LOANS AND ALLOWANCE FOR LOAN LOSSES | LOANS AND ALLOWANCE FOR LOAN LOSSES Loans are stated at their face amount, net of deferred fees and costs, and consist of the following at December 31, 2016 and 2015 (dollars in thousands): 2016 2015 Construction and Land Development $ 751,131 $ 749,720 Commercial Real Estate - Owner Occupied 857,805 860,086 Commercial Real Estate - Non-Owner Occupied 1,564,295 1,270,480 Multifamily Real Estate 334,276 322,528 Commercial & Industrial 551,526 435,365 Residential 1-4 Family 1,029,547 978,469 Auto 262,071 234,061 HELOC 526,884 516,726 Consumer and all other 429,525 304,027 Total loans held for investment, net (1) $ 6,307,060 $ 5,671,462 (1) Loans, as presented, are net of deferred fees and costs totaling $1.8 million and $3.0 million as of December 31, 2016 and 2015 , respectively. On October 16, 2015, the Company entered into an agreement to sell its credit card portfolio, approximating $26.4 million in outstanding balances, and entered into an outsourcing partnership with Elan Financial Services. The Company sold these loans at a premium. The sale of the credit card portfolio resulted in an after-tax benefit of $805,000 on the Company’s Consolidated Statement of Income in 2015. As part of the agreement, the Company will continue to share in interchange fee income and finance charges. The following table shows the aging of the Company’s loan portfolio, by segment, at December 31, 2016 (dollars in thousands): 30-59 Days Past Due 60-89 Days Past Due Greater than 90 Days and still Accruing PCI Nonaccrual Current Total Loans Construction and Land Development $ 1,162 $ 232 $ 76 $ 2,922 $ 2,037 $ 744,702 $ 751,131 Commercial Real Estate - Owner Occupied 1,842 109 35 18,343 794 836,682 857,805 Commercial Real Estate - Non-Owner Occupied 2,369 — — 17,303 — 1,544,623 1,564,295 Multifamily Real Estate 147 — — 2,066 — 332,063 334,276 Commercial & Industrial 759 858 9 1,074 124 548,702 551,526 Residential 1-4 Family 7,038 534 2,048 16,200 5,279 998,448 1,029,547 Auto 2,570 317 111 — 169 258,904 262,071 HELOC 1,836 1,140 635 1,161 1,279 520,833 526,884 Consumer and all other 2,522 1,431 91 223 291 424,967 429,525 Total loans held for investment $ 20,245 $ 4,621 $ 3,005 $ 59,292 $ 9,973 $ 6,209,924 $ 6,307,060 The following table shows the aging of the Company’s loan portfolio, by segment, at December 31, 2015 (dollars in thousands): 30-59 Days Past Due 60-89 Days Past Due Greater than 90 Days and still Accruing PCI Nonaccrual Current Total Loans Construction and Land Development $ 3,155 $ 380 $ 128 $ 5,986 $ 2,113 $ 737,958 $ 749,720 Commercial Real Estate - Owner Occupied 1,714 118 103 27,388 3,904 826,859 860,086 Commercial Real Estate - Non-Owner Occupied 771 — 723 13,519 100 1,255,367 1,270,480 Multifamily Real Estate — — 272 1,555 — 320,701 322,528 Commercial & Industrial 1,056 27 124 1,813 429 431,916 435,365 Residential 1-4 Family 15,023 6,774 3,638 21,159 3,563 928,312 978,469 Auto 2,312 233 60 — 192 231,264 234,061 HELOC 2,589 1,112 762 1,791 1,348 509,124 516,726 Consumer and all other 1,167 689 19 526 287 301,339 304,027 Total loans held for investment $ 27,787 $ 9,333 $ 5,829 $ 73,737 $ 11,936 $ 5,542,840 $ 5,671,462 Nonaccrual loans totaled $10.0 million , $11.9 million , and $19.3 million at December 31, 2016 , 2015 and 2014 , respectively. Had these loans performed in accordance with their original terms, interest income of approximately $452,000 , $487,000 , and $795,000 would have been recorded in 2016 , 2015 , and 2014 , respectively. All nonaccrual loans were included in the impaired