we hold a non-controlling interest in each unconsolidated partnership , and account for such partnerships using the equity method of accounting . we do not control any of these equity method investees for the following reasons : except for three properties that we co-manage with our partner , all of the other entities are managed on a day-to-day basis by one of our other partners as the managing general partner in each of the respective partnerships . in the case of the co-managed properties , all decisions in the ordinary course of business are made jointly . the managing general partner is responsible for establishing the operating and capital decisions of the partnership , including budgets , in the ordinary course of business . 44 all major decisions of each partnership , such as the sale , refinancing , expansion or rehabilitation of the property , require the approval of all partners . voting rights and the sharing of profits and losses are generally in proportion to the ownership percentages of each partner . we record the earnings from the unconsolidated partnerships using the equity method of accounting under the statements of operations caption entitled “ equity in income of partnerships , ” rather than consolidating the results of the unconsolidated partnerships with our results . changes in our investments in these entities are recorded in the balance sheet caption entitled “ investment in partnerships , at equity . ” in the case of deficit investment balances , such amounts are recorded in “ distributions in excess of partnership investments . ” we hold our interests in three of our unconsolidated partnerships through tenancy in common arrangements . for each of these properties , title is held by us and another person or persons , and each has an undivided interest in the property . with respect to each of the three properties , under the applicable agreements between us and the other persons with ownership interests , we and such other persons have joint control because decisions regarding matters such as the sale , refinancing , expansion or rehabilitation of the property require the approval of both us and the other person ( or at least one of the other persons ) owning an interest in the property . hence , we account for each of the properties using the equity method of accounting . the balance sheet items arising from these properties appear under the caption “ investments in partnerships , at equity . ” for further information regarding our unconsolidated partnerships , see note 3 to our consolidated financial statements . the gallery joint venture in july 2014 , we entered into a 50/50 joint venture with the macerich company ( “ macerich ” ) to redevelop the gallery at market east in philadelphia , pennsylvania ( “ the gallery ” ) . in connection therewith , we contributed and sold real estate assets to the venture , and macerich acquired its interest in the venture and real estate from us for $ 106.8 million in cash . it is expected that both parties will make additional investments in the project . net proceeds after closing costs from the sale of the interests were $ 104.0 million . we used $ 25.8 million of such proceeds to repay a mortgage loan secured by 801 market street , philadelphia , pennsylvania , a property that is part of the gallery , $ 50.0 million to repay the outstanding balance on our 2013 revolving facility , and the remaining proceeds for general corporate purposes . prior to july 29 , 2014 , while it was still a consolidated property , we included the assets , liabilities and operating results of the gallery in their respective line items of our consolidated financial statements in accordance with gaap . on and after july 29 , 2014 , we account for the gallery under the equity method of accounting . under the equity method , we report our net investment in the gallery in the balance sheet line item entitled “ investments in partnerships , at equity , ” and we report our share of the operations of the property in the line item entitled “ equity in income of partnerships . ” with respect to ffo , we now calculate ffo from the gallery in the same manner as we do for all of our unconsolidated properties . we determine our share of the property 's ffo , which is calculated by making the same adjustments to net income ( determined in accordance with gaap ) as we make for our consolidated operations . as we redevelop the gallery , operating results in the short term , as measured by sales , occupancy and net operating income , will likely be negatively affected until the newly constructed space is completed , leased and occupied . springfield town center in march 2014 , we entered into a contribution agreement ( the “ contribution agreement ” ) to acquire springfield town center in springfield , virginia ( “ springfield town center ” ) for total consideration of : ( i ) an aggregate of $ 340.0 million ( subject to customary closing proration adjustments ) , in the form of cash and the assumption and payoff of certain seller debt , , and ( ii ) 6,250,000 common units of limited partnership interest ( “ op units ” ) of preit associates l.p. , our operating partnership ( the “ operating partnership ” ) , and , if our average share price is less than $ 20.00 at closing , a number of preferred units of limited partnership interest . we expect to provide the cash amount by borrowing from the amounts available under our existing credit agreements . in addition , the seller of springfield town center may be entitled to certain additional consideration based on the value of springfield town center three years after the closing date . story_separator_special_tag 6.4 million in same store noi ( presented using the “ proportionate consolidation method ; ” see “ —net operating income ” ) ; and an increase of $ 3.3 million in net operating income from 907 market street , which was acquired in april 2013 ; partially offset by impairment of assets in 2013 of $ 23.7 million related to chambersburg mall and $ 6.3 million related to north hanover mall ; and an increase of $ 13.0 million in depreciation and amortization expense . occupancy the tables below set forth certain occupancy statistics for our retail properties as of december 31 , 2014 , 2013 and 2012 : replace_table_token_16_th ( 1 ) occupancy for all periods presented includes all tenants irrespective of the term of their agreement . ( 2 ) combined occupancy is calculated by using occupied gross leasable area ( “ gla ” ) for consolidated and unconsolidated properties and dividing by total gla for consolidated and unconsolidated properties . from 2013 to 2014 , total occupancy for our retail portfolio increased 10 basis points to 95.4 % , and mall occupancy decreased 10 basis points to 95.1 % , including consolidated and unconsolidated properties ( and including all tenants irrespective of the term of their agreement ) . 49 leasing activity the table below sets forth summary leasing activity information with respect to our properties for the year ended december 31 , 2014 , including anchor and non anchor space at consolidated and unconsolidated properties : replace_table_token_17_th ( 1 ) new rent is the initial amount payable upon rent commencement . in certain cases , a lower rent may be payable until certain conditions in the lease are satisfied . ( 2 ) these leasing costs are presented as annualized costs per square foot and are spread uniformly over the initial lease term . ( 3 ) this category includes newly constructed and recommissioned space . 50 ( 4 ) this category includes leases for reconfigured spaces and lease extensions . see “ item 2. properties—retail lease expiration schedule ” for information regarding average minimum rent on expiring leases . the following table sets forth our results of operations for the years ended december 31 , 2014 , 2013 and 2012 : replace_table_token_18_th the amounts in the preceding table reflect our consolidated properties , with the exception of properties that are classified as discontinued operations , which are presented in the line items “ operating results from discontinued operations , ” “ impairment of assets of discontinued operations ” and “ gains on sales of discontinued operations , ” and unconsolidated properties , which are presented under the equity method of accounting in the line item “ equity in income of partnerships . ” real estate revenue real estate revenue decreased by $ 5.1 million , or 1 % , in 2014 as compared to 2013 , primarily due to : a decrease of $ 10.4 million in real estate revenue related to the july 2014 sale of a 50 % partnership interest in the gallery ; a decrease of $ 6.4 million in real estate revenue related to properties sold in 2013 and 2014 ; and a decrease of $ 0.5 million in same store percentage rent , primarily due to lower sales from some tenants that paid percentage rent in 2013 ; partially offset by an increase of $ 6.9 million in same store base rent due to new store openings and lease renewals with higher base rent , with notable increases at moorestown mall , cherry hill mall , woodland mall and exton square mall ; an increase of $ 3.8 million in same store expense reimbursements , following increases in snow removal expense , real estate taxes and utility expenses ( see “ —operating expenses ” ) ; and an increase of $ 1.3 million in real estate revenue related to properties acquired in 2014. real estate revenue increased by $ 17.9 million , or 4 % , in 2013 as compared to 2012 , primarily due to : an increase of $ 11.0 million in base rent , including $ 4.0 million related to the april 2013 