INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED AFFILIATES

Core Portfolio

The Company owns a 49% interest in a 311,000 square foot shopping center located in White Plains, New York ("Crossroads"), a 50% interest in an approximately 28,000 square foot retail portfolio located in Georgetown, Washington D.C. (the "Georgetown Portfolio") and a 22.22% interest in an approximately 20,000 square foot retail property located in Wilmington, Delaware ("Route 202 Shopping Center"). These investments are accounted for under the equity method.

Opportunity Funds

RCP Venture

The Opportunity Funds, together with two unaffiliated partners formed an investment group, the RCP Venture, for the purpose of making investments in surplus or underutilized properties owned by retailers and, in some instances, the retailers' operating company. The RCP Venture is neither a single entity nor a specific investment and the Company has no control or rights with respect to the formation and operation of these investments. The Company has made these investments through its subsidiaries, Mervyns I, Mervyns II and Fund II, (together the "Acadia Investors"), all on a non-recourse basis. Through June 30, 2013, the Acadia Investors have made investments in Mervyns Department Stores ("Mervyns") and Albertsons including additional investments in locations that are separate from these original investments ("Add-On Investments"). Additionally, they have invested in Shopko, Marsh and Rex Stores Corporation (collectively "Other RCP Investments"). The Company accounts for its investments in Mervyns and Albertsons on the equity method as it has the ability to exercise significant influence, but does not have any rights with respect to financial or operating control. The Company accounts for its investments in its Add-On Investments and Other RCP Investments on the cost method as it does not have any influence over such entities' operating and financial policies nor any rights with respect to the control and operation of these entities.

The following table summarizes activity related to the RCP Venture investments from inception through June 30, 2013:



(dollars in thousands)		Investment Group Share				Operating Partnership Share
Investment	Year Acquired	Invested Capital and Advances		Distributions		Invested Capital and Advances		Distributions
Mervyns	2004	$	26,058	$	45,966	$	4,901	$	11,251
Mervyns Add-On investments	2005/2008	7,547		5,334		1,252		1,193
Albertsons	2006	20,717		81,594		4,239		16,318
Albertsons Add-On investments	2006/2007	2,416		4,864		388		972
Shopko	2006	1,108		1,659		222		332
Marsh and Add-On investments	2006/2008	2,667		2,639		533		528
Rex Stores	2007	2,701		1,956		535		392
		$	63,214	$	144,012	$	12,070	$	30,986

Other Opportunity Fund Investments

The unaffiliated partners for Fund III's investments in Lincoln Road, Parkway Crossing, Arundel Plaza and the White City Shopping Center as well as Fund IV's investments in Lincoln Road, 1701 Belmont Avenue, 2819 Kennedy Boulevard (Note 4) and Promenade at Manassas (Note 4) maintain control over these entities. The Company accounts for these investments under the equity method as it has the ability to exercise significant influence, but does not have any rights with respect to financial or operating control.

Self-Storage Management, a Fund III investment, is a variable interest entity. Management has evaluated the applicability of ASC Topic 810 to this joint venture and determined that it is not the primary beneficiary and, therefore, consolidation of this venture is not required. The Company accounts for this investment using the equity method of accounting.


5.	INVESTMENTS IN AND ADVANCES TO UNCONSOLIDATED AFFILIATES (continued)

Summary of Investments in Unconsolidated Affiliates

The following Combined and Condensed Balance Sheets and Statements of Income, in each period, summarize the financial information of the Company’s investments in unconsolidated affiliates:



(dollars in thousands)	June 30, 2013			December 31, 2012
Combined and Condensed Balance Sheets
Assets
Rental property, net	$	367,096		$	441,611
Investment in unconsolidated affiliates	63,746			93,923
Other assets	31,830			39,035
Total assets	$	462,672		$	574,569
Liabilities and partners’ equity
Mortgage notes payable	$	242,449		$	326,296
Other liabilities	16,633			24,267
Partners’ equity	203,590			224,006
Total liabilities and partners’ equity	$	462,672		$	574,569
Company’s investment in and advances to unconsolidated affiliates	$	188,299		$	221,904
Company's share of distributions in excess of income from and investments in unconsolidated affiliates	$	(12,319	)	$	(22,707	)



	Three Months Ended						Six Months Ended
(dollars in thousands)	June 30, 2013			June 30, 2012			June 30, 2013			June 30, 2012
Combined and Condensed Statements of Income
Total revenues	$	10,846		$	11,922		$	21,845		$	24,218
Operating and other expenses	(4,698		)	(4,362		)	(8,979		)	(8,816		)
Interest and other finance expense	(2,056		)	(4,613		)	(4,087		)	(9,251		)
Equity in earnings of unconsolidated affiliates	6,581			6,469			5,870			4,846
Depreciation and amortization	(2,608		)	(2,371		)	(4,688		)	(4,643		)
Gain on sale of property	—			3,402			—			3,402
Net income	$	8,065		$	10,447		$	9,961		$	9,756

Company’s share of net income	$	913		$	4,689		$	3,261		$	4,731
Amortization of excess investment	(98		)	(98		)	(196		)	(196		)
Company’s equity in earnings of unconsolidated affiliates	$	815		$	4,591		$	3,065		$	4,535