loan disclosure in 2016 and 2015 . The following table shows the PCI loan portfolios, by segment and their delinquency status, at December 31, 2016 (dollars in thousands): 30-89 Days Past Due Greater than 90 Days Current Total Construction and Land Development $ — $ 84 $ 2,838 $ 2,922 Commercial Real Estate - Owner Occupied 271 519 17,553 18,343 Commercial Real Estate - Non-Owner Occupied 409 126 16,768 17,303 Multifamily Real Estate — — 2,066 2,066 Commercial & Industrial 44 56 974 1,074 Residential 1-4 Family 1,298 945 13,957 16,200 HELOC 175 121 865 1,161 Consumer and all other — — 223 223 Total $ 2,197 $ 1,851 $ 55,244 $ 59,292 The following table shows the PCI loan portfolios, by segment and their delinquency status, at December 31, 2015 (dollars in thousands): 30-89 Days Past Due Greater than 90 Days Current Total Construction and Land Development $ 369 $ 241 $ 5,376 $ 5,986 Commercial Real Estate - Owner Occupied 1,139 1,412 24,837 27,388 Commercial Real Estate - Non-Owner Occupied 755 202 12,562 13,519 Multifamily Real Estate — — 1,555 1,555 Commercial & Industrial 209 21 1,583 1,813 Residential 1-4 Family 2,143 1,923 17,093 21,159 HELOC 410 458 923 1,791 Consumer and all other — — 526 526 Total $ 5,025 $ 4,257 $ 64,455 $ 73,737 The Company measures the amount of impairment by evaluating loans either in their collective homogeneous pools or individually. The following table shows the Company’s impaired loans, excluding PCI loans, by segment at December 31, 2016 and 2015 (dollars in thousands): December 31, 2016 December 31, 2015 Recorded Investment Unpaid Principal Balance Related Allowance Recorded Investment Unpaid Principal Balance Related Allowance Loans without a specific allowance Construction and Land Development $ 13,877 $ 14,353 $ — $ 33,250 $ 33,731 $ — Commercial Real Estate - Owner Occupied 5,886 6,042 — 7,781 8,983 — Commercial Real Estate - Non-Owner Occupied 1,399 1,399 — 5,328 5,325 — Multifamily Real Estate — — — 3,828 3,828 — Commercial & Industrial 648 890 — 711 951 — Residential 1-4 Family 8,496 9,518 — 7,564 8,829 — Auto — — — 7 7 — HELOC 1,017 1,094 — 1,786 2,028 — Consumer and all other 230 427 — 211 211 — Total impaired loans without a specific allowance $ 31,553 $ 33,723 $ — $ 60,466 $ 63,893 $ — Loans with a specific allowance Construction and Land Development $ 1,395 $ 1,404 $ 107 $ 3,167 $ 3,218 $ 538 Commercial Real Estate - Owner Occupied 646 646 4 3,237 3,239 358 Commercial Real Estate - Non-Owner Occupied 2,809 2,809 474 907 907 75 Commercial & Industrial 857 880 14 1,952 1,949 441 Residential 1-4 Family 3,335 3,535 200 6,065 6,153 418 Auto 169 235 1 192 199 1 HELOC 323 433 15 769 925 76 Consumer and all other 62 298 1 363 512 95 Total impaired loans with a specific allowance $ 9,596 $ 10,240 $ 816 $ 16,652 $ 17,102 $ 2,002 Total impaired loans $ 41,149 $ 43,963 $ 816 $ 77,118 $ 80,995 $ 2,002 The following table shows the average recorded investment and interest income recognized for the Company’s impaired loans, excluding PCI loans, by segment for the years ended December 31, 2016 , 2015 and 2014 (dollars in thousands): December 31, 2016 December 31, 2015 December 31, 2014 Average Investment Interest Income Recognized Average Investment Interest Income Recognized Average Investment Interest Income Recognized Construction and Land Development $ 15,346 $ 681 $ 36,441 $ 2,265 $ 56,183 $ 2,382 Commercial Real Estate - Owner Occupied 6,290 242 11,409 348 22,719 1,017 Commercial Real Estate - Non-Owner Occupied 4,188 134 6,201 250 29,136 1,292 Multifamily Real Estate — — 3,854 244 