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Recent years have witnessed the world-wide emergence of mega-metropolises with incredibly huge populations. Understanding residents mobility patterns, or urban dynamics, thus becomes crucial for building modern smart cities. In this paper, we propose a Neighbor-Regularized and context-aware Non-negative Tensor Factorization model (NR-cNTF) to discover interpretable urban dynamics from urban heterogeneous data. Different from many existing studies concerned with prediction tasks via tensor completion, NR-cNTF focuses on gaining urban managerial insights from spatial, temporal, and spatio-temporal patterns. This is enabled by high-quality Tucker factorizations regularized by both POI-based urban contexts and geographically neighboring relations. NR-cNTF is also capable of unveiling long-term evolutions of urban dynamics via a pipeline initialization approach. We apply NR-cNTF to a real-life data set containing rich taxi GPS trajectories and POI records of Beijing. The results indicate: 1) NR-cNTF accurately captures four kinds of city rhythms and seventeen spatial communities; 2) the rapid development of Beijing, epitomized by the CBD area, indeed intensifies the job-housing imbalance; 3) the southern areas with recent government investments have shown more healthy development tendency. Finally, NR-cNTF is compared with some baselines on traffic prediction, which further justifies the importance of urban contexts awareness and neighboring regulations. [ABSTRACT FROM AUTHOR]