Core production revenue decreased $1.2 billion due to industry-wide margin compression combined with lower loan application volumes as described below.
The representations and warranties provision decreased $3.1 billion in 2013 to $840 million as 2012 included $2.5 billion in provision related to the FNMA Settlement and $500 million for obligations to FNMA related to MI rescissions.
Net servicing income decreased $2.9 billion to $2.9 billion driven by lower servicing fees due to a smaller servicing portfolio, less favorable MSR net-of-hedge performance and lower ancillary income due to the divestiture of an ancillary business in 2012.
The decline in the size of our servicing portfolio was driven by strategic sales of MSRs as well as loan prepayment activity, which exceeded new originations primarily due to our exit from non-retail channels.
For more information on sales of MSRs, see Sales of Mortgage Servicing Rights on page 39
## Table 0 ##
(1) In addition to loan production in CRES, the remaining first mortgage and home equity loan production is primarily in GWIM.
(2) Servicing of residential mortgage loans, HELOCs and home equity loans.
(3) Excludes loans for which servicing transferred to third parties as of December 31, 2013, with an effective MSR sale date of January 2, 2014, totaling $220 million.
Despite a decline in the overall mortgage market because of higher interest rates during the second half of 2013, first mortgage loan originations in CRES increased $11.4 billion, or 21 percent, to $66.9 billion in 2013, and for the total Corporation, increased $8.3 billion to $83.4 billion as we increased market share due to higher fulfillment capacity.
The increase in interest rates also had an adverse impact on our mortgage loan applications, particularly for refinance mortgage loans.
Our volume of mortgage applications decreased 15 percent in 2013 corresponding to a decline in the estimated overall U. S.  demand for mortgages.
During 2013, 82 percent of our first mortgage production volume was for refinance originations and 18 percent was for purchase originations compared to 84 percent and 16 percent in 2012.
HARP refinance originations were 23 percent of all refinance originations compared to 31 percent in 2012.
Making Home Affordable non-HARP refinance originations were 19 percent of all refinance originations as compared to 12 percent in 2012.
The remaining 58 percent of refinance originations was conventional refinances, and remained relatively unchanged from 2012.
Home equity production was $6.4 billion for 2013 compared to $3.6 billion for 2012 with the increase due to a higher demand in the market based on improving housing trends, and increased market share driven by improved banking center engagement with customers and more competitive pricing.
Mortgage Servicing Rights At December 31, 2013, the consumer MSR balance was $5.0 billion, which represented 92 bps of the related unpaid principal balance compared to $5.7 billion, or 55 bps of the related unpaid principal balance at December 31, 2012.
The consumer MSR balance decreased $674 million during 2013 primarily driven by MSR sales and the recognition of modeled cash flows.
These declines were partially offset by the increase in value driven by higher mortgage rates, which resulted in lower forecasted prepayment speeds and was the primary driver for the increase in the MSRs as a percentage of unpaid principal balance.
For more information on our servicing activities, see Off-Balance Sheet Arrangements and Contractual Obligations – Servicing, Foreclosure and Other Mortgage Matters on page 53.
For more information on MSRs, see Note 23 – Mortgage Servicing Rights to the Consolidated Financial Statements.
Sales of Mortgage Servicing Rights As previously disclosed, during 2013, we entered into definitive agreements with certain counterparties to sell the servicing rights on certain residential mortgage loans serviced for others, with an aggregate unpaid principal balance of approximately $301 billion.
The sales involved approximately two million loans serviced by us as of the applicable contract dates, including approximately 180,000 residential mortgage loans and 11,700 home equity loans that were 60 days or more past due based upon current estimates.
The transfers of servicing rights were substantially completed in the first nine months of 2013.
These sales led to a reduction in servicing revenue in the fourth quarter of 2013 of approximately $150 million compared to the fourth quarter of 2012.
Expenses The Company’s operating expenses, stated as percentages of net revenues, are illustrated below for the three fiscal years ended December 31, 2006:
## Table 1 ##
Amortization expense decreased to $78,934 in 2006 from $102,035 in 2005.
This decrease was due to decreased amortization of STAR WARS property rights as a result of the decrease in sales of STAR WARS products in 2006.
Amortization of these property rights is based on actual sales of products as a portion of total expected sales of related products related to this licensing right.
Amortization is generally higher in years where theatrical or DVD releases occur, such as in 2005.
Amortization expense increased to $102,035 in 2005 from $70,562 in 2004 as a result of increased amortization of STAR WARS property rights due to the theatrical and DVD releases of STAR WARS EPISODE III: REVENGE OF THE SITH.