4,657 284 Commercial & Industrial 2,800 95 3,404 139 6,426 195 Residential 1-4 Family 12,716 291 14,468 410 18,244 571 Auto 244 5 235 6 7 — HELOC 1,513 19 2,757 54 1,522 35 Consumer and all other 567 8 639 19 2,287 95 Total impaired loans $ 43,664 $ 1,475 $ 79,408 $ 3,735 $ 141,181 $ 5,871 The Company considers TDRs to be impaired loans. A modification of a loan’s terms constitutes a TDR if the creditor grants a concession that it would not otherwise consider to the borrower for economic or legal reasons related to the borrower’s financial difficulties. All loans that are considered to be TDRs are evaluated for impairment in accordance with the Company’s allowance for loan loss methodology and are included in the preceding impaired loan tables. For the year ended December 31, 2016 , the recorded investment in restructured loans prior to modifications was not materially impacted by the modification. The following table provides a summary, by segment, of TDRs that continue to accrue interest under the terms of the restructuring agreement, which are considered to be performing, and TDRs that have been placed in nonaccrual status, which are considered to be nonperforming, as of December 31, 2016 and 2015 (dollars in thousands): December 31, 2016 December 31, 2015 No. of Loans Recorded Investment Outstanding Commitment No. of Loans Recorded Investment Outstanding Commitment Performing Construction and Land Development 8 $ 3,793 $ — 6 $ 3,349 $ — Commercial Real Estate - Owner Occupied 7 3,106 — 5 1,530 — Commercial Real Estate - Non-Owner Occupied 2 2,390 — 2 2,390 — Commercial & Industrial 3 533 — 5 261 — Residential 1-4 Family 28 4,145 — 27 3,173 — Consumer and all other — — — 1 77 — Total performing 48 $ 13,967 $ — 46 $ 10,780 $ — Nonperforming Construction and Land Development 2 $ 215 $ — 2 $ 321 $ — Commercial Real Estate - Owner Occupied 2 156 — 1 137 — Commercial & Industrial 1 116 — 1 2 — Residential 1-4 Family 8 948 — 6 1,142 — HELOC — — — 1 319 — Total nonperforming 13 $ 1,435 $ — 11 $ 1,921 $ — Total performing and nonperforming 61 $ 15,402 $ — 57 $ 12,701 $ — The Company considers a default of a restructured loan to occur when the borrower is 90 days past due following the restructure or a foreclosure and repossession of the applicable collateral occurs. During the years ended December 31, 2016 and 2015 , the Company did not identify any material restructured loans that went into default that had been restructured in the twelve-month period prior to default. The following table shows, by segment and modification type, TDRs that occurred during the years ended December 31, 2016 and 2015 (dollars in thousands): 2016 2015 No. of Loans Recorded Investment at Period End No. of Loans Recorded Investment at Period End Modified to interest only, at a market rate Construction and Land Development 2 $ 325 — $ — Commercial Real Estate - Owner Occupied 2 483 — — Commercial & Industrial 1 34 1 19 Residential 1-4 Family 1 158 1 21 Total interest only at market rate of interest 6 $ 1,000 2 $ 40 Term modification, at a market rate Construction and Land Development 2 $ 1,444 — $ — Commercial Real Estate - Owner Occupied 3 1,326 3 282 Commercial & Industrial 1 444 2 162 Residential 1-4 Family 6 980 11 936 Consumer and all other — — 1 77 Total loan term extended at a market rate 12 $ 4,194 17 $ 1,457 Term modification, below market rate Construction and Land Development — $ — 1 $ 400 Commercial Real Estate - Owner Occupied — — 1 866 Residential 1-4 Family 7 1,309 7 1,039 Total loan term extended at a below market rate 7 $ 1,309 9 $ 