UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended: March 31,September 30, 2008
Commission File Number: 000-51823
AEI INCOME & GROWTH FUND 26 LLC
(Exact name of registrant as specified in its charter)
State of Delaware 41-2173048
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
(Address of principal executive offices)
(651) 227-7333
(Registrant's telephone number)
Not Applicable
(Former name, former address and former fiscal year, if changed
since last report)
Indicate by check mark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months
(or for such shorter period that the registrant was required to
file such reports), and (2) has been subject to such filing
requirements for the past 90 days. [X] Yes No
Indicate by check mark whether the registrant is a large
accelerated filer, an accelerated filer, a non-accelerated filer,
or a smaller reporting company. See the definitions of "large
accelerated filer," "accelerated filer" and "smaller reporting
company" in Rule 12b-2 of the Exchange Act.
Large accelerated filer Accelerated filer
Non-accelerated filer Smaller reporting company [X]
Indicate by check mark whether the registrant is a shell company
(as defined in Rule 12b-2 of the Exchange Act). Yes [X] No
AEI INCOME & GROWTH FUND 26 LLC
INDEX
Part I - Financial Information
Item 1. Financial Statements:
Balance Sheet as of March 31,September 30, 2008 and December 31, 2007
Statements for the Three MonthsPeriods ended March 31,September 30, 2008 and 2007:
Income
Cash Flows
Changes in Members' Equity (Deficit)
Notes to Financial Statements
Item 2. Management's Discussion and Analysis of Financial Condition
and Results of Operations
Item 3. Quantitative and Qualitative Disclosures About Market Risk
Item 4T.Controls and Procedures
Part II - Other Information
Item 1. Legal Proceedings
Item 1A.Risk Factors
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds
Item 3. Defaults Upon Senior Securities
Item 4. Submission of Matters to a Vote of Security Holders
Item 5. Other Information
Item 6. Exhibits
Signatures
AEI INCOME & GROWTH FUND 26 LLC
BALANCE SHEET
MARCH 31,SEPTEMBER 30, 2008 AND DECEMBER 31, 2007
ASSETS
2008 2007
CURRENT ASSETS:
Cash and Cash Equivalents $ 1,114,157402,716 $ 4,249,562
Receivables 2880 4,102
----------- -----------
Total Current Assets 1,114,445402,716 4,253,664
----------- -----------
INVESTMENTS IN REAL ESTATE:
Land 5,111,3015,290,800 4,629,110
Buildings and Equipment 6,323,5867,845,430 4,781,347
Construction in Progress 1,045,226 0
Accumulated Depreciation (269,229)(418,542) (211,133)
----------- -----------
12,210,88412,717,688 9,199,324
Real Estate Held for Sale 2,126,435 2,126,435
----------- -----------
Net Investments in Real Estate 14,337,31914,844,123 11,325,759
----------- -----------
Total Assets $15,451,764$15,246,839 $15,579,423
=========== ===========
LIABILITIES AND MEMBERS' EQUITY
CURRENT LIABILITIES:
Payable to AEI Fund Management, Inc. $ 19,5697,892 $ 90,239
Distributions Payable 247,988247,987 233,595
Unearned Rent 21,37312,623 0
----------- -----------
Total Current Liabilities 288,930268,502 323,834
----------- -----------
MEMBERS' EQUITY (DEFICIT):
Managing Members (12,757)(18,292) (9,975)
Limited Members, $10 per Unit;
10,000,000 Units authorized;
1,832,736 Units issued and outstanding 15,175,59114,996,629 15,265,564
----------- -----------
Total Members' Equity 15,162,83414,978,337 15,255,589
----------- -----------
Total Liabilities and Members' Equity $15,451,764$15,246,839 $15,579,423
=========== ===========
The accompanying Notes to Financial Statements are an integral
part of this statement.
