Note 4 - Notes Payable | 12 Months Ended |
Dec. 31, 2014 |
Notes | |
Note 4 - Notes Payable | NOTE 4 – NOTES PAYABLE |
HCIC Seller Carry Back Notes |
Beginning on September 17, 2009, Two Rivers began acquiring shares in HCIC and related land from a HCIC shareholder. As part of these acquisitions, many of the sellers financed notes payable with Two Rivers and HCIC. As of December 31, 2012 these loans totaled $7,364,000. The notes carry interest at 6% per annum, interest payable monthly, the principal amounts due at various dates from March 31, 2013 through September 30, 2015, and are collateralized by HCIC shares and land. |
In June 2013, the Company negotiated an extension on holders representing $6,164,000 of the seller carry back notes. Previously these amounts were due either August or September, 2013. The holders of the notes agreed to extend the due date to June 30, 2016. In exchange for this extension, the Company increased the principal balance by 20% from $6,164,000 to $7,397,000, paid 5.43% against the principal and agreed to begin paying monthly interest and principal at a 20-year amortization rate. |
Holders representing $3,181,000 of the notes held conversion rights into the Company’s common shares at $1.00 to $1.25. These conversions were cancelled and replaced by 5-year warrants at $3.00 per share. A total of 1,367,000 warrants were issued. The warrants issued had a fair value of $277,000 using the Black Scholes method of fair value determination. |
Pursuant to ASC 470-50-40-10, testing was performed by management on whether the new note structure constituted a debt extinguishment and issuance of new debt. Management determined that this note modification qualified as a debt extinguishment. Therefore ASC 820 was used to determine the fair value of the new debt issued. The fair value, using a 10% discount factor for the present value analysis of the new cash flow stream and fair value of the warrants issued determined the fair value of the new debt to be $7,037,000. Compared to the prior debt value of $6,164,000, the fair value produced a one-time $873,000 loss, recorded in the fourth quarter of 2013. |
Additionally, a discount on the HCIC debt was recorded in the quarter ended December 31, 2013 for $637,000, which will be amortized using an effective interest rate of 10% over the three year term. As of December 31, 2014, the related discount was recorded at $350,000, thereby making $7,222,000 in principal due. |
Orlando Seller Carry Back Note |
On January 28, 2011, the Company purchased water storage and direct flow from the Orlando Reservoir No. 2 Company, LLC (“Orlando”) for $3,100,000, which consisted of a cash payment of $100,000 and a seller financed note payable of $3,000,000. The note was due January 28, 2014. |
In July 2011, the Company and Orlando renegotiated the purchase of the Orlando LLC for 650,000 of the Company’s, $1,412,500 cash payment and a seller carry back note of $187,500. |
In 2014 the Company decided that the land securing the $187,500 is not strategic to its operations. Therefore, the Company is in the process of exchanging land held as collateral for the Orlando seller carry back note for the cancellation of the $187,500 note. As of December 31, 2014, the Company has recorded $40,000 of accrued interest. |
Series A Convertible Debt |
In February 2011, F-1 offered a $2,000,000 Series A convertible debt offering. This offering was closed at the end of February 2011. This offering financed the land, water rights, irrigation, and farm equipment for F-1. The terms of this debt is interest at 5% per annum, one-third of the crop profit and the right to convert debt into Company common stock at $2.50/share. The note was due March 31, 2014. |
In December 2012 the Company offered the holders of the Series A convertible debt the opportunity to convert their debt into preferred shares of F-1 (which converted from an LLC to a corporation) and receive warrants in Two Rivers Water & Farming Company. Each preferred share can be converted into one share of common stock of Two Rivers. For every two preferred shares, one warrant to purchase one common share of the Company was also issued. The warrant expires December 31, 2017 and can be exercised at $3 per common share of Two Rivers. |
