paso  
  
  
  
  
  
  
  
    
     Butterfield Trail
 
 
 20,725
 8,538
 
 29,263
 29,263
 17,672
 1997/2000 1987/95
Rojas Commerce Park (g) 4,193
 900
 3,659
 3,161
 900
 6,820
 7,720
 4,903
 1999 1986
Americas Ten Business Center I 
 526
 2,778
 1,241
 526
 4,019
 4,545
 2,211
 2001 2003
San Antonio                    
     Alamo Downs Distribution Center
 
 1,342
 6,338
 1,280
 1,342
 7,618
 8,960
 4,133
 2004 1986/2002
Arion Business Park 1-13, 15 
 4,143
 31,432
 6,023
 4,143
 37,455
 41,598
 16,760
 2005 1988-2000/06
Arion Business Park 14 
 423
 
 3,435
 423
 3,435
 3,858
 1,306
 2005 2006
Arion Business Park 16 (f) 2,309
 427
 
 3,654
 427
 3,654
 4,081
 1,212
 2005 2007
Arion Business Park 17 
 616
 
 4,096
 616
 4,096
 4,712
 2,097
 2005 2007
Arion Business Park 18 (h) 1,604
 418
 
 2,373
 418
 2,373
 2,791
 1,002
 2005 2008
Wetmore Business Center 1-4 
 1,494
 10,804
 3,194
 1,494
 13,998
 15,492
 6,781
 2005 1998/99
Wetmore Business Center 5 (i) 2,347
 412
 
 3,436
 412
 3,436
 3,848
 1,531
 2006 2008
Wetmore Business Center 6 (i) 2,568
 505
 
 3,706
 505
 3,706
 4,211
 1,335
 2006 2008
Wetmore Business Center 7 (i) 2,674
 546
 
 3,838
 546
 3,838
 4,384
 1,014
 2006 2008
Wetmore Business Center 8 (i) 5,303
 1,056
 
 7,639
 1,056
 7,639
 8,695
 2,337
 2006 2008
Fairgrounds Business Park 
 1,644
 8,209
 2,176
 1,644
 10,385
 12,029
 4,800
 2007 1985/86
Rittiman Distribution Center 
 1,083
 6,649
 337
 1,083
 6,986
 8,069
 1,187
 2011 2000


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Thousand Oaks Distribution Center 1 
 607
 
 4,292
 607
 4,292
 4,899
 951
 2008 2012
Thousand Oaks Distribution Center 2 
 794
 
 4,719
 794
 4,719
 5,513
 887
 2008 2012
Thousand Oaks Distribution Center 3 
 772
 
 4,457
 772
 4,457
 5,229
 680
 2008 2013
Thousand Oaks Distribution Center 4 
 753
 
 4,688
 753
 4,688
 5,441
 183
 2013 2015
Alamo Ridge Business Park I 
 623
 
 7,970
 623
 7,970
 8,593
 445
 2007 2015
Alamo Ridge Business Park II 
 402
 
 5,567
 402
 5,567
 5,969
 151
 2007 2015
Austin                    
Colorado Crossing Distribution Center (g) 13,265
 4,602
 19,757
 62
 4,602
 19,819
 24,421
 2,764
 2014 2009
Southpark Corporate Center 
 2,670
 14,756
 497
 2,670
 15,253
 17,923
 1,323
 2015 1995
Springdale Business Center 
 2,824
 8,398
 254
 2,824
 8,652
 11,476
 558
 2015 2000
ARIZONA                    
Phoenix area                    
     Broadway Industrial Park I
 
 837
 3,349
 1,031
 837
 4,380
 5,217
 2,663
 1996 1971
Broadway Industrial Park II 
 455
 482
 202
 455
 684
 1,139
 422
 1999 1971
Broadway Industrial Park III 
 775
 1,742
 531
 775
 2,273
 3,048
 1,346
 2000 1983
Broadway Industrial Park IV 
 380
 1,652
 783
 380
 2,435
 2,815
 1,502
 2000 1986
Broadway Industrial Park V 
 353
 1,090
 141
 353
 1,231
 1,584
 662
 2002 1980
Broadway Industrial Park VI (f) 1,801
 599
 1,855
 730
 599
 2,585
 3,184
 1,485
 2002 1979
Broadway Industrial Park VII 
 450
 650
 232
 450
 882
 1,332
 182
 2011 1999
Kyrene Distribution Center 
 1,490
 4,453
 1,813
 1,490
 6,266
 7,756
 3,677
 1999 1981/2001
Southpark Distribution Center 
 918
 2,738
 1,699
 918
 4,437
 5,355
 1,565
 2001 2000
Santan 10 Distribution Center I 
 846
 2,647
 643
 846
 3,290
 4,136
 1,383
 2001 2005
Santan 10 Distribution Center II (f) 3,536
 1,088
 
