acadia realty trust (nyse:akr) is an equity real estate investment trust focused on delivering long-term, profitable growth via its dual - core and opportunity fund - platforms. our energized team is accomplishing this goal by building a best-in-class, location-driven core real estate portfolio with meaningful concentrations of assets in the nation's most dynamic urban and street-retail corridors. at the same time, we are amplifying this portfolio's solid growth by making highly-profitable opportunistic and value-add investments through our series of discretionary, institutional funds. for the trailing 15-year period ended december 31, 2014, acadia's stock achieved a cumulative total return of 1,388%, placing our company among the industry's top-performing reit's. we attribute our success to our differentiated platform and to our team's steadfast commitment to our company's four core values: integrity, intensity, intelligence, and innovation. our portfolio across the united states incl