AEI INCOME & GROWTH FUND 26 LLC
STATEMENT OF INCOME
FOR THE THREE MONTHSPERIODS ENDED MARCH 31
2008 2007SEPTEMBER 30
Three Months Ended Nine Months Ended
9/30/08 9/30/07 9/30/08 9/30/07
RENTAL INCOME $ 165,583231,923 $ 95,308106,676 $ 607,014 $ 297,291
EXPENSES:
LLC Administration -
Affiliates 42,969 22,75742,557 33,395 128,835 82,780
LLC Administration
and Property Management -
Unrelated Parties 11,706 5,3196,127 3,033 24,509 12,556
Depreciation 58,096 39,752
----------- -----------78,455 43,781 207,409 123,285
---------- ---------- ---------- ----------
Total Expenses 112,771 67,828
----------- -----------127,139 80,209 360,753 218,621
---------- ---------- ---------- ----------
OPERATING INCOME 52,812 27,480104,784 26,467 246,261 78,670
OTHER INCOME:
Interest Income 51,404 9,669
----------- -----------1,525 51,027 73,549 96,054
---------- ---------- ---------- ----------
INCOME FROM CONTINUING
OPERATIONS 104,216 37,149106,309 77,494 319,810 174,724
Income Fromfrom Discontinued
Operations 51,016 32,577
----------- -----------50,161 35,045 146,900 100,156
---------- ---------- ---------- ----------
NET INCOME $ 155,232156,470 $ 69,726
=========== ===========112,539 $ 466,710 $ 274,880
========== ========== ========== ==========
NET INCOME ALLOCATED:
Managing Members $ 4,6574,694 $ 2,0923,376 $ 14,001 $ 8,246
Limited Members 150,575 67,634
----------- -----------151,776 109,163 452,709 266,634
---------- ---------- ---------- ----------
$ 155,232156,470 $ 69,726
=========== ===========112,539 $ 466,710 $ 274,880
========== ========== ========== ==========
NET INCOME PER LLC UNIT:
Continuing Operations $ .06 $ .05 $ .04.17 $ .14
Discontinued Operations .02 .03 .03
----------- -----------.08 .08
---------- ---------- ---------- ----------
Total $ .08 $ .07
=========== ===========.08 $ .25 $ .22
========== ========== ========== ==========
Weighted Average Units
Outstanding 1,832,736 960,242
=========== ===========1,427,123 1,832,736 1,195,210
========== ========== ========== ==========
The accompanying Notes to Financial Statements are an integral
part of this statement.
AEI INCOME & GROWTH FUND 26 LLC
STATEMENT OF CASH FLOWS
FOR THE THREENINE MONTHS ENDED MARCH 31SEPTEMBER 30
2008 2007
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income $ 155,232466,710 $ 69,726274,880
Adjustments To Reconcile Net Income
To Net Cash Provided By Operating Activities:
Depreciation 58,096 55,084207,409 169,281
Decrease in Receivables 3,8144,102 0
Decrease in Payable to
AEI Fund Management, Inc. (70,670) (27,983)(82,347) (56,746)
Increase in Unearned Rent 21,373 5,97312,623 0
----------- -----------
Total Adjustments 12,613 33,074141,787 112,535
----------- -----------
Net Cash Provided By
Operating Activities 167,845 102,800608,497 387,415
----------- -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
Investments in Real Estate (3,069,656) 0(3,725,773) (1,149,809)
----------- -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
Capital Contributions from Limited Members 0 2,059,1316,480,429
Organization and Syndication Costs 0 (301,527)(945,949)
Increase in Distributions Payable 14,393 35,82414,392 95,988
Distributions to Members (247,987) (123,743)(743,962) (462,065)
----------- -----------
Net Cash Provided By (Used For)
Financing Activities (233,594) 1,669,685(729,570) 5,168,403
----------- -----------
NET INCREASE (DECREASE) IN CASH
AND CASH EQUIVALENTS (3,135,405) 1,772,485(3,846,846) 4,406,009
CASH AND CASH EQUIVALENTS, beginning of period 4,249,562 151,644
----------- -----------
CASH AND CASH EQUIVALENTS, end of period $ 1,114,157402,716 $ 1,924,1294,557,653
=========== ===========
The accompanying Notes to Financial Statements are an integral
part of this statement.
AEI INCOME & GROWTH FUND 26 LLC
STATEMENT OF CHANGES IN MEMBERS' EQUITY (DEFICIT)
FOR THE THREENINE MONTHS ENDED MARCH 31SEPTEMBER 30
Limited
Member
Managing Limited Units
Members Members Total Outstanding
BALANCE, December 31, 2006 $ (1,278) $ 7,440,476 $ 7,439,198 882,126.8
Capital Contributions 0 2,059,131 2,059,131 205,913.16,480,429 6,480,429 648,042.9
Organization and
Syndication Costs 0 (301,527) (301,527)(945,949) (945,949)
Distributions (3,713) (120,030) (123,743)(13,862) (448,203) (462,065)
Net Income 2,092 67,634 69,726
---------8,246 266,634 274,880
-------- ----------- ----------- -----------
BALANCE, March 31,September 30, 2007 $ (2,899) $ 9,145,684 $ 9,142,785 1,088,039.9
=========(6,894) $12,793,387 $12,786,493 1,530,169.7
======== =========== =========== ===========
BALANCE, December 31, 2007 $ (9,975) $15,265,564 $15,255,589 1,832,736.0
Distributions (7,439) (240,548) (247,987)(22,318) (721,644) (743,962)
Net Income 4,657 150,575 155,232
---------14,001 452,709 466,710
-------- ----------- ----------- -----------
BALANCE, March 31,September 30, 2008 $ (12,757) $15,175,591 $15,162,834$(18,292) $14,996,629 $14,978,337 1,832,736.0
================= =========== =========== ===========
The accompanying Notes to Financial Statements are an integral
part of this statement.