As of December 31, 2012, we received from the Series A debt holders the intent,to convert $1,975,000 of the debt thereby leaving $25,000 of the originally issued Series A convertible debt and accrued interest of $86,000 as outstanding as of December 31, 2012. In order to properly record the conversion, the Company applied the guidance in ASC Topic 470-20 “Debt with Conversion and Other Options” as the F-1 preferred shares have a beneficial conversion feature (“BCF”) with detachable warrants. The Company determined the fair value of the associated warrants to be $494,000, after a relative fair value allocation was performed on the $1,989,000 of debt converted (includes $14,000 of accrued interest). The remaining amount of $1,494,000 was recorded as the original face value of the F-1 preferred shares. The F-1 preferred shares are recorded as non-controlling interest due to being legally issued in the name of F-1. The F-1 preferred shares are convertible into the Company’s common shares at a conversion price of $1 per share. A BCF was determined to exist at the time of issuance, resulting in a deemed preferred share dividend of $882,000. |
The Series A preferred share conversion transaction was recorded as of December 31, 2012. |
For the year ended December 31, 2014, $1,950,000 plus accrued dividends of $190,000 converted from Series A preferred shares to 2,137,815 TR Capital preferred membership units. This left $28,000 in Series A preferred shares outstanding in our F-1 subsidiary. |
As of December 31, 2013, the principal balance due on Series A convertible debt was $110,000. During the year ended December 31, 2014, $85,000 of the principal was converted into TR Capital Preferred Units and $25,000, including accrued interest, was paid in cash. |
Series B Convertible Debt |
In June 2011, F-2 offered a $6,000,000 Series B convertible debt offering. This offering was closed at the end of August 2011 having raised $5,332,000. This offering financed the land, water rights, and irrigation for F-2. The terms of this debt was interest at 6% per annum and 10% of the net-crop revenue of production of farm product from land owned by F-2. Net-crop revenue is defined as the gross selling price of the crops less basis. Basis is the difference between the futures price for a commodity and the local cash price offered by grain buyers. It reflects the cost of marketing grain from one point of sale to another point of sale. The 10% net-crop revenue share is paid on the crops that are produced on the approximately 1,200 acres of farmland that secures the Series B debt. |
The Note holders had the right to convert debt into Company common stock at $2.50/share. The notes were due June 30, 2014. |
In December 2012, F-2 offered the holders of the Series B convertible debt the opportunity to convert their debt into preferred shares of F-2 (which converted from an LLC to a corporation) and receive warrants in the Company. Each preferred share can be converted into one share of common stock of Two Rivers. For every two preferred shares, a warrant to purchase one common share of the Company was also issued. The warrant expires December 31, 2017 and can be exercised at $3 per common share of Two Rivers. |
As of December 31, 2012, we received from the Series B debt holders the intent to convert $5,107,000 of the debt thereby leaving $225,000 of the originally issued Series B convertible debt and accrued interest of $194,000 as outstanding as of December 31, 2012. In order to properly record the conversion, the Company applied the guidance in ASC Topic 470-20 “Debt with Conversion and Other Options” as the F-2 preferred shares have a beneficial conversion feature (“BCF”) with detachable warrants. The Company determined the fair value of the associated warrants to be $1,301,000, after a relative fair value allocation was performed on the $5,233,000 of debt converted (includes $126,000 of accrued interest). The remaining amount of $3,933,000 was recorded as the original face value of the F-2 preferred shares. The F-2 preferred shares are recorded as non-controlling interest due to being legally issued in the name of F-2. The F-2 preferred shares are convertible into the Company’s common shares at a conversion price of $1 per share. A BCF was determined to exist at the time of issuance, resulting in a deemed preferred share dividend of $2,347,000. |
The Series B conversion transaction was recorded as of December 31, 2012. |
