
	Number of Properties	Square Feet (in millions)	Investment ($ in millions)		Weighted Average Lease Term (Years)	Initial Average Cash Lease Yield
Six months ended June 30, 2020 ⁽¹⁾
Acquisitions - U.S. (in 25 states)	80	1.8	$	412.6	14.4	6.5	%
Acquisitions - U.K. ⁽²⁾	6	0.5	223.7		11.8	5.3	%
Total acquisitions	86	2.3	636.3		13.6	6.1	%
Properties under development - U.S.	8	0.2	3.9		10.5	8.8	%
Total ⁽³⁾	94	2.5	$	640.2	13.6	6.1	%

⁽¹⁾None of our investments during the first six months of 2020 caused any one tenant to be 10% or more of our total assets at June 30, 2020. All of our investments in acquired properties during the first six months of 2020 are 100% leased at the acquisition date.

⁽²⁾Represents investments of £180.1 million Sterling during the six months ended June 30, 2020 converted at the applicable exchange rate on the date of acquisition.

⁽³⁾The tenants occupying the new properties operate in 17 industries, and are 96.5% retail and 3.5% industrial, based on rental revenue. Approximately 37% of the rental revenue generated from acquisitions during the first six months of 2020 is from investment grade rated tenants, their subsidiaries or affiliated companies.

The acquisitions during the first six months of 2020, which had no associated contingent consideration, were allocated as follows (dollars in millions):


	Acquisitions - U.S.		Acquisitions - U.K.
Six months ended June 30, 2020	(USD)		(£ Sterling)
Land ⁽¹⁾	$	82.9	£	22.8
Buildings and improvements	278.4		60.8
Lease intangible assets	54.5		42.0
Other assets⁽²⁾	1.5		54.5
Lease intangible liabilities	(2.3)		—
Other liabilities ⁽³⁾	(0.9)		—
	$	414.1	£	180.1

⁽²⁾U.S. other assets consists of $810,000 financing receivables with above-market terms and $689,000 of right of use assets under ground leases. U.K. other assets entirely consists of right of use assets under ground leases.

The properties acquired during the first six months of 2020 generated total revenues of $13.6 million and net income of $4.6 million during the six months ended June 30, 2020.


	Number of Properties	Square Feet (in millions)	Investment ($ in millions)		Weighted Average Lease Term (Years)	Initial Average Cash Lease Yield
Six months ended June 30, 2019 ⁽¹⁾
Acquisitions - U.S. (in 34 states)	175	4.2	$	1,040.9	15.9	6.8	%
Acquisitions - U.K. ⁽²⁾	12	1.1	549.2		14.8	5.3	%
Total acquisitions	187	5.3	1,590.1		15.5	6.3	%
Properties under development - U.S.	12	0.4	24.1		16.5	7.2	%
Total ⁽³⁾	199	5.7	$	1,614.2	15.6	6.3	%

⁽¹⁾None of our investments during 2019 caused any one tenant to be 10% or more of our total assets at June 30, 2019. All of our investments in acquired properties during the first six months of 2019 are 100% leased at the acquisition date.

⁽²⁾Represents investments of £433.9 million Sterling during the six months ended June 30, 2019 converted at the applicable exchange rate on the date of the acquisition.

⁽³⁾The tenants occupying the new properties operated in 17 industries, and are 99.1% retail and 0.9% industrial, based on rental revenue. Approximately 18% of the rental revenue generated from acquisitions during the first six months of 2019 was from investment grade rated tenants, their subsidiaries or affiliated companies.

The acquisitions during the first six months of 2019, which had no associated contingent consideration, were allocated as follows (dollars in millions):


	Acquisitions - U.S.		Acquisitions - U.K.
Six months ended June 30, 2019	(USD)		(£ Sterling)
Land ⁽¹⁾	$	234.7	£	164.4
Buildings and improvements	704.5		182.0
Lease intangible assets	80.3		90.8
Other assets⁽²⁾	53.8		—
Lease intangible liabilities	(23.0)		(3.3)
Other liabilities⁽³⁾	(7.4)		—
	$	1,042.9	£	433.9

The properties acquired during the first six months of 2019 generated total revenues of $19.7 million and net income of $10.0 million during the six months ended June 30, 2019.

The initial average cash lease yield for a property is generally computed as estimated contractual first year cash net operating income, which, in the case of a net leased property, is equal to the aggregate cash base rent for the first full year of each lease, divided by the total cost of the property. Since it is possible that a tenant could default on the payment of contractual rent, we cannot provide assurance that the actual return on the funds invested will remain at the percentages listed above.

In the case of a property under development or expansion, the contractual lease rate is generally fixed such that rent varies based on the actual total investment in order to provide a fixed rate of return. When the lease does not provide for a fixed rate of return on a property under development or expansion, the initial average cash lease yield is computed as follows: estimated cash net operating income (determined by the lease) for the first full year of each lease, divided by our projected total investment in the property, including land, construction and capitalized interest costs.

During the first six months of 2020, we capitalized costs of $4.4 million on existing properties in our portfolio, consisting of $1.1 million for re-leasing costs, $23,000 for recurring capital expenditures, and $3.3 million for non-recurring building improvements. In comparison, during the first six months of 2019, we capitalized costs of $6.1 million on existing properties in our portfolio, consisting of $1.0 million for re-leasing costs, $172,000 for recurring capital expenditures, and $4.9 million for non-recurring building improvements.

Of the $640.2 million we invested during the first six months of 2020, approximately $500.3 million was used to acquire 57 properties with existing leases. In comparison, of the $1.6 billion we invested during the first six months of 2019, approximately $929.7 million was used to acquire 75 properties with existing leases. The value of the in-place and above-market leases is recorded to lease intangible assets, net on our consolidated balance sheets, and the value of the below-market leases is recorded to lease intangible liabilities, net on our consolidated balance sheets.

The values of the in-place leases are amortized as depreciation and amortization expense. The amounts amortized to expense for all of our in-place leases, for the first six months of 2020 and 2019 were $66.3 million and $57.8 million, respectively.

The values of the above-market and below-market leases are amortized over the term of the respective leases, including any bargain renewal options, as an adjustment to rental revenue on our consolidated statements of income and comprehensive income. The amounts amortized as a net decrease to rental revenue for capitalized above-market and below-market leases for the first six months of 2020 and 2019 were $16.1 million and $7.9 million, respectively. If a lease was to be terminated prior to its stated expiration, all unamortized amounts relating to that lease would be recorded to revenue or expense, as appropriate.

The following table presents the estimated impact during the next five years and thereafter related to the amortization of the above-market and below-market lease intangibles and the amortization of the in-place lease intangibles at June 30, 2020 (dollars in thousands):


	Net decrease to rental revenue		Increase to amortization expense
2020	$	(12,694)	$	64,254
2021	(24,568)		122,159
2022	(23,020)		110,185
2023	(21,483)		97,909
2024	(19,872)		89,245
Thereafter	(93,824)		506,220
Totals	$	(195,461)	$	989,972