2,305 Interest rate modification, below market rate Commercial & Industrial 1 $ 116 — $ — Total interest only at below market rate of interest 1 $ 116 — $ — Total 26 $ 6,619 28 $ 3,802 The following table shows the allowance for loan loss activity, balances for ALL, and loan balances based on impairment methodology by segment for the year ended and as of December 31, 2016 . The table below includes the provision for loan losses. As discussed in Note 1 “Summary of Significant Accounting Policies,” the Company enhanced its loan segmentation for purposes of the allowance calculation as well as its disclosures. The impact of this enhancement is reflected in the provision amounts in the table below. In addition, a $425,000 provision was recognized during the year ended December 31, 2016 for unfunded loan commitments for which the reserves are recorded as a component of “Other Liabilities” on the Company’s Consolidated Balance Sheets. Allocation of a portion of the allowance to one category of loans does not preclude its availability to absorb losses in other categories (dollars in thousands): Allowance for loan losses Balance, beginning of the year Recoveries credited to allowance Loans charged off Provision charged to operations Balance, end of period Construction and Land Development $ 6,040 $ 505 $ (958 ) $ 4,468 $ 10,055 Commercial Real Estate - Owner Occupied 4,614 152 (809 ) (156 ) 3,801 Commercial Real Estate - Non-Owner Occupied 6,929 80 (1 ) (386 ) 6,622 Multifamily Real Estate 1,606 — — (370 ) 1,236 Commercial & Industrial 3,163 483 (1,920 ) 2,901 4,627 Residential 1-4 Family 5,414 585 (900 ) 1,300 6,399 Auto 1,703 327 (1,052 ) (32 ) 946 HELOC 2,934 459 (1,457 ) (608 ) 1,328 Consumer and all other 1,644 434 (1,458 ) 1,558 2,178 Total $ 34,047 $ 3,025 $ (8,555 ) $ 8,675 $ 37,192 Loans individually evaluated for impairment Loans collectively evaluated for impairment Loans acquired with deteriorated credit quality Total Loans ALL Loans ALL Loans ALL Loans ALL Construction and Land Development $ 15,272 $ 107 $ 732,937 $ 9,948 $ 2,922 $ — $ 751,131 $ 10,055 Commercial Real Estate - Owner Occupied 6,532 4 832,930 3,797 18,343 — 857,805 3,801 Commercial Real Estate - Non-Owner Occupied 4,208 474 1,542,784 6,148 17,303 — 1,564,295 6,622 Multifamily Real Estate — — 332,210 1,236 2,066 — 334,276 1,236 Commercial & Industrial 1,505 14 548,947 4,613 1,074 — 551,526 4,627 Residential 1-4 Family 11,831 200 1,001,516 6,199 16,200 — 1,029,547 6,399 Auto 169 1 261,902 945 — — 262,071 946 HELOC 1,340 15 524,383 1,313 1,161 — 526,884 1,328 Consumer and all other 292 1 429,010 2,177 223 — 429,525 2,178 Total loans held for investment, net $ 41,149 $ 816 $ 6,206,619 $ 36,376 $ 59,292 $ — $ 6,307,060 $ 37,192 The following table shows the allowance for loan loss activity, balances for allowance for loan losses, and loan balances based on impairment methodology by segment for the year ended and as of December 31, 2015 . In addition, a $ 300,000 provision was recognized during the year ended December 31, 2015 for unfunded loan commitments. Allocation of a portion of the allowance to one category of loans does not preclude its availability to absorb losses in other categories (dollars in thousands): Allowance for loan losses Balance, beginning of the year Recoveries credited to allowance Loans charged off Provision charged to operations Balance, end of period Construction and Land Development $ 4,856 $ 720 $ (650 ) $ 1,114 $ 6,040 Commercial Real Estate - Owner Occupied 4,640 143 (481 ) 312 4,614 Commercial Real Estate - Non-Owner Occupied 