For the year ended December 31, 2014, $4,915,000 plus accrued dividend of $457,000 converted from Series B preferred shares to 6,908,459 TR Capital preferred membership units. This left $342,000 in Series B F-1 outstanding preferred shares and $25,000 in Series B debt with $4,000 in accrued interest on this debt. Based on this conversion, the remaining Series B was written off, except for the $25,000 in Series B debt plus accrued interest that never converted to Series B preferred. |
Colorado Water Conservation Loan |
On March 5, 2012 the Company closed long-term financing with the Colorado Department of Natural Resources, Colorado Water Conservation Board in the amount of $1,185,000 (the “CWCB Loan”). This loan partially finances the rehabilitation of the Cucharas Reservoir to bring it into safety compliance with the Colorado State Engineers office. Further, the CWCB Loan assisted with the rehabilitation of the Orlando facilities. There was a $12,000 service fee due upon closing. This amount is being amortized over the expected life of the CWCB Loan, which is 20 years with interest fixed at 2.5% per annum. As of December 31, 2014 and 2013, the amounts outstanding under the CWCB Loan totaled $1,104,000 and $1,151,000, respectively. |
FirstOak Bank (formerly First National Bank of Pueblo) – Dionisio Purchase |
The cost of the Dionisio land/water acquisition was $1,500,000, of which $900,000 was financed by FirstOak Bank and $600,000 was paid in cash. |
The terms of the FirstOak loan is at 1% above the base rate on corporate loans posted by at least 75% of the nation’s 30 largest banks known as the Wall Street Journal Prime Rate (3.25% as of December 31, 2014 and December 31, 2013), subject to a minimum of 6% per annum. The FirstOak loan is secured by the Dionisio assets, which include 146 shares of the Bessemer Irrigation Ditch Company (“BIDC”). There are five annual payments of $76,000 due each December 15 commencing December 15, 2012. A balloon payment of all accrued interest and outstanding principal is due June 15, 2017. As of December 31, 2014 and 2013, the amounts outstanding under the FirstOak loan totaled $800,000 and $826,000, respectively. |
In May 2014, the Company also borrowed $176,000 to purchase additional farmland. The loan is at 1.5% above the base rate on corporate loans posted by at least 75% of the nation’s 30 largest banks known as the Wall Street Journal Prime Rate (3.25% as of December 31, 2014), subject to a minimum of 6% per annum. The FirstOak loan is secured by 9 BIDC shares, well permits and water leases. There are five annual payments of $15,000 due each December 15 commencing December 15, 2014. A balloon payment of all accrued interest and outstanding principal is due December 5, 2018 of $160,000. As of December 31, 2014, the amounts outstanding under the FirstOak loan totaled $167,000. |
Seller Carry Back – Dionisio |
On November 2, 2012, the Company acquired the Dionisio produce business and related equipment for $1,500,000. The seller carried back $600,000 (which was subsequently reduced to $590,000 due to the Company assuming additional debt owed by seller) of this purchase price. The note is paid quarterly, interest only at 6% per annum. The note is due November 2, 2017. Certain assets of Dionisio secure the note. |
FirstOak Bank – Mater Purchase |
The cost of the Mater land/water acquisition was $325,000, of which $169,000 was financed by FirstOak, $25,000 seller carry back and $131,000 was paid in cash. The purchase price has been allocated to land for $106,000 and $219,000 to water rights representing the purchase of BIDC shares. |
The terms of the First Oak loan is at 1% above the base rate on corporate loans posted by at least 75% of the nation’s 30 largest banks known as the Wall Street Journal Prime Rate (3.25% as of December 31, 2014 and December 31, 2013), subject to a minimum of 6% per annum. The FirstOak loan is secured by the Mater assets. There are four annual payments of $15,000 due each December 5 commencing December 15, 2013. A balloon payment of all accrued interest and outstanding principal is due December 5, 2017 for $159,000. |
As of December 31, 2014 and 2013, the amounts outstanding under the FirstOak loan totaled $165,000 and $166,000, respectively. |
McFinney Agri-Finance LLC (McFinney) and Ellicot second mortgage (Ellicot) |
On March 15, 2013, the Company purchased unimproved land in El Paso county, Colorado for a purchase price of $1,250,000. The company paid $620,000 (including closing costs and allocations) and financed $650,000 McFinney and $400,000 Ellicot, through private investors. |