Royalty expense decreased to $169,731 or 5.4% of net revenues in 2006 compared to $247,283 or 8.0% of net revenues in 2005.
This decrease primarily relates to the decrease in sales of STAR WARS products in 2006, as a higher percentage of net revenues were from the Company’s core brands.
Royalty expense in 2005 increased to $247,283 or 8.0% of net revenues in 2005 from $223,193 or 7.4% of net revenues in 2004.
Increased royalty expense in 2005 related primarily to increased sales of STAR WARS related products.
The increase from STAR WARS products was partially offset by lower sales of BEYBLADE, SHREK and DISNEY products.
The Company expects royalty expense to increase in both dollars and as a percentage of net revenues in 2007 compared to 2006, due to significant anticipated revenues from MARVEL products in 2007 primarily due to the anticipated release of SPIDER-MAN 3 in May.
In addition, in 2007, the Company will incur additional royalty expense on certain sales of TRANSFORMERS products that are related to the major motion picture release anticipated in July of 2007.
Research and product development expense increased in 2006 to $171,358 or 5.4% of net revenues from $150,586 or 4.9% of net revenues in 2005.
This increase is the result of development expenses related to the MARVEL line of products as well as increased investment in the PLAYSKOOL line.
Research and product development decreased in 2005 to $150,586 or 4.9% of net revenues from $157,162 or 5.2% of net revenues in 2004.
The decrease reflected increased efficiencies in the product development of certain toy lines resulting from a realignment in 2004.
This realignment streamlined the workforce of these toy lines and moved certain product development activity outside of the U. S.  While the Company strives to incur these costs in the most efficient manner possible, investment in research and product development costs is an important component to the Company’s strategy to grow core brands and to create new and innovative toy and game products.
Advertising expense in 2006 was $368,996 or 11.7% of net revenues which was consistent with the 2005 expense of $366,371 or 11.8% of net revenues.
Advertising expense in 2005 decreased in dollars and as a percentage of net revenues from $387,523 or 12.9% of net revenues in 2004.
The Company continues to focus on marketing to raise awareness of its core brands, as well as to introduce new products.
Selling, distribution and administration expenses were $682,214 or 21.7% of net revenues in 2006 compared to $624,560 or 20.2% in 2005.
Approximately $20,000 of this increase relates to the Company’s adoption of SFAS 123R in 2006 which required that the Company measure all stock-based compensation awards using a fair value method and record such expense in its financial statements.
The remainder of the increase primarily relates to increased sales and marketing expense in 2006 associated with the higher level of sales and increased bonus and incentive provisions due to the strong performance of the Company in 2006.
Selling, distribution and administration expenses increased in dollars but decreased as a percentage of net revenues to $624,560 or 20.2% of net revenues in 2005, from $614,401 or 20.5% of net revenues in 2004.
The
COMMON STOCK ACTIVITY — Common stock activity for 2017, 2016 and 2015 was as follows:
## Table 2 ##
In 2016, the Company repurchased 3,940,087 shares of common stock for approximately $374.1 million.
Additionally, the Company net-share settled capped call options on its common stock and received 711,376 shares during 2016.
In November 2016, the Company issued 3,504,165 shares of common stock to settle the purchase contracts of the 2013 Equity Units.
In December 2015, the Company issued 2,869,169 shares of common stock to settle the conversion feature of the Convertible Preferred Stock issued and redeemed through a combination settlement.
See "Other Equity Arrangements" below for further details of the above transactions.
In March 2015, the Company entered into a forward share purchase contract with a financial institution counterparty for 3,645,510 shares of common stock.
The contract obligates the Company to pay $350.0 million, plus an additional amount related to the forward component of the contract.
In November 2016, the Company amended the settlement date to April 2019, or earlier at the Company's option.
The reduction of common shares outstanding was recorded at the inception of the forward share purchase contract in March 2015 and factored into the calculation of weighted-average shares outstanding at that time.
In October 2014, the Company entered into a forward share purchase contract on its common stock.
The contract obligated the Company to pay $150.0 million, plus an additional amount related to the forward component of the contract, to the financial institution counterparty not later than October 2016, or earlier at the Company’s option, for the 1,603,822 shares purchased.
The reduction of common shares outstanding was recorded at the inception of the forward share purchase contract in October 2014 and factored into the calculation of weighted-average shares outstanding at that time.
In October 2016, the Company physically settled the contract, receiving 1,603,822 shares for a settlement amount of $147.4 million.
These shares are reflected as "Returned to treasury" in the table above.