7,256 239 (3,137 ) 2,571 6,929 Multifamily Real Estate 1,374 200 — 32 1,606 Commercial & Industrial 2,610 958 (2,361 ) 1,956 3,163 Residential 1-4 Family 5,607 554 (1,789 ) 1,042 5,414 Auto 1,297 290 (768 ) 884 1,703 HELOC 2,675 298 (1,100 ) 1,061 2,934 Consumer and all other 2,069 525 (1,249 ) 299 1,644 Total $ 32,384 $ 3,927 $ (11,535 ) $ 9,271 $ 34,047 Loans individually evaluated for impairment Loans collectively evaluated for impairment Loans acquired with deteriorated credit quality Total Loans ALL Loans ALL Loans ALL Loans ALL Construction and Land Development $ 36,417 $ 538 $ 707,317 $ 5,502 $ 5,986 $ — $ 749,720 $ 6,040 Commercial Real Estate - Owner Occupied 11,018 358 821,680 4,256 27,388 — 860,086 4,614 Commercial Real Estate - Non-Owner Occupied 6,235 75 1,250,726 6,854 13,519 — 1,270,480 6,929 Multifamily Real Estate 3,828 — 317,145 1,606 1,555 — 322,528 1,606 Commercial & Industrial 2,663 441 430,889 2,722 1,813 — 435,365 3,163 Residential 1-4 Family 13,150 418 944,160 4,996 21,159 — 978,469 5,414 Auto 199 1 233,862 1,702 — — 234,061 1,703 HELOC 2,478 76 512,457 2,858 1,791 — 516,726 2,934 Consumer and all other 574 95 302,927 1,549 526 — 304,027 1,644 Total loans held for investment, net $ 76,562 $ 2,002 $ 5,521,163 $ 32,045 $ 73,737 $ — $ 5,671,462 $ 34,047 The following table shows the allowance for loan loss activity, balances for allowance for loan losses, and loan balances based on impairment methodology by segment for the year ended and as of December 31, 2014 . Allocation of a portion of the allowance to one category of loans does not preclude its availability to absorb losses in other categories (dollars in thousands): Allowance for loan losses Balance, beginning of the year Recoveries credited to allowance Loans charged off Provision charged to operations Balance, end of period Construction and Land Development $ 4,387 $ 150 $ (1,095 ) $ 1,414 $ 4,856 Commercial Real Estate - Owner Occupied 4,716 247 (643 ) 320 4,640 Commercial Real Estate - Non-Owner Occupied 5,285 41 (282 ) 2,212 7,256 Multifamily Real Estate 1,227 4 (3 ) 146 1,374 Commercial & Industrial 2,021 316 (1,557 ) 1,830 2,610 Residential 1-4 Family 6,272 1,753 (2,856 ) 438 5,607 Auto 1,414 325 (596 ) 154 1,297 HELOC 2,697 113 (976 ) 841 2,675 Consumer and all other 2,116 520 (1,012 ) 445 2,069 Total $ 30,135 $ 3,469 $ (9,020 ) $ 7,800 $ 32,384 Loans individually evaluated for impairment Loans collectively evaluated for impairment Loans acquired with deteriorated credit quality Total Loans ALL Loans ALL Loans ALL Loans ALL Construction and Land Development $ 51,342 $ 266 $ 593,148 $ 4,590 $ 11,890 $ — $ 656,380 $ 4,856 Commercial Real Estate - Owner Occupied 21,673 355 816,360 4,285 31,167 — 869,200 4,640 Commercial Real Estate - Non-Owner Occupied 28,648 2,017 1,129,032 5,239 25,834 — 1,183,514 7,256 Multifamily Real Estate 4,608 — 289,764 1,374 2,994 — 297,366 1,374 Commercial & Industrial 5,813 570 364,843 2,040 3,440 — 374,096 2,610 Residential 1-4 Family 14,905 1,210 941,550 4,397 26,619 — 983,074 5,607 Auto 2 — 207,811 1,297 — — 207,813 1,297 HELOC 1,325 12 520,016 2,663 2,000 — 523,341 2,675 Consumer and all other 2,097 101 247,271 1,968 1,844 — 251,212 2,069 Total loans held for investment, net $ 130,413 $ 4,531 $ 5,109,795 $ 27,853 $ 105,788 $ — $ 5,345,996 $ 32,384 The Company uses a risk rating system and past due status as the primary credit quality indicators for the loan categories. The risk rating system on a scale of 0 through 9 is used to determine risk level as used in the calculation of the allowance for loan losses; on