AEI INCOME & GROWTH FUND 26 LLC
NOTES TO FINANCIAL STATEMENTS
MARCH 31,SEPTEMBER 30, 2008
(1) The condensed statements included herein have been prepared
by the registrant, without audit, pursuant to the rules and
regulations of the Securities and Exchange Commission, and
reflect all adjustments which are, in the opinion of
management, necessary to a fair statement of the results of
operations for the interim period, on a basis consistent with
the annual audited statements. The adjustments made to these
condensed statements consist only of normal recurring
adjustments. Certain information, accounting policies, and
footnote disclosures normally included in financial
statements prepared in accordance with generally accepted
accounting principles have been condensed or omitted pursuant
to such rules and regulations, although the registrant
believes that the disclosures are adequate to make the
information presented not misleading. It is suggested that
these condensed financial statements be read in conjunction
with the financial statements and the summary of significant
accounting policies and notes thereto included in the
registrant's latest annual report on Form 10-KSB.
(2) Organization -
AEI Income & Growth Fund 26 LLC ("Company"), a Limited
Liability Company, was formed on March 14, 2005 to acquire
and lease commercial properties to operating tenants. The
Company's operations are managed by AEI Fund Management XXI,
Inc. ("AFM"), the Managing Member. Robert P. Johnson, the
President and sole director of AFM, serves as the Special
Managing Member. AFM is a wholly owned subsidiary of AEI
Capital Corporation of which Mr. Johnson is the majority
shareholder. AEI Fund Management, Inc. ("AEI"), an
affiliate of AFM, performs the administrative and operating
functions for the Company.
The terms of the offering call for a subscription price of
$10 per LLC Unit, payable on acceptance of the offer. The
Company commenced operations on April 3, 2006 when minimum
subscriptions of 150,000 LLC Units ($1,500,000) were
accepted. The offering terminated October 19, 2007, when
the extended offering period expired. The Company received
subscriptions for 1,832,736 Units. Under the terms of the
Operating Agreement, the Limited Members and Managing
Members contributed funds of $18,327,360 and $1,000,
respectively. The Company shall continue until December 31,
2055, unless dissolved, terminated and liquidated prior to
that date.
During operations, any Net Cash Flow, as defined, which the
Managing Members determine to distribute will be distributed
97% to the Limited Members and 3% to the Managing Members.
Distributions to Limited Members will be made pro rata by
Units.
AEI INCOME & GROWTH FUND 26 LLC
NOTES TO FINANCIAL STATEMENTS
(Continued)
(2) Organization - (Continued)
Any Net Proceeds of Sale, as defined, from the sale or
financing of properties which the Managing Members determine
to distribute will, after provisions for debts and reserves,
be paid in the following manner: (i) first, 99% to the
Limited Members and 1% to the Managing Members until the
Limited Members receive an amount equal to: (a) their
Adjusted Capital Contribution plus (b) an amount equal to
6.5% of their Adjusted Capital Contribution per annum,
cumulative but not compounded, to the extent not previously
distributed from Net Cash Flow; (ii) any remaining balance
will be distributed 90% to the Limited Members and 10% to
the Managing Members. Distributions to the Limited Members
will be made pro rata by Units.
For tax purposes, profits from operations, other than
profits attributable to the sale, exchange, financing,
refinancing or other disposition of property, will be
allocated 97% to the Limited Members and 3% to the Managing
Members. Net losses from operations will be allocated 99%
to the Limited Members and 1% to the Managing Members.