The terms of the McFinney financing is for monthly payments of principal and interest of $4,238 per month, a fixed interest rate of 6.8% per annum, with the remaining principal due on April 1, 2018. The note is secured by a deed of trust on the 2,579 acres of land purchased and a guaranty of payment by the Company. As of December 31, 2014 and 2013, the amounts outstanding under the McFinney loan totaled $638,000 and $645,000, respectively. |
The Company also secured an additional $400,000 in financing. The financing is for a total of $400,000, secured by a second deed of trust on the 2,579 acres of the land purchased, 12% per annum interest with interest only payments each month. The Ellicot notes were due February 25, 2015. The Company, upon sale of the land, will also pay an additional consideration through a 6.25% payment of the sales price less cost of generating the sale and the basis of the land sold. |
For the year ended December 31, 2014, the $400,000 plus a bonus payment of $57,000, accounted for as additional interest, was converted into to 489,300 TR Capital preferred membership units. |
ASF Note |
In May 2013, ASF began offering, only to accredited investors up to $3,000,000 in 8.0% senior secured notes due 2023 plus pre-paid interest through May 31, 2014. The Notes were offered to help with funding the further research, engineering, hydrology and permitting for the constructing of gravel pit storage reservoirs just east of the confluence of the Arkansas River and Fountain Creek in Pueblo County, Colorado. The intention is to collaborate with Colorado Front Range municipal water districts. |
Through December 31, 2013, $2,036,000 was outstanding including $67,000 of prepaid interest. |
For the year ended December 31, 2014, the $2,036,000 was converted into to 2,686,041 TR Capital preferred membership units. |
Bridge Notes |
On December 31, 2012, the Company closed a short-term bridge note financing (the “Bridge Notes”) in the total amount of $1,300,000. The Bridge Notes paid monthly interest at 12% per annum and were due on January 31, 2014. Participants in the Bridge Notes have the option of converting the principal into preferred membership units of TR Capital Partners, LLC. On February 1, 2014, the participants converted the entire principal amount into 4,658,571 TR Capital Partners, LLC preferred membership units. |
Additional bridge notes were issued in December 2014, with interest at 12% and due on March 31, 2015. These notes had the option to convert into GrowCo Partners 1, LLC Preferred Units. In January 2015, $1,840,000 of the $1,870,000 of bridge notes converted into Grow Partners 1, LLC Preferred Units. In January 2015, remaining $30,000 was paid in full. |
Below is a summary of the Company’s long term debt: |
|
| 31-Dec-14 | 31-Dec-13 | | | |
Note | Principal Balance | Accrued Interest | Principal Balance | Interest rate | Security | |
HCIC seller carry back | $7,572,000 | $ - | $7,896,000 | 6% | Shares in the Mutual Ditch Company |
Orlando seller carry back | 188,000 | 40,000 | 188,000 | 7% | 188 acres of land |
Series A convertible debt | - | - | 110,000 | 6% | F-1 assets |
Series B convertible debt | 25,000 | 4,000 | 405,000 | 6% | F-2 assets |
CWCB | 1,104,000 | 16,000 | 1,151,000 | 2.50% | Certain Orlando and Farmland assets |
FirstOak Bank - Dionisio Farm | 800,000 | 7,000 | 826,000 | -1 | Dionisio farmland and 146.4 shares of Bessemer Irrigating Ditch Company Stock, well permits |
FirstOak Bank - Dionisio Farm | 167,000 | 1,000 | - | -2 | Dionisio farmland and 9 shares of Bessemer Irrigating Ditch Company Stock, well permits, water leases |
Seller Carry Back - Dionisio | 590,000 | 9,000 | 590,000 | 6.00% | Unsecured |
FirstOak Bank - Mater | 165,000 | - | 166,000 | -1 | Secured by Mater assets purchased |
Seller Carry Back - Mater | 25,000 | - | 25,000 | 6.00% | Land from Mater purchase |
McFinney Agri-Finance | 638,000 | - | 645,000 | 6.80% | 2,579 acres of pasture land in Ellicott Colorado |
Ellicott second mortgage | - | - | 400,000 | 12.00% | Second lien on above Ellicott land |
ASF Notes | - | - | 2,036,000 | 8.00% | ASF assets |
Bridge Notes | 1,870,000 | - | 1,300,000 | 12.00% | Unsecured |
Kirby Group | 110,000 | - | 45,000 | 6.00% | Unsecured |
Equipment loans | 466,000 | 12,000 | 485,000 | 5 - 8% | Specific equipment |
Total | 13,720,000 | $89,000 | 16,268,000 | | | |
Less: HCIC discount | (350,000) | | (548,000) | | | |
Less: Current portion | (3,284,000) | | (2,759,000) | | | |
Long term portion | $10,086,000 | | $12,961,000 | | | |
Notes: | |
(1) Prime rate + 1%, but not less than