acquisition of 907 market street , philadelphia , pennsylvania and $ 1.3 million associated with the july 2012 lease commencement date of the 51 philadelphia media network at the gallery . base rent also increased due to new store openings and lease renewals with higher base rent , with notable increases at willow grove park , cherry hill mall and plymouth meeting mall ; and an increase of $ 6.9 million in expense reimbursements , following increases in real estate tax and common area maintenance expenses ( see “ —operating expenses ” ) . in addition , utility reimbursements increased by $ 1.4 million , due primarily to an increase in tenant utility billing rates at cherry hill mall . property operating expenses property operating expenses decreased by $ 1.9 million , or 1 % , in 2014 as compared to 2013 , primarily due to : a decrease of $ 4.9 million in property operating expenses related to the july 2014 sale of a 50 % partnership interest in the gallery ; a decrease of $ 2.4 million in property operating expenses related to properties sold in 2013 and 2014 ; and a decrease of $ 1.0 million in same store marketing expenses ; partially offset by an increase of $ 2.4 million in same store non-common area utility expense as a result of a significant increase in electric rates at many of our properties in the early part of the year . the extreme cold weather during the winter of 2013-2014 , and the resulting natural gas supply constraints , led to an historic spike in wholesale electricity rates that particularly affected our properties located in pennsylvania , new jersey and maryland ; an increase of $ 2.0 million in same store real estate tax expense , including a $ 1.2

cash flows net cash provided by operating activities totaled $ 145.1 million for 2014 compared to $ 136.2 million for 2013 and $ 120.3 million for 2012 . this increase in cash from operating activities was primarily due to the reduction in cash paid for interest and other working capital changes . cash flows provided by investing activities were $ 31.7 million for 2014 compared to cash flows used in investing activities of $ 30.7 million for 2013 and cash flows used in investing activities of $ 88.2 million for 2012 . investing activities for 2014 included $ 20.0 million used in acquiring street retail properties in philadelphia , pennsylvania , investment in construction in progress of $ 41.5 million and real estate improvements of $ 71.3 million , primarily related to tenant allowances , recurring capital expenditures and ongoing improvements at our properties , offset by proceeds of $ 190.4 million from the sale of south mall in june 2014 , the sale of a 50 % interest in the gallery in july 2014 , the sale of nittany mall and north hanover mall in september 2014 and various sales of non-operating real estate and land parcels in the fourth quarter of 2014. investing activities for 2013 reflected acquisitions of $ 60.9 million , investment in construction in progress of $ 36.5 million and real estate improvements of $ 44.8 million , primarily related to ongoing improvements at our properties .


 Write a concise suspicious activity report of the following text delimited by triple backquotes. Return your response as a formal report which covers the key points highlighting the location,dates,entity names and account holder information in chronological order of the text.
     ```cash flows net cash provided by operating activities totaled $ 145.1 million for 2014 compared to $ 136.2 million for 2013 and $ 120.3 million for 2012 . this increase in cash from operating activities was primarily due to the reduction in cash paid for interest and other working capital changes . cash flows provided by investing activities were $ 31.7 million for 2014 compared to cash flows used in investing activities of $ 30.7 million for 2013 and cash flows used in investing activities of $ 88.2 million for 2012 . investing activities for 2014 included $ 20.0 million used in acquiring street retail properties in philadelphia , pennsylvania , investment in construction in progress of $ 41.5 million and real estate improvements of $ 71.3 million , primarily related to tenant allowances , recurring capital expenditures and ongoing improvements at our properties , offset by proceeds of $ 190.4 million from the sale of south mall in june 2014 , the sale of a 50 % interest in the gallery in july 2014 , the sale of nittany mall and north hanover mall in september 2014 and various sales of non-operating real estate and land parcels in the fourth quarter of 2014. investing activities for 2013 reflected acquisitions of $ 60.9 million , investment in construction in progress of $ 36.5 million and real estate improvements of $ 44.8 million , primarily related to ongoing improvements at our properties .