those loans without a risk rating, the Company uses past due status to determine risk level. The risk levels, as described below, do not necessarily follow the regulatory definitions of risk levels with the same name. A general description of the characteristics of the risk levels follows: Pass is determined by the following criteria: • Risk rated 0 loans have little or no risk and are generally General Obligation Municipal Credits with A or better debt ratings; • Risk rated 1 loans have little or no risk and are generally secured by cash or cash equivalents; • Risk rated 2 loans have minimal risk to well qualified borrowers and no significant questions as to safety; • Risk rated 3 loans are satisfactory loans with strong borrowers and secondary sources of repayment; • Risk rated 4 loans are satisfactory loans with borrowers not as strong as risk rated 3 loans and may exhibit a greater degree of financial risk based on the type of business supporting the loan; or • Loans that are not risk rated but that are 0 to 29 days past due. Special Mention is determined by the following criteria: • Risk rated 5 loans are watch loans that warrant more than the normal level of supervision and have the possibility of an event occurring that may weaken the borrower’s ability to repay; • Risk rated 6 loans have increasing potential weaknesses beyond those at which the loan originally was granted and if not addressed could lead to inadequately protecting the Company’s credit position; or • Loans that are not risk rated but that are 30 to 89 days past due. Substandard is determined by the following criteria: • Risk rated 7 loans are substandard loans and are inadequately protected by the current sound worth or paying capacity of the obligor or the collateral pledged; these have well defined weaknesses that jeopardize the liquidation of the debt with the distinct possibility the Company will sustain some loss if the deficiencies are not corrected; or • Loans that are not risk rated but that are 90 to 149 days past due. Doubtful is determined by the following criteria: • Risk rated 8 loans are doubtful of collection and the possibility of loss is high but pending specific borrower plans for recovery, its classification as a loss is deferred until its more exact status is determined; • Risk rated 9 loans are loss loans which are considered uncollectable and of such little value that their continuance as bankable assets is not warranted; or • Loans that are not risk rated but that are over 149 days past due. The following table shows the recorded investment in all loans, excluding PCI loans, by segment with their related risk level as of December 31, 2016 (dollars in thousands): Pass Special Mention Substandard Doubtful Total Construction and Land Development $ 667,018 $ 69,311 $ 11,857 $ 23 $ 748,209 Commercial Real Estate - Owner Occupied 801,565 32,364 5,533 — 839,462 Commercial Real Estate - Non-Owner Occupied 1,505,153 37,631 4,208 — 1,546,992 Multifamily Real Estate 312,711 19,499 — — 332,210 Commercial & Industrial 539,999 9,391 1,062 — 550,452 Residential 1-4 Family 986,973 18,518 4,813 3,043 1,013,347 Auto 258,188 3,648 135 100 262,071 HELOC 519,928 4,225 969 601 525,723 Consumer and all other 425,520 3,491 40 251 429,302 Total $ 6,017,055 $ 198,078 $ 28,617 $ 4,018 $ 6,247,768 The following table shows the recorded investment in all loans, excluding PCI loans, by segment with their related risk level as of December 31, 2015 (dollars in thousands): Pass Special Mention Substandard Doubtful Total Construction and Land Development $ 