COMMON STOCK RESERVED — Common stock shares reserved for issuance under various employee and director stock plans at December 30, 2017 and December 31, 2016 are as follows:
## Table 3 ##
PREFERRED STOCK PURCHASE RIGHTS — Prior to March 10, 2016, each outstanding share of common stock had a 1 share purchase right.
Each purchase right could be exercised to purchase one two-hundredth of a share of Series A Junior Participating Preferred Stock at an exercise price of $220.00, subject to adjustment.
The rights, which did not have voting rights, expired on March 10, 2016.
There were no outstanding rights or shares of Series A Junior Participating Preferred Stock as of December 30, 2017.
WELLTOWER INC.  NOTES TO CONSOLIDATED FINANCIAL STATEMENTS is no longer present (and additional weight may be given to subjective evidence such as our projections for growth).
The valuation allowance rollforward is summarized as follows for the periods presented (in thousands):

Tables referenced above, in order (Table 0 first):
<table><tr><td>(Dollars in millions, except as noted)</td><td>2013</td><td></td><td>2012</td><td></td></tr><tr><td>Loan production</td><td></td><td></td><td></td><td></td></tr><tr><td>Total Corporation<sup>-1</sup>:</td><td></td><td></td><td></td><td></td></tr><tr><td>First mortgage</td><td>$83,421</td><td></td><td>$75,074</td><td></td></tr><tr><td>Home equity</td><td>6,355</td><td></td><td>3,585</td><td></td></tr><tr><td>CRES:</td><td></td><td></td><td></td><td></td></tr><tr><td>First mortgage</td><td>$66,914</td><td></td><td>$55,518</td><td></td></tr><tr><td>Home equity</td><td>5,498</td><td></td><td>2,832</td><td></td></tr><tr><td>Year end</td><td></td><td></td><td></td><td></td></tr><tr><td>Mortgage serviced portfolio (in billions)<sup>(2, 3)</sup></td><td>$810</td><td></td><td>$1,332</td><td></td></tr><tr><td>Mortgage loans serviced for investors (in billions)</td><td>550</td><td></td><td>1,045</td><td></td></tr><tr><td>Mortgage servicing rights:</td><td></td><td></td><td></td><td></td></tr><tr><td>Balance</td><td>5,042</td><td></td><td>5,716</td><td></td></tr><tr><td>Capitalized mortgage servicing rights(% of loans serviced for investors)</td><td>92</td><td>bps</td><td>55</td><td>bps</td></tr></table>
<table><tr><td></td><td>2006</td><td>2005</td><td> 2004</td></tr><tr><td>Amortization</td><td>2.5%</td><td>3.3%</td><td>2.4%</td></tr><tr><td>Royalties</td><td>5.4</td><td>8.0</td><td>7.4</td></tr><tr><td>Research and product development</td><td>5.4</td><td>4.9</td><td>5.2</td></tr><tr><td>Advertising</td><td>11.7</td><td>11.8</td><td>12.9</td></tr><tr><td>Selling, distribution and administration</td><td>21.7</td><td>20.2</td><td>20.5</td></tr></table>
<table><tr><td></td><td>2017</td><td>2016</td><td>2015</td></tr><tr><td>Outstanding, beginning of year</td><td>152,559,767</td><td>153,944,291</td><td>157,125,450</td></tr><tr><td>Issued from treasury</td><td>1,680,339</td><td>4,870,761</td><td>6,046,405</td></tr><tr><td>Returned to treasury</td><td>-202,075</td><td>-6,255,285</td><td>-9,227,564</td></tr><tr><td>Outstanding, end of year</td><td>154,038,031</td><td>152,559,767</td><td>153,944,291</td></tr><tr><td>Shares subject to the forward share purchase contract</td><td>-3,645,510</td><td>-3,645,510</td><td>-5,249,332</td></tr><tr><td>Outstanding, less shares subject to the forward share purchase contract</td><td>150,392,521</td><td>148,914,257</td><td>148,694,959</td></tr></table>
<table><tr><td></td><td>2017</td><td>2016</td></tr><tr><td>Employee stock purchase plan</td><td>1,745,939</td><td>1,936,093</td></tr><tr><td>Other stock-based compensation plans</td><td>2,526,337</td><td>4,998,983</td></tr><tr><td>Total shares reserved</td><td>4,272,276</td><td>6,935,076</td></tr></table>

Question: What is the ratio of Issued from treasury in Table 2 to the Employee stock purchase plan in Table 3 in 2016?
Answer: 2.51577
Reasoning program: divide(4870761,1936093)