For tax purposes, profits arising from the sale, financing,
or other disposition of property will be allocated in
accordance with the Operating Agreement as follows: (i)
first, to those Members with deficit balances in their
capital accounts in an amount equal to the sum of such
deficit balances; (ii) second, 99% to the Limited Members
and 1% to the Managing Members until the aggregate balance
in the Limited Members' capital accounts equals the sum of
the Limited Members' Adjusted Capital Contributions plus an
amount equal to 6.5% of their Adjusted Capital Contributions
per annum, cumulative but not compounded, to the extent not
previously allocated; (iii) third, the balance of any
remaining gain will then be allocated 90% to the Limited
Members and 10% to the Managing Members. Losses will be
allocated 99% to the Limited Members and 1% to the Managing
Members.
The Managing Members are not required to currently fund a
deficit capital balance. Upon liquidation of the Company or
withdrawal by a Managing Member, the Managing Members will
contribute to the Company an amount equal to the lesser of
the deficit balances in their capital accounts or 1.01% of
the total capital contributions of the Limited Members over
the amount previously contributed by the Managing Members.
(3) Reclassification -
Certain items related to discontinued operations in the
prior period's financial statements have been reclassified
to conform to 2008 presentation. These reclassifications
had no effect on Members' capital, net income or cash flows.
AEI INCOME & GROWTH FUND 26 LLC
NOTES TO FINANCIAL STATEMENTS
(Continued)
(4) Investments in Real Estate -
On August 10, 2007, the Company purchased a Starbucks store
in Bluffton, Indiana for $1,150,116. The property is leased
to Starbucks Corporation under a Lease Agreement with a
remaining primary term of 10 years and initial annual rent
of $79,800. In July 2008, Starbucks announced that it was
closing this store at the end of July. Starbucks has
contacted the Company to attempt to negotiate an agreement
to terminate the Lease. Unless an agreement is reached, the
Company expects Starbucks to comply with all of its Lease
obligations.
On December 17, 2007, the Company purchased a 27% interest
in a parcel of land in Fredericksburg, Virginia for
$1,421,960, including acquisition expenses.$1,374,913. The Company obtained title to the land in the
form of an undivided fee simple interest in the 27% interest
purchased. Simultaneous with the purchase of the land, the
Company entered into a Project Construction and Development
Financing Agreement under which the Company will advanceadvanced funds
to Silver-Honaker Development Company, LLC ("Silver") for
the construction of a Dick's Sporting Goods store on the
site. Through March
31, 2008, the Company had advanced $1,045,226 for the
constructionThe Company's share of the building. The purchase price,total acquisition costs,
including the cost of the land, will be approximately $3,100,000.was $3,121,837. The
remaining interests in the property were purchased by AEI
Income & Growth Fund 23 LLC, AEI Income & Growth Fund 24 LLC
and AEI Income & Growth Fund 25 LLC, affiliates of the
Company.
The property is leased to Dick's Sporting Goods, Inc. under
a Lease Agreement with a primary term of 10 years and
initial annual rent of $219,445.$219,445 for the interest purchased.
Pursuant to the Lease, the tenant will commencecommenced paying rent on
the day the store opens
for business, which is expected to be in JuneMay 8, 2008. Pursuant to the development agreement, for the
period from December 17, 2007 to the day that the tenant commences
paying rent,through May 7, 2008, Silver
will paypaid the Company interest at a rate of 6.75% on the purchase
price of the land and the amounts advanced for construction
of the store. Pursuant to the Lease, any improvements to
the land during the term of the Lease become the property of
the Company.
On December 28, 2007, the Company purchased 2.04 acres of
land in Beavercreek, Ohio for $1,533,655. The land is
leased to Red Robin International, Inc. under a Lease
Agreement with a remaining primary term of 11.3 years and
initial annual rent of $105,000. Red Robin International,
Inc. operates a Red Robin restaurant on the site. Ownership
of the building and improvements will transfer to the
Company upon termination of the lease.
On January 31, 2008, the Company purchased a 30% interest in
a Best Buy store in Eau Claire, Wisconsin for $2,014,909.$2,016,375.
The property is leased to Best Buy Stores, L.P. under a
Lease Agreement with a remaining primary term of 10 years
and initial annual rent of $142,222.$142,222 for the interest
purchased. The remaining interests in the property were
purchased by AEI Income & Growth Fund XXI Limited
Partnership and AEI Income & Growth Fund 23 LLC, affiliates
of the Company.
AEI INCOME & GROWTH FUND 26 LLC
NOTES TO FINANCIAL STATEMENTS
(Continued)
(5) Payable to AEI Fund Management, Inc. -
AEI Fund Management, Inc. performs the administrative and
operating functions for the Company. The payable to AEI
Fund Management represents the balance due for those
services. This balance is non-interest bearing and
unsecured and is to be paid in the normal course of
business.