 5,163
 1,088
 5,163
 6,251
 2,123
 2004 2007
Chandler Freeways 
 1,525
 
 7,381
 1,525
 7,381
 8,906
 820
 2012 2013
Kyrene 202 Business Park I 
 653
 
 5,777
 653
 5,777
 6,430
 368
 2011 2014
Kyrene 202 Business Park II 
 387
 
 3,414
 387
 3,414
 3,801
 231
 2011 2014
Kyrene 202 Business Park VI 
 936
 
 6,970
 936
 6,970
 7,906
 90
 2011 2015
Metro Business Park 
 1,927
 7,708
 7,055
 1,927
 14,763
 16,690
 9,663
 1996 1977/79
35th Avenue Distribution Center (original building was redeveloped; currently in lease-up phase of development program) 
 418
 2,381
 207
 418
 2,588
 3,006
 1,341
 1997 1967
51st Avenue Distribution Center 
 300
 2,029
 1,013
 300
 3,042
 3,342
 1,863
 1998 1987


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
East University Distribution Center I & II (f) 4,093
 1,120
 4,482
 1,633
 1,120
 6,115
 7,235
 3,825
 1998 1987/89
East University Distribution Center III 
 444
 698
 423
 444
 1,121
 1,565
 256
 2010 1981
55th Avenue Distribution Center (f) 3,158
 912
 3,717
 953
 917
 4,665
 5,582
 3,044
 1998 1987
Interstate Commons Distribution Center I 
 311
 1,416
 720
 311
 2,136
 2,447
 1,159
 1999 1988
Interstate Commons Distribution Center III 
 242
 
 2,996
 242
 2,996
 3,238
 947
 2000 2008
Airport Commons Distribution Center 
 1,000
 1,510
 1,356
 1,000
 2,866
 3,866
 1,670
 2003 1971
40th Avenue Distribution Center (i) 4,124
 703
 
 6,059
 703
 6,059
 6,762
 1,874
 2004 2008
Sky Harbor Business Park 
 5,839
 
 21,411
 5,839
 21,411
 27,250
 6,526
 2006 2008
Sky Harbor Business Park 6 
 807
 
 2,177
 807
 2,177
 2,984
 102
 2014 2015
Tucson                    
     Country Club Commerce Center I
 
 506
 3,564
 2,173
 693
 5,550
 6,243
 2,499
 1997/2003 1994/2003
Country Club Commerce Center II 
 442
 3,381
 37
 442
 3,418
 3,860
 1,134
 2007 2000
Country Club Commerce Center III & IV 
 1,407
 
 11,825
 1,575
 11,657
 13,232
 3,936
 2007 2009
Airport Distribution Center 
 1,103
 4,672
 1,549
 1,103
 6,221
 7,324
 3,739
 1998 1995
Southpointe Distribution Center 
 
 3,982
 2,950
 
 6,932
 6,932
 4,229
 1999 1989
Benan Distribution Center 
 707
 1,842
 649
 707
��2,491
 3,198
 1,360
 2005 2001
NORTH CAROLINA  
  
  
  
  
  
  
  
    
Charlotte area  
  
  
  
  
  
  
  