663,067 $ 52,650 $ 27,980 $ 37 $ 743,734 Commercial Real Estate - Owner Occupied 800,979 20,856 8,931 1,932 832,698 Commercial Real Estate - Non-Owner Occupied 1,228,956 22,341 5,664 — 1,256,961 Multifamily Real Estate 315,128 2,017 3,828 — 320,973 Commercial & Industrial 414,333 16,724 2,396 99 433,552 Residential 1-4 Family 912,839 34,728 8,037 1,706 957,310 Auto 230,670 3,109 194 88 234,061 HELOC 507,514 4,801 1,611 1,009 514,935 Consumer and all other 299,014 3,996 231 260 303,501 Total $ 5,372,500 $ 161,222 $ 58,872 $ 5,131 $ 5,597,725 The following table shows the recorded investment in only PCI loans by segment with their related risk level as of December 31, 2016 (dollars in thousands): Pass Special Mention Substandard Doubtful Total Construction and Land Development $ 1,092 $ 1,432 $ 398 $ — $ 2,922 Commercial Real Estate - Owner Occupied 5,520 8,889 3,934 — 18,343 Commercial Real Estate - Non-Owner Occupied 10,927 4,638 1,738 — 17,303 Multifamily Real Estate 343 1,723 — — 2,066 Commercial & Industrial 107 480 487 — 1,074 Residential 1-4 Family 8,557 4,455 2,672 516 16,200 HELOC 857 183 7 114 1,161 Consumer and all other 166 37 20 — 223 Total $ 27,569 $ 21,837 $ 9,256 $ 630 $ 59,292 The following table shows the recorded investment in only PCI loans by segment with their related risk level as of December 31, 2015 (dollars in thousands): Pass Special Mention Substandard Doubtful Total Construction and Land Development $ 2,059 $ 1,778 $ 1,908 $ 241 $ 5,986 Commercial Real Estate - Owner Occupied 5,260 15,530 6,598 — 27,388 Commercial Real Estate - Non-Owner Occupied 4,442 7,827 1,250 — 13,519 Multifamily Real Estate 356 1,199 — — 1,555 Commercial & Industrial 144 359 1,289 21 1,813 Residential 1-4 Family 9,098 6,380 4,605 1,076 21,159 HELOC 923 410 20 438 1,791 Consumer and all other 57 379 90 — 526 Total $ 22,339 $ 33,862 $ 15,760 $ 1,776 $ 73,737 Loans acquired are originally recorded at fair value, with certain loans being identified as impaired at the date of purchase. The fair values were determined based on the credit quality of the portfolio, expected future cash flows, and timing of those expected future cash flows. The following shows changes in the accretable yield for loans accounted for under ASC 310-30, Receivables – Loans and Debt Securities Acquired with Deteriorated Credit Quality, for the periods presented (dollars in thousands): For the year ended December 31, 2016 2015 Balance at beginning of period $ 22,139 $ 28,956 Accretion (5,611 ) (6,084 ) Reclass of nonaccretable difference due to improvement in expected cash flows 5,089 3,886 Other, net (1) (1,878 ) (4,619 ) Balance at end of period $ 19,739 $ 22,139 (1) This line item represents changes in the cash flows expected to be collected due to the impact of non-credit changes such as prepayment assumptions, changes in interest rates on variable rate PCI loans, and discounted payoffs that occurred in the year. The carrying value of the Company’s PCI loan portfolio, accounted for under ASC 310-30, totaled $59.3 million at December 31, 2016 and $73.7 million at December 31, 2015 . The outstanding balance of the Company’s PCI loan portfolio totaled $73.6 million at December 31, 2016 and $90.3 million at December 31, 2015 . The carrying value of the Company’s acquired performing loan portfolio, accounted for under ASC 310-20, Receivables – Nonrefundable Fees and Other Costs , totaled $1.1 billion and $1.4 billion at December 31, 2016 and 2015 , respectively; the remaining discount on these loans totaled $16.9 million and $20.8 million , respectively. |