(6) Discontinued Operations -
SubsequentThe Company is attempting to March 31, 2008, the Company entered into an
agreement to sell its 40% interest in the Sports Authority store
in Wichita, Kansas to an unrelated third party. The
sale is subject to contingencies and may not be completed.
If the sale is completed, the Company expects to receive net
proceeds of approximately $2,944,000, which will result in a
net gain of approximately $817,600. If the sale is not
completed, the Company will likely seek another buyer for
the property and may not be able to negotiate a purchase
agreement with similar economic terms.Kansas. At March 31,September 30, 2008 and December 31,
2007, the property was classified as Real Estate Held for
Sale with a book value of $2,126,435.
The financial results for this property are reflected as
Discontinued Operations in the accompanying financial
statements. The following are the results of discontinued
operations for the three monthsperiods ended March 31:
2008 2007September 30:
Three Months Ended Nine Months Ended
9/30/08 9/30/07 9/30/08 9/30/07
Rental Income $ 51,16651,167 $ 48,06551,167 $ 153,499 $ 150,398
Property Management Expenses (150) (156)(1,006) (790) (6,599) (4,246)
Depreciation 0 (15,332) 0 (45,996)
--------- --------- --------- ---------
Income from Discontinued
Operations $ 51,01650,161 $ 32,57735,045 $ 146,900 $ 100,156
========= ========= ========= =========
(7) Recently Issued Accounting Pronouncements -
In December 2007, the Financial Accounting Standards Board
issued Statement of Financial Accounting Standards No.
141(R) ("SFAS 141(R)"), Business Combinations. SFAS 141(R)
requires, among other things, the expensing of acquisition-
related transaction costs. Management anticipates that SFAS
141(R) will be effective for property acquisitions completed
on or after January 1, 2009. Management is evaluating the
effect that the adoption of SFAS 141(R) will have on the
Company's results of operations, financial position, and the
related disclosures.
AEI INCOME & GROWTH FUND 26 LLC
NOTES TO FINANCIAL STATEMENTS
(Continued)
(7) Recently Issued Accounting Pronouncements - (Continued)
In September 2006, the Financial Accounting Standards Board
issued Statement of Financial Accounting Standards No. 157
("SFAS 157"), Fair Value Measurements. SFAS 157 defines
fair value, establishes a framework for measuring fair
value, and expands disclosures about fair value
measurements. The statement is effective for (1) financial
assets and liabilities in financial statements issued for
fiscal years beginning after November 15, 2007, and interim
periods within those fiscal years and (2) certain non-
financial assets and liabilities in financial statements
issued for fiscal years beginning after November 15, 2008,
and interim periods within those fiscal years. When testing
for recoverability of properties under SFAS 144, Accounting
for Impairment or Disposal of Long-Lived Assets, the
provisions of this statement are used when comparing fair
value to carrying value. Management is evaluating the
effect that the adoption of SFAS 157 will have on the
Company's results of operations, financial position, and the
related disclosures.
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS.
The Management's Discussion and AnalysisThis section contains various "forward looking statements" within the meaning of federal
securities laws which
represent management's expectations or beliefs concerning future
events, including statements regarding anticipated application of
cash, expected returns from rental income, growth in revenue, the
sufficiency of cash to meet operating expenses, rates of
distribution, and other matters. These, and other forward
looking statements, made by the Company,
mustshould be evaluated in the context of a
number of factors that may affect the Company's financial
condition and results of operations, including the following:
Market and economic conditions which affect the value
of the properties the Company owns and the cash from
rental income such properties generate;
the federal income tax consequences of rental income,
deductions, gain on sales and other items and the
effects of these consequences for Members;
resolution by the Managing Members of conflicts with
which they may be confronted;
the success of the Managing Members of locating
properties with favorable risk return characteristics;
the effect of tenant defaults; and
the condition of the industries in which the tenants of
properties owned by the Company operate.
The Application of Critical Accounting Policies
The preparation of the Company's financial statements
requires management to make estimates and assumptions that may
affect the reported amounts of assets, liabilities, revenues and
expenses, and related disclosure of contingent assets and
liabilities. Management evaluates these estimates on an ongoing
basis, including those related to the carrying value of real
estate and the allocation by AEI Fund Management, Inc. of
expenses to the Company as opposed to other funds they manage.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
The Company purchases properties and records them in the
financial statements at cost (including capitalized acquisition
expenses). The Company anticipates that for acquisitions
completed on or after January 1, 2009, acquisition-related
transaction costs will be expensed as incurred as a result of the
adoption of Statement of Financial Accounting Standards No.