    
     NorthPark Business Park (f)
 12,858
 2,758
 15,932
 4,039
 2,758
 19,971
 22,729
 8,680
 2006 1987-89
Lindbergh Business Park  
 470
 3,401
 453
 470
 3,854
 4,324
 1,485
 2007 2001/03
Commerce Park Center I 
 765
 4,303
 791
 765
 5,094
 5,859
 1,842
 2007 1983
Commerce Park Center II (h) 1,284
 335
 1,603
 297
 335
 1,900
 2,235
 555
 2010 1987
Commerce Park Center III (h) 2,135
 558
 2,225
 932
 558
 3,157
 3,715
 844
 2010 1981
Nations Ford Business Park 
 3,924
 16,171
 3,251
 3,924
 19,422
 23,346
 8,304
 2007 1989/94
Airport Commerce Center 
 1,454
 10,136
 1,976
 1,454
 12,112
 13,566
 3,793
 2008 2001/02
Interchange Park I (i) 5,804
 986
 7,949
 583
 986
 8,532
 9,518
 2,500
 2008 1989
Interchange Park II 
 746
 1,456
 55
 746
 1,511
 2,257
 173
 2013 2000
Ridge Creek Distribution Center I 
 1,284
 13,163
 951
 1,284
 14,114
 15,398
 3,752
 2008 2006
Ridge Creek Distribution Center II (h) 9,567
 3,033
 11,497
 2,116
 3,033
 13,613
 16,646
 2,194
 2011 2003
Ridge Creek Distribution Center III 
 2,459
 11,147
 381
 2,459
 11,528
 13,987
 1,115
 2014 2013


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Lakeview Business Center (h) 4,237
 1,392
 5,068
 912
 1,392
 5,980
 7,372
 1,258
 2011 1996
Steele Creek Commerce Park I (g) 2,882
 993
 
 4,314
 1,010
 4,297
 5,307
 571
 2013 2014
Steele Creek Commerce Park II (g) 2,932
 941
 
 4,458
 957
 4,442
 5,399
 510
 2013 2014
Steele Creek Commerce Park III 
 1,464
 
 6,411
 1,469
 6,406
 7,875
 588
 2013 2014
Steele Creek Commerce Park IV 
 684
 
 3,944
 687
 3,941
 4,628
 249
 2013 2015
Waterford Distribution Center 
 654
 3,392
 501
 654
 3,893
 4,547
 1,102
 2008 2000
LOUISIANA                    
New Orleans                    
     Elmwood Business Park
 
 2,861
 6,337
 4,536
 2,861
 10,873
 13,734
 7,492
 1997 1979
Riverbend Business Park 
 2,557
 17,623
 6,762
 2,557
 24,385
 26,942
 13,630
 1997 1984
COLORADO                    
Denver                    
     Rampart Distribution Center I
 
 1,023
 3,861
 1,973
 1,023
 5,834
 6,857
 4,040
 1988 1987
Rampart Distribution Center II 
 230
 2,977
 1,164
 230
 4,141
 4,371
 2,697
 1996/97 1996/97
Rampart Distribution Center III 
 1,098
 3,884
 1,866
 1,098
 5,750
 6,848
 2,876
 1997/98 1999
Rampart Distribution Center IV 
 590
 
 8,128
 590
 8,128
 8,718
 319
 2012 2014
Concord Distribution Center (h) 3,599
 1,051
 4,773
 439
 1,051
 5,212
 6,263
 1,879
 2007 2000
Centennial Park (i) 3,541
 750
 3,319
 1,738
 750
 5,057
 5,807
 1,697
 2007 1990
NEVADA                    
Las Vegas                    
     Arville Distribution Center 
 4,933
 5,094
 430
 4,933
 5,524
 10,457
 1,691
 2009 1997
MISSISSIPPI                    
Jackson area                    
     Interchange Business Park 
 343
 5,007
 3,246
 343
 8,253
 8,596
 5,279
 1997 1981
     Tower Automotive 
 
 9,958
 1,256
 17
 11,197
 11,214
 4,633
 2001 2002
     Metro Airport Commerce Center I 
 303
 1,479
 1,074
 303
 2,553
 2,856
 1,505
 2001 2003
  258,594
 306,373
 949,399
 857,301
 308,931
 1,804,142
 2,113,073
 693,887
    


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
 Land Buildings and Improvements  Land Buildings and Improvements Total 
Industrial Development (d):  
  
  
  
  
  
  
  
    
FLORIDA  
  
  
  
  
  
  
  