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 Suspicious Activity Report : we hold a non-controlling interest in each unconsolidated partnership , and account for such partnerships using the equity method of accounting . we do not control any of these equity method investees for the following reasons : except for three properties that we co-manage with our partner , all of the other entities are managed on a day-to-day basis by one of our other partners as the managing general partner in each of the respective partnerships . in the case of the co-managed properties , all decisions in the ordinary course of business are made jointly . the managing general partner is responsible for establishing the operating and capital decisions of the partnership , including budgets , in the ordinary course of business . 44 all major decisions of each partnership , such as the sale , refinancing , expansion or rehabilitation of the property , require the approval of all partners . voting rights and the sharing of profits and losses are generally in proportion to the ownership percentages of each partner . we record the earnings from the unconsolidated partnerships using the equity method of accounting under the statements of operations caption entitled “ equity in income of partnerships , ” rather than consolidating the results of the unconsolidated partnerships with our results . changes in our investments in these entities are recorded in the balance sheet caption entitled “ investment in partnerships , at equity . ” in the case of deficit investment balances , such amounts are recorded in “ distributions in excess of partnership investments . ” we hold our interests in three of our unconsolidated partnerships through tenancy in common arrangements . for each of these properties , title is held by us and another person or persons , and each has an undivided interest in the property . with respect to each of the three properties , under the applicable agreements between us and the other persons with ownership interests , we and such other persons have joint control because decisions regarding matters such as the sale , refinancing , expansion or rehabilitation of the property require the approval of both us and the other person ( or at least one of the other persons ) owning an interest in the property . hence , we account for each of the properties using the equity method of accounting . the balance sheet items arising from these properties appear under the caption “ investments in partnerships , at equity . ” for further information regarding our unconsolidated partnerships , see note 3 to our consolidated financial statements . the gallery joint venture in july 2014 , we entered into a 50/50 joint venture with the macerich company ( “ macerich ” ) to redevelop the gallery at market east in philadelphia , pennsylvania ( “ the gallery ” ) . in connection therewith , we contributed and sold real estate assets to the venture , and macerich acquired its interest in the venture and real estate from us for $ 106.8 million in cash . it is expected that both parties will make additional investments in the project . net proceeds after closing costs from the sale of the interests were $ 104.0 million . we used $ 25.8 million of such proceeds to repay a mortgage loan secured by 801 market street , philadelphia , pennsylvania , a property that is part of the gallery , $ 50.0 million to repay the outstanding balance on our 2013 revolving facility , and the remaining proceeds for general corporate purposes . prior to july 29 , 2014 , while it was still a consolidated property , we included the assets , liabilities and operating results of the gallery in their respective line items of our consolidated financial statements in accordance with gaap . on and after july 29 , 2014 , we account for the gallery under the equity method of accounting . under the equity method , we report our net investment in the gallery in the balance sheet line item entitled “ investments in partnerships , at equity , ” and we report our share of the operations of the property in the line item entitled “ equity in income of partnerships . ” with respect to ffo , we now calculate ffo from the gallery in the same manner as we do for all of our unconsolidated properties . we determine our share of the property 's ffo , which is calculated by making the same adjustments to net income ( determined in accordance with gaap ) as we make for our consolidated operations . as we redevelop the gallery , operating results in the short term , as measured by sales , occupancy and net operating income , will likely be negatively affected until the newly constructed space is completed , leased and occupied . springfield town center in march 2014 , we entered into a contribution agreement ( the “ contribution agreement ” ) to acquire springfield town center in springfield , virginia ( “ springfield town center ” ) for total consideration of : ( i ) an aggregate of $ 340.0 million ( subject to customary closing proration adjustments ) , in the form of cash and the assumption and payoff of certain seller debt , , and ( ii ) 6,250,000 common units of limited partnership interest ( “ op units ” ) of preit associates l.p. , our operating partnership ( the “ operating partnership ” ) , and , if our average share price is less than $ 20.00 at closing , a number of preferred units of limited partnership interest . we expect to provide the cash amount by borrowing from the amounts available under our existing credit agreements . in addition , the seller of springfield town center may be entitled to certain additional consideration based on the value of springfield town center three