141(R), Business Combinations. The Company tests long-lived
assets for recoverability when events or changes in circumstances
indicate that the carrying value may not be recoverable. For
properties the Company will hold and operate, management
determines whether impairment has occurred by comparing the
property's probability-weighted cash flows to its current
carrying value. For properties held for sale, management
determines whether impairment has occurred by comparing the
property's estimated fair value less cost to sell to its current
carrying value. If the carrying value is greater than the
realizable value, an impairment loss is recorded to reduce the
carrying value of the property to its realizable value. Changes
in these assumptions or analysis may cause material changes in
the carrying value of the properties.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
AEI Fund Management, Inc. allocates expenses to each of
the funds they manage primarily on the basis of the number of
hours devoted by their employees to each fund's affairs. They
also allocate expenses at the end of each month that are not
directly related to a fund's operations based upon the number of
investors in the fund and the fund's capitalization relative to
other funds they manage. The Company reimburses these expenses
subject to detailed limitations contained in the Operating
Agreement.
Management of the Company has discussed the development
and selection of the above accounting estimates and the
management discussion and analysis disclosures regarding them
with the managing member of the Company.
Results of Operations
For the threenine months ended March 31,September 30, 2008, the Company
recognized rental income from continuing operations of $165,583,$607,014,
representing threenine months rent from five properties and rent from
two properties acquired during the period. For the nine months
ended September 30, 2007, the Company recognized rental income of
$297,291, representing nine months rent from three properties and
rent from one property acquired during the period.
For the threenine months ended March 31, 2007, the Company recognized rental income of
$95,308, representing three months rent from three properties.
For the three months ended March 31,September 30, 2008 and 2007, the
Company incurred LLC administration expenses from affiliated
parties of $42,969$128,835 and $22,757,$82,780, respectively. These
administration expenses include costs associated with the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Members. During
the same periods, the Company incurred LLC administration and
property management expenses from unrelated parties of $11,706$24,509
and $5,319,$12,556, respectively. These expenses represent direct
payments to third parties for legal and filing fees, direct
administrative costs, outside audit costs, taxes, insurance and
other property costs. As the Company raised additional
subscription proceeds and purchased additional properties, the
administration and property management expenses increased.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
For the threenine months ended March 31,September 30, 2008 and 2007, the
Company recognized interest income of $51,404$73,549 and $9,669,$96,054,
respectively. In 2008, interest income increaseddecreased due to the
Company receiving interest from construction advances and having moreless money invested in a money market account due
to the sale of
additional LLC Units.property acquisitions and lower money market rates in 2008.
This decrease was partially offset by interest received from
construction advances.
In accordance with Statement of Financial Accounting
Standards No. 144, Accounting for the Impairment or Disposal of
Long-Lived Assets, upon complete disposal of a property or
classification of a property as Real Estate Held for Sale, the
Company includes the operating results and sale of the property
in discontinued operations. In addition, the Company
reclassifies the prior periods' operating results of the property
to discontinued operations. For the threenine months ended March 31,September
30, 2008, the Company recognized income from discontinued
operations of $51,016$146,900 representing rental income less property
management expenses. For the threenine months ended March 31,September 30,
2007, the Company recognized income from discontinued operations
of $32,577$100,156 representing rental income less property management
expenses and depreciation.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
SubsequentThe Company is attempting to March 31, 2008, the Company entered into an
agreement to sell its 40% interest in the Sports Authority
store in Wichita, Kansas to an unrelated third party. The sale is
subject to contingencies and may not be completed. If the sale
is completed, the Company expects to receive net proceeds of
approximately $2,944,000, which will result in a net gain of
approximately $817,600. If the sale is not completed, the
Company will likely seek another buyer for the property and may
not be able to negotiate a purchase agreement with similar
economic terms.Kansas. At March 31,September 30, 2008 and December 31,
2007, the property was classified as Real Estate Held for Sale
with a book value of $2,126,435.
Inflation has had a minimal effect on income from
operations. Leases may contain rent increases, based on the
increase in the Consumer Price Index over a specified period,
which will result in an increase in rental income over the term
of the leases. In addition, leases may contain rent clauses
which entitle the Company to receive additional rent in future
years if gross receipts for the property exceed certain specified
amounts. Increases in sales volumes of the tenants, due to
inflation and real sales growth, may result in an increase in
rental income over the term of the leases. Inflation also may
cause the real estate to appreciate in value. However, inflation
and changing prices may have an adverse impact on the operating
margins of the properties' tenants, which could impair their
ability to pay rent and subsequently reduce the Net Cash Flow
available for distributions.