    
     Oak Creek Distribution Center land
 
 1,226
 
 2,455
 1,446
 2,235
 3,681
 
 2005 n/a
Madison Distribution Center IV & V 
 565
 
 6,960
 565
 6,960
 7,525
 
 2012 2016
Horizon Commerce Park V 
 1,108
 
 3,327
 1,108
 3,327
 4,435
 
 2008 n/a
Horizon Commerce Park VII 
 962
 
 5,929
 962
 5,929
 6,891
 
 2008 n/a
Horizon Commerce Park land 
 6,701
 
 9,428
 6,701
 9,428
 16,129
 
 2008/09 n/a
SunCoast Commerce Center IV 
 1,733
 
 4,522
 1,762
 4,493
 6,255
 
 2006 n/a
SunCoast Commerce Center land 
 9,159
 
 4,484
 9,343
 4,300
 13,643
 
 2006 n/a
Weston Commerce Park 
 4,163
 9,951
 167
 4,163
 10,118
 14,281
 22
 2016 n/a
Gateway Commerce Park land 
 26,728
 
 516
 26,728
 516
 27,244
 
 2016 n/a
TEXAS                    
North Stemmons land 
 537
 
 276
 537
 276
 813
 
 2001 n/a
CreekView 121 1 & 2 
 3,275
 
 8,580
 3,275
 8,580
 11,855
 
 2015 n/a
CreekView 121 land 
 7,922
 
 874
 7,922
 874
 8,796
 
 2015/16 n/a
Parc North 1-4 
 4,615
 26,358
 1,147
 4,615
 27,505
 32,120
 147
 2016 2016
Parc North land 
 2,519
 
 194
 2,519
 194
 2,713
 
 2016 n/a
World Houston Int'l Business Ctr land 
 2,989
 
 2,119
 3,724
 1,384
 5,108
 
 2007 n/a
World Houston Int'l Business Ctr land - 2011 expansion 
 1,636
 
 4,309
 2,921
 3,024
 5,945
 
 2011 n/a
World Houston Int'l Business Ctr land - 2015 expansion 
 6,040
 
 1,132
 6,041
 1,131
 7,172
 
 2015 n/a
Ten West Crossing land 
 1,126
 
 798
 1,135
 789
 1,924
 
 2012 n/a
West Road Business Park land 
 484
 
 741
 484
 741
 1,225
 
 2012 n/a
Americas Ten Business Center II & III land 
 1,365
 
 1,079
 1,365
 1,079
 2,444
 
 2001 n/a
Alamo Ridge Business Park III 
 907
 
 9,652
 907
 9,652
 10,559
 
 2007 n/a
 Alamo Ridge Business Park IV 
 354
 
 4,591
 354
 4,591
 4,945
 
 2007 n/a
 Eisenhauer Point Business Park 1 & 2 
 1,881
 
 13,895
 1,881
 13,895
 15,776
 139
 2015 2016
Eisenhauer Point Business Park 3 
 577
 
 2,171
 577
 2,171
 2,748
 
 2015 n/a
Eisenhauer Point Business Park 4 
 555
 
 2,098
 555
 2,098
 2,653
 
 2015 n/a
Eisenhauer Point Business Park land 
 1,387
 
 648
 1,387
 648
 2,035
 
 2015 n/a
Eisenhauer Point Business Park land phase 2 
 3,225
 
 679
 3,225
 679
 3,904
 
 2016 n/a
ARIZONA                    


SCHEDULE III
REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2016 (In thousands, except footnotes)
Description Encumbrances Initial Cost to the Company 
Costs
Capitalized Subsequent to Acquisition
 Gross Amount Carried at Close of Period Accumulated Depreciation Year Acquired Year Constructed
    Land Buildings and Improvements   Land Buildings and Improvements Total      
Kyrene 202 Business Park land 
 1,244
 
 1,005
 1,244
 1,005
 2,249
 
 2011 n/a
35th Avenue Distribution Center - redevelopment 
 
 
 1,664
 
 1,664
 1,664
 
 1997 2016
Ten Sky Harbor Business Center 
 1,568
 
 3,697
 1,569
 3,696
 5,265
 
 2015 2016
Falcon Field Business Center land 
 1,311
 
 333
 1,311
 333
 1,644
 
 2015 n/a
     Airport Distribution Center II land
 
 300
 
 117
 300
 117
 417
 
 2000 n/a
     Country Club V 
 2,885
 
 410
 2,885
 410
 3,295
 
 2016 n/a
NEVADA                    
     Jones Corporate Park 
 13,068
 26,325
 147
 13,069
 26,471
 39,540
 55
 2016 2016
NORTH CAROLINA                    
     Steele Creek Commerce Center VI 
 867
 
