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The net increase was attributable to an increase in base rental income Christian Louboutin Pumps the leasing activity detailed above and the effect the four property and joint venture acquisitions in 2010 had on rental revenue. This increase was offset by a decrease in some properties reimbursements from tenants Vibram Five Fingers Classic common area maintenance and real estate tax expenses as a result of vacancies in the portfolio. The rental revenue increase of $1,687,000 for the three month period ended October 31, when compared to the same period in fiscal 2009 was attributable to increased rental income Christian Louboutin Black Patent Leather Pigalle Pumps the new leasing activity described above, normal base rental rate increases and the positive effect of the four property and joint venture acquisitions in 2010. Commenting on the quarter and year end operating results, Willing L. Biddle, President and Chief Operating Officer of UBP, said, "Although a weak economy and cautious and struggling retailers continue to stress our portfolio we believe Christian Louboutin Black Patent Leather Simple Pumps have passed the low point in the cycle and our leasing and financial results are beginning to return to pre-crisis levels. The percentage of our core portfolio that is leased rose 1.6 percent during fiscal 2010 to 93.6 percent. In fiscal 2010 we closed on the purchase of four grocery anchored properties in our core market. We purchased a 231,000 sf Stop & Shop and Wal-Mart anchored center in New Milford, CT, a 28,000 sf mixed use property anchored by Mrs. Green's Natural Market in Katonah, NY, and a 66.7 percent interest in a 193,000 sf shopping center in Carmel, N.Y. anchored by a Hannaford Brothers Supermarket.