Liquidity and Capital Resources
The Company's primary sources of cash are proceeds from
the sale of Units, interest income, rental income and proceeds
from the sale of property. Its primary uses of cash are
investment in real properties, payment of expenses involved in
the sale of Units, the management of properties, the organization
and administration of the Company, and the payment of
distributions.
The Company generated $167,845$608,497 of cash from operations
during the threenine months ended March 31,September 30, 2008, representing net
income of $155,232$466,710 and a non-cash expense of $58,096$207,409 for
depreciation, which werewas partially offset by $45,483$65,622 in net timing
differences in the collection of payments from the tenants and
the payment of expenses. The Company generated $102,800$387,415 of cash
from operations during the threenine months ended March 31,September 30, 2007,
representing net income of $69,726$274,880 and a non-cash expense of
$55,084$169,281 for depreciation, which were partially offset by $22,010 of net timing differencesa
$56,746 decrease in the collection of payments
frompayable to the tenants and the payment of expenses.Company's managers.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
The major components of the Company's cash flow from
investing activities are investments in real estate and proceeds
from the sale of real estate. During the threenine months ended
March 31,September 30, 2008, the Company expended $3,069,656$3,725,773 to invest in
real properties (inclusive of acquisition expenses). On January
31, 2008, the Company purchased a 30% interest in a Best Buy
store in Eau Claire, Wisconsin for $2,014,909.$2,016,375. Also during the
period, the Company advanced $1,045,226paid $1,709,398, including acquisition
expenses, for the construction of the Dick's Sporting Goods store
in Fredericksburg, Virginia and
incurred $9,521 in acquisition expenses related to the property.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
During the three months ended March 31, 2007, the Company
did not purchase any real properties.Virginia.
During the year ended December 31, 2007, the Company
expended $4,069,210$4,096,210 to invest in real properties (inclusive of
acquisition expenses). On August 10, 2007, the Company purchased
a Starbucks store in Bluffton, Indiana for $1,150,116. On
December 28, 2007, the Company purchased land in Beavercreek,
Ohio for $1,533,655. On December 17, 2007, the Company purchased
a 27% interest in a parcel of land in Fredericksburg, Virginia
for $1,412,439.$1,412,439, including acquisition expenses. Simultaneous
with the purchase of the land, the Company entered into a Project
Construction and Development Financing Agreement under which the
Company will advance approximately $1,700,000advanced funds for the construction of a Dick's Sporting
Goods store on the site. During the nine months ended September
30, 2007, the Company's real estate expenditures were $1,149,809.
During the offering of Units, the Company's primary source
of cash flow was from the sale of LLC Units. The Company
commenced the offering of LLC Units to the public through a
registration statement that became effective October 20, 2005 and
continued until October 19, 2007, when the extended offering
period expired. The Company raised a total of $18,327,360 from
the sale of 1,832,736 Units. From subscription proceeds, the
Company paid organization and syndication costs (which constitute
a reduction of capital) of $2,706,815.
After completion of the acquisition phase, the Company's
primary use of cash flow is distribution and redemption payments
to Members. The Company declares its regular quarterly
distributions before the end of each quarter and pays the
distribution in the first ten daysweek after the end of each quarter.
For the threenine months ended March 31,September 30, 2008 and 2007, the
Company declared distributions of $247,987$743,962 and $123,743,$462,065,
respectively, which were allocated 97% to the Limited Members and
3% to the Managing Members.
Beginning in April 2009, the Company may acquire Units
from Limited Members who have tendered their Units to the
Company. Such Units may be acquired at a discount. The Company
will not be obligated to purchase in any year more than 2% of the
total number of Units outstanding on January 1 of such year. In
no event shall the Company be obligated to purchase Units if, in
the sole discretion of the Managing Member, such purchase would
impair the capital or operation of the Company.
The Operating Agreement requires that all proceedscontinuing rent payments from the sale of Units, subject to a reasonable reserve for ongoing
operations,properties should be invested or committed to investment in properties
by the later of two years after the date of the registration
statement or twelve months after the offering terminates. As of
the date of this filing, the Company had no formal contractual
commitment to expend capital, except for the agreement to advance
funds for the construction of the Dick's Sporting Goods store.