 6,139
 870
 6,136
 7,006
 
 2013/14 2016
     Steele Creek Commerce Center land 
 5,731
 
 1,947
 5,735
 1,943
 7,678
 
 2013-2016 n/a
     Airport Commerce Center III land
 
 855
 
 770
 855
 770
 1,625
 
 2008 n/a
MISSISSIPPI                    
     Metro Airport Commerce Center II land
 
 307
 
 399
 307
 399
 706
 
 2001 n/a
  
 121,875
 62,634
 109,399
 124,347
 169,561
 293,908
 363
    
Total real estate owned (a)(b) $258,594
 428,248
 1,012,033
 966,700
 433,278
 1,973,703
 2,406,981
 694,250
    
See accompanying Report of Independent Registered Public Accounting Firm on Financial Statement Schedules.
  
    




(a)  Changes in Real Estate Properties follow:                                                                                                                                                                                                                                                                                                                                                                                            
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands)
Balance at beginning of year $1,768,032
 1,662,593
 1,521,177
$2,219,448
 2,074,946
 1,927,326
Purchases of real estate properties 65,387
 48,934
 80,624
22,228
 28,648
 47,477
Development of real estate properties76,240
 55,404
 42,148
203,765
 95,032
 97,696
Improvements to real estate properties21,438
 18,164
 18,686
23,157
 25,778
 19,862
Carrying amount of investments sold (3,475) (16,756) 
(61,121) (4,750) (17,049)
Write-off of improvements (296) (307) (42)(496) (206) (366)
Balance at end of year (1)
$1,927,326
 1,768,032
 1,662,593
$2,406,981
 2,219,448
 2,074,946

(1)
Includes 20% noncontrolling interests in Castilian Research Center of $1,794,000$0 and $1,795,000 at December 31, 20132016 and $1,794,000 at December 31, 20122015, respectively, and in University Business Center of $6,496,000$6,853,000 and $6,418,000,$6,670,000 at December 31, 2016 and 2015, respectively.

Changes in the accumulated depreciation on real estate properties follow:                                                                                                                                                                                                                                                                                                                                                                                  
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands)
Balance at beginning of year $496,247
 451,805
 403,187
$657,454
 600,526
 550,113
Depreciation expense 54,284
 51,564
 48,648
63,793
 59,882
 57,303
Accumulated depreciation on assets sold (126) (6,819) 
(26,501) (2,748) (6,525)
Other (292) (303) (30)(496) (206) (365)
Balance at end of year $550,113
 496,247
 451,805
$694,250
 657,454
 600,526
  
(b)The estimated aggregate cost of real estate properties at December 31, 20132016 for federal income tax purposes was approximately $1,893,741,000$2,370,650,000 before estimated accumulated tax depreciation of $356,567,000.$467,599,000.  The federal income tax return for the year ended December 31, 2013,2016, has not been filed and accordingly, this estimate is based on preliminary data.

(c)
The Company computes depreciation using the straight-line method over the estimated useful lives of the buildings (generally 40 years) and improvements (generally 3 to 15 years).   

(d)
The Company transfers development propertiesprojects to realReal estate properties the earlier of 80% occupancy or one year after completion of the shell construction.

(e)EastGroup has a $59,087,000$52,231,000 limited recourse first mortgage loan with an insurance company secured by Dominguez, Industry Distribution Center I & III, Kingsview, Shaw, Walnut and Washington.  The loan has a recourse liability of $5 million which will be released based on the secured properties generating certain base rent amounts.

(f)
EastGroup has a $57,368,000$47,496,000 non-recourse first mortgage loan with an insurance company secured by Arion 16, Broadway VI, Chino, East University I & II, Northpark, I-IV, Santan 10 II, 55th Avenue and World Houston 1 & 2 and 21 & 23.

(g)EastGroup has a $59,827,000$52,752,000 non-recourse first mortgage loan with an insurance company secured by America Plaza, Central Green, Glenmont IColorado Crossing, Interstate I-III, Rojas, Steele Creek 1 & II, Interstate I, II & III, Rojas,2, Stemmons Circle, Venture West Loop I & II, and World Houston 3-9.

(h)EastGroup has a $50,519,000$44,493,000 non-recourse first mortgage loan with an insurance company secured by Arion 18, Beltway Crossing VI & VII, Commerce Park II & III, Concord, Distribution Center, Interstate Distribution Center V, VI & VII,V-VII, Lakeview, Business Center, Ridge Creek Distribution Center II, Southridge IV & V and World Houston 32.