years after the closing date . story_separator_special_tag 6.4 million in same store noi ( presented using the “ proportionate consolidation method ; ” see “ —net operating income ” ) ; and an increase of $ 3.3 million in net operating income from 907 market street , which was acquired in april 2013 ; partially offset by impairment of assets in 2013 of $ 23.7 million related to chambersburg mall and $ 6.3 million related to north hanover mall ; and an increase of $ 13.0 million in depreciation and amortization expense . occupancy the tables below set forth certain occupancy statistics for our retail properties as of december 31 , 2014 , 2013 and 2012 : replace_table_token_16_th ( 1 ) occupancy for all periods presented includes all tenants irrespective of the term of their agreement . ( 2 ) combined occupancy is calculated by using occupied gross leasable area ( “ gla ” ) for consolidated and unconsolidated properties and dividing by total gla for consolidated and unconsolidated properties . from 2013 to 2014 , total occupancy for our retail portfolio increased 10 basis points to 95.4 % , and mall occupancy decreased 10 basis points to 95.1 % , including consolidated and unconsolidated properties ( and including all tenants irrespective of the term of their agreement ) . 49 leasing activity the table below sets forth summary leasing activity information with respect to our properties for the year ended december 31 , 2014 , including anchor and non anchor space at consolidated and unconsolidated properties : replace_table_token_17_th ( 1 ) new rent is the initial amount payable upon rent commencement . in certain cases , a lower rent may be payable until certain conditions in the lease are satisfied . ( 2 ) these leasing costs are presented as annualized costs per square foot and are spread uniformly over the initial lease term . ( 3 ) this category includes newly constructed and recommissioned space . 50 ( 4 ) this category includes leases for reconfigured spaces and lease extensions . see “ item 2. properties—retail lease expiration schedule ” for information regarding average minimum rent on expiring leases . the following table sets forth our results of operations for the years ended december 31 , 2014 , 2013 and 2012 : replace_table_token_18_th the amounts in the preceding table reflect our consolidated properties , with the exception of properties that are classified as discontinued operations , which are presented in the line items “ operating results from discontinued operations , ” “ impairment of assets of discontinued operations ” and “ gains on sales of discontinued operations , ” and unconsolidated properties , which are presented under the equity method of accounting in the line item “ equity in income of partnerships . ” real estate revenue real estate revenue decreased by $ 5.1 million , or 1 % , in 2014 as compared to 2013 , primarily due to : a decrease of $ 10.4 million in real estate revenue related to the july 2014 sale of a 50 % partnership interest in the gallery ; a decrease of $ 6.4 million in real estate revenue related to properties sold in 2013 and 2014 ; and a decrease of $ 0.5 million in same store percentage rent , primarily due to lower sales from some tenants that paid percentage rent in 2013 ; partially offset by an increase of $ 6.9 million in same store base rent due to new store openings and lease renewals with higher base rent , with notable increases at moorestown mall , cherry hill mall , woodland mall and exton square mall ; an increase of $ 3.8 million in same store expense reimbursements , following increases in snow removal expense , real estate taxes and utility expenses ( see “ —operating expenses ” ) ; and an increase of $ 1.3 million in real estate revenue related to properties acquired in 2014. real estate revenue increased by $ 17.9 million , or 4 % , in 2013 as compared to 2012 , primarily due to : an increase of $ 11.0 million in base rent , including $ 4.0 million related to the april 2013 acquisition of 907 market street , philadelphia , pennsylvania and $ 1.3 million associated with the july 2012 lease commencement date of the 51 philadelphia media network at the gallery . base rent also increased due to new store openings and lease renewals with higher base rent , with notable increases at willow grove park , cherry hill mall and plymouth meeting mall ; and an increase of $ 6.9 million in expense reimbursements , following increases in real estate tax and common area maintenance expenses ( see “ —operating expenses ” ) . in addition , utility reimbursements increased by $ 1.4 million , due primarily to an increase in tenant utility billing rates at cherry hill mall . property operating expenses property operating expenses decreased by $ 1.9 million , or 1 % , in 2014 as compared to 2013 , primarily due to : a decrease of $ 4.9 million in property operating expenses related to the july 2014 sale of a 50 % partnership interest in the gallery ; a decrease of $ 2.4 million in property operating expenses related to properties sold in 2013 and 2014 ; and a decrease of $ 1.0 million in same store marketing expenses ; partially offset by an increase of $ 2.4 million in same store non-common area utility expense as a result of a significant increase in electric rates at many of our properties in the early part of the year . the extreme cold weather during the winter of 2013-2014 , and the resulting natural gas supply constraints , led to an historic spike in wholesale electricity rates that particularly affected our properties located in pennsylvania , new jersey and maryland ; an increase of $ 2.0 million in same store real estate tax expense , including a $ 1.2