Until capital is invested in properties, the Company will
remain extremely liquid. After completion of property
acquisitions, the Company will attempt to maintain a cash reserve
of only approximately .5% of subscription proceeds. Because
properties are purchased for cash and leased under net leases,
this is considered
adequate to satisfy most contingencies.fund continuing distributions and meet other Company
obligations on both a short-term and long-term basis.
ITEM 3.QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.
Not applicable.
ITEM 4T.CONTROLS AND PROCEDURES.
(a) Disclosure Controls and Procedures.
Under the supervision and with the participation of
management, including its President and Chief Financial Officer,
the Managing Member of the Company evaluated the effectiveness of
the design and operation of our disclosure controls and
procedures (as defined in Rule 13a-15(e) under the Securities
Exchange Act of 1934 (the "Exchange Act")). Based upon that
evaluation, the President and Chief Financial Officer of the
Managing Member concluded that, as of the end of the period
covered by this report, our disclosure controls and procedures
were effective in ensuring that information required to be
disclosed by us in the reports that we file or submit under the
Exchange Act is recorded, processed, summarized and reported
within the time periods specified in applicable rules and forms
and that such information is accumulated and communicated to
management, including the President and Chief Financial Officer
of the Managing Member, in a manner that allows timely decisions
regarding required disclosure.
(b) Changes in Internal Control Over Financial Reporting.
During the most recent period covered by this report,
there has been no change in our internal control over financial
reporting (as defined in Rule 13a-15(f) under the Exchange Act)
that has materially affected, or is reasonably likely to
materially affect, our internal control over financial reporting.
PART II - OTHER INFORMATION
ITEM 1.LEGAL PROCEEDINGS.
There are no material pending legal proceedings to which
the Company is a party or of which the Company's property is
subject.
ITEM 1A.RISK FACTORS.
Not applicable.
PART II - OTHER INFORMATION
(Continued)
ITEM 2.UNREGISTERED2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS.
(a) None.
(b) Not applicable.
(c) Beginning in March 2009, pursuant to Section 7.7 of
the Operating Agreement, each Limited Member has the right to
present Units to the Company for purchase by submitting notice to
the Managing Member during January or July of each year. The
purchase price of the Units is equal to 85% of the net asset
value per Unit, as of the first business day of January or July
of each year, as determined by the Managing Member in accordance
with the provisions of the Operating Agreement. The purchase
price is equal to 100% of the net asset value per Unit in the
case of Units of a deceased investor, who purchased the Units in
the initial offering and who is a natural person, including Units
held by an investor that is an IRA or other qualified plan for
which the deceased person was the primary beneficiary, or Units
held by an investor that is a grantor trust for which the
deceased person was the grantor.
Units tendered to the Company during January and July are
redeemed on April 1st and October 1st, respectively, of each year
subject to the following limitations. The Company will not be
obligated to purchase in any year more than 2% of the total
number of Units outstanding on January 1 of such year. In no
event shall the Company be obligated to purchase Units if, in the
sole discretion of the Managing Member, such purchase would
impair the capital or operation of the Company. During the
period covered by this report, the Company did not purchase any
Units.
ITEM 3.DEFAULTS UPON SENIOR SECURITIES.
None.
ITEM 4.SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.
None
ITEM 5.OTHER INFORMATION.
None.
ITEM 6.EXHIBITS.6.EXHIBITS
31.1 Certification of Chief Executive Officer of Managing
Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and
Section 302 of the Sarbanes-Oxley Act of 2002.
31.2 Certification of Chief Financial Officer of Managing
Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and
Section 302 of the Sarbanes-Oxley Act of 2002.
32 Certification of Chief Executive Officer and Chief
Financial Officer of Managing Member pursuant to Section 906
of the Sarbanes-Oxley Act of 2002.
SIGNATURES
Pursuant to the requirements of the Securities Exchange
Act of 1934, the registrant has duly caused this report to be
signed on its behalf by the undersigned thereunto duly
authorized.
Dated: May 9,November 7, 2008 AEI Income & Growth Fund 26 LLC
By: AEI Fund Management XXI, Inc.
Its: Managing Member
By: /s/RobertROBERT P Johnson
Robert P. JohnsonJOHNSON
ROBERT P JOHNSON
President
(Principal Executive Officer)
By: /s/ PatrickPATRICK W Keene
Patrick W. KeeneKEENE
PATRICK W KEENE
Chief Financial Officer
(Principal Accounting Officer)