(i)EastGroup has a $26,907,000 non-recourse first mortgage loan with an insurance company secured by Americas Ten I, Kirby, Palm River North I, II & III, Shady Trail, Westlake I & II, and World Houston 17.

78




(j)EastGroup has a $27,812,000 non-recourse first mortgage loan with an insurance company secured by Country Club I, Lake Pointe, Techway Southwest II, and World Houston 19 & 20.

(k)EastGroup has a $28,833,000 non-recourse first mortgage loan with an insurance company secured by Huntwood and Wiegman.

(l)EastGroup has a $60,131,000 non-recourse first mortgage loan with an insurance company secured by Alamo Downs, Arion 1-15 & 17, Rampart I, II, III & IV, Santan 10, and World Houston 16.

(m)EastGroup has a $61,402,000 non-recourse first mortgage loan with an insurance company secured by Beltway II, III & IV, Commerce Park 1, Eastlake, Fairgrounds I-IV, Nations Ford I-IV, Techway Southwest III, Wetmore I-IV, and World Houston 15 & 22.

(n)
EastGroup has a $66,805,000$58,380,000 non-recourse first mortgage loan with an insurance company secured by 40th Avenue, Beltway Crossing V, Centennial Park, Executive Airport, Interchange Park I, Ocean View, Techway Southwest IV, Wetmore V-VIII,5-8 and World Houston 26, 28, 29 & 30.


79




SCHEDULE IV
MORTGAGE LOANS ON REAL ESTATE
December 31, 20132016

Number of Loans 
Interest
Rate
 Maturity Date 
Periodic
Payment Terms
Number of Loans 
Interest
Rate
 Maturity Date 
Periodic
Payment Terms
First mortgage loans:              
S&K Properties - Florida1 6.00%(a) 10/2016 Principal of $4,000 and interest due monthly; balloon payment of $3,456,000 due at maturity (10/08/16)
JCB Limited - California1 5.25% 10/2017 Principal and interest due monthly1 5.25% October 2017 Principal and interest due monthly
JCB Limited - California1 5.25% 10/2017 Principal and interest due monthly1 5.25% October 2017 Principal and interest due monthly
Total mortgage loans (b)3  
    
Total mortgage loans (a)2  
    

Face Amount
of Mortgages
Dec. 31, 2013
 
Carrying
Amount of
Mortgages
 
Principal
Amount of Loans
Subject to Delinquent
Principal or Interest (c)
Face Amount
of Mortgages
Dec. 31, 2016
 
Carrying
Amount of
Mortgages
 
Principal
Amount of Loans
Subject to Delinquent
Principal or Interest (b)
(In thousands)(In thousands)
First mortgage loans:          
S&K Properties - Florida$3,793
 3,769
 
JCB Limited - California2,068
 2,068
 
$1,927
 1,927
 
JCB Limited - California3,033
 3,033
 
2,825
 2,825
 
Total mortgage loans$8,894
 8,870 (d)(e) 
$4,752
 4,752 (c)(d) 
 

(a)This mortgage loan has a stated interest rate of 6.0% and an effective interest rate of 6.4%.  A discount on mortgage loan receivable of $198,000 was recognized at the inception of the loan and is shown in the table in footnote (d) below.
(b)Reference is made to allowance for possible losses on mortgage loans receivable in the Notes to Consolidated Financial Statements.
(c)(b)Interest in arrears for three months or less is disregarded in computing principal amount of loans subject to delinquent interest.
(d)(c)Changes in mortgage loans follow:
Years Ended December 31,Years Ended December 31,
2013 2012 20112016 2015 2014
(In thousands)
Balance at beginning of year$9,323
 4,110
 4,131
$4,875
 4,991
 8,870
Advances on mortgage loans receivable
 5,223
 

 
 
Payments on mortgage loans receivable(463) (20) (33)(123) (116) (3,902)
Amortization of discount on mortgage loan receivable10
 10
 12

 
 23
Balance at end of year$8,870
 9,323
 4,110
$4,752
 4,875
 4,991
 
(e)(d)  The aggregate cost for federal income tax purposes is approximately $8.89$4.75 million.  The federal income tax return for the year ended December 31, 2013,2016, has not been filed and, accordingly, the income tax basis of mortgage loans as of December 31, 2013,2016, is based on preliminary data.













See accompanying Report of Independent Registered Public Accounting Firm on Financial Statement Schedules.


80




SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
 EASTGROUP PROPERTIES, INC. 
   
 By: /s/ DAVID H. HOSTER IIMARSHALL A. LOEB  
 David H. Hoster II,Marshall A. Loeb, Chief Executive Officer, President & Director 
 February 14, 201415, 2017 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated.
 
D. Pike Aloian, Director H. C. Bailey, Jr., Director
February 14, 201415, 2017 February 14, 201415, 2017
   
 
H. Eric Bolton, Jr., Director Hayden C. Eaves III, Director
February 14, 201415, 2017 February 14, 201415, 2017
   
 
Fredric H. Gould, Director Mary Elizabeth McCormick, Director
February 14, 201415, 2017 February 14, 201415, 2017
   
 
David M. Osnos, DirectorLeland R. Speed, Chairman Emeritus of the Board Leland R. Speed,David H. Hoster II, Chairman of the Board
February 14, 201415, 2017 February 14, 201415, 2017
   
/s/ N. KEITH MCKEY   
* By N. Keith McKey, Attorney-in-fact  
February 14, 201415, 2017  
 

/s/ DAVID H. HOSTER II MARSHALL A. LOEB 
David H. Hoster II,Marshall A. Loeb, Chief Executive Officer, 
President & Director 
(Principal Executive Officer) 
February 14, 201415, 2017 
  
/s/ BRUCE CORKERN  
Bruce Corkern, Sr. Vice-President, Controller and 
Chief Accounting Officer 
(Principal Accounting Officer) 
February 14, 201415, 2017 
  
/s/ N. KEITH MCKEY  
N. Keith McKey, Executive Vice-President, 
Chief Financial Officer, Treasurer and Secretary 
(Principal Financial Officer) 
February 14, 201415, 2017 

81




EXHIBIT INDEX
 
(3)Exhibits:

The following exhibits are filed with this Form 10-K or incorporated by reference to the listed document previously filed with the SEC:

NumberDescription
(3)Articles of Incorporation and Bylaws
(a)Articles of Incorporation (incorporated by reference to Appendix B to the Company's Proxy Statement for its Annual Meeting of Stockholders held on June 5, 1997).
(b)EastGroup Properties, Inc. Bylaws, effective May 29, 2013Amended through December 5, 2014 (incorporated by reference to Exhibit 3.1 to the Company's Form 8-K filed May 31, 2013)December 10, 2014).
  
(10)Material Contracts (*Indicates management or compensatory agreement):
(a)Form of Severance and Change in Control Agreement that the Company has entered into with Leland R. Speed, David H. Hoster IIMarshall A. Loeb and N. Keith McKey (incorporated by reference to Exhibit 10(a) to the Company's Form 8-K filed January 7, 2009)May 18, 2016).*
(b)Form of Severance and Change in Control Agreement that the Company has entered into with John F. Coleman, William D. Petsas, Brent W. Wood and C. Bruce Corkern (incorporated by reference to Exhibit 10(b) to the Company's Form 8-K filed January 7, 2009)May 18, 2016).*
(c)Third Amended and Restated Credit Agreement Dated January 2, 2013 among EastGroup Properties, L.P.; EastGroup Properties, Inc.; PNC Bank, National Association, as Administrative Agent; Regions Bank and SunTrust Bank as Co-Syndication Agents; U.S. Bank National Association and Wells Fargo Bank, National Association as Co-Documentation Agents; PNC Capital Markets LLC, as Sole Lead Arranger and Sole Bookrunner; and the Lenders thereunder (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed January 8, 2013).
(d)First Amendment to Third Amended and Restated Credit Agreement, dated as of August 9, 2013, among EastGroup Properties, L.P., EastGroup Properties, Inc. and PNC Bank, National Association, as administrative agent, and each of the financial institutions party thereto as lenders (incorporated by reference to Exhibit 10.2 to the Company's Form 8-K filed August 30, 2013).
(e)2012 Term LoanSecond Amendment to Third Amended and Restated Credit Agreement dated as of August 31, 2012July 30, 2015 by and among EastGroup Properties, Inc.,L.P.; EastGroup Properties, L.P., each of the financial institutions party thereto as lenders,Inc.; PNC Bank, National Association, as administrative agent, U.S. Bank National Association, as syndication agent, and PNC Capital Markets LLC, as lead arranger and book runner (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed September 7, 2012).
(f)First Amendment to 2012 Term Loan Agreement dated as of January 31, 2013 by and among EastGroup Properties, Inc., EastGroup Properties, L.P., PNC Bank, National Association, as administrative agent, and each of the financial institutions party thereto as lenders (incorporated by reference to the Company's Form 10-K for the year ended December 31, 2012).
(g)Second Amendment to the 2012 Term Loan Agreement, dated as of August 9, 2013 by and among EastGroup Properties, Inc., EastGroup Properties, L.P., PNC Bank, National Association, as administrative agent,Administrative Agent; and each of the financial institutions party thereto as lenders (incorporated by reference to Exhibit 10.310.1 to the Company's Form 8-K filed August 30, 2013)4, 2015).
(h)Sales Agency Financing Agreement dated as of September 20, 2012 between EastGroup Properties, Inc. and BNY Mellon Capital Markets, LLC (incorporated by reference to Exhibit 1.1 to the Company’s Form 8-K filed September 24, 2012).
(i)Sales Agency Financing Agreement dated as of September 20, 2012 between EastGroup Properties, Inc. and Raymond James & Associates, Inc. (incorporated by reference to Exhibit 1.2 to the Company’s Form 8-K filed September 24, 2012).
(j)(f)EastGroup Properties, Inc. 2013 Equity Incentive Plan (incorporated by reference to Appendix A to the proxy material for the 2013 Annual Meeting of Stockholders).*
(k)(g)EastGroup Properties, Inc. Director Compensation Program (incorporated by reference to Exhibit 10(b)10.1 to the Company's Form 10-Q for the period ended8-K filed June 30, 2013)2, 2015).*
(l)(h)Note Purchase Agreement, dated as of August 28, 2013, among EastGroup Properties, L.P., EastGroup Properties, Inc. and the purchasers of the notes party thereto (including the form of the 3.80% Senior Notes due August 28, 2025) (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed August 30, 2013).

82



(i)
(m)2013 Term LoanSales Agency Financing Agreement dated as of December 13, 2013 by and among EastGroup Properties, L.P.,February 19, 2014 between EastGroup Properties, Inc., PNC Bank, National Association, as administrative agent, PNC and BNY Mellon Capital Markets, LLC as lead arranger(incorporated by reference to Exhibit 1.1 to the Company's Form 8-K filed February 25, 2014).
(j)Sales Agency Financing Agreement dated February 19, 2014 between EastGroup Properties, Inc. and bookrunner,Merrill Lynch, Pierce, Fenner & Smith Incorporated (incorporated by reference to Exhibit 1.2 to the Company's Form 8-K filed February 25, 2014).
(k)Sales Agency Financing Agreement dated February 19, 2014 between EastGroup Properties, Inc. and each ofRaymond James & Associates, Inc. (incorporated by reference to Exhibit 1.3 to the financial institutions party thereto as lenders (filed herewith)Company's Form 8-K filed February 25, 2014).
  
(12)Statement of computation of ratio of earnings to combined fixed charges and preferred stock distributions (filed herewith)
  
(21)Subsidiaries of EastGroup Properties, Inc. (filed herewith).


  
(23)Consent of KPMG LLP (filed herewith).
  
(24)Powers of attorney (filed herewith).
  
(31)Rule 13a-14(a)/15d-14(a) Certifications (pursuant to Section 302 of the Sarbanes-Oxley Act of 2002)
(a)David H. Hoster II,Marshall A. Loeb, Chief Executive Officer
(b)N. Keith McKey, Chief Financial Officer
  
(32)Section 1350 Certifications (pursuant to Section 906 of the Sarbanes-Oxley Act of 2002)
(a)David H. Hoster II,Marshall A. Loeb, Chief Executive Officer
(b)N. Keith McKey, Chief Financial Officer
  
(101)
The following materials from EastGroup Properties, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2013,2016, formatted in XBRL (eXtensible Business Reporting Language): (i) consolidated balance sheets, (ii) consolidated statements of income and comprehensive income, (iii) consolidated statements of changes in equity, (iv) consolidated statements of cash flows, and (v) the notes to the consolidated financial statements.**

** Pursuant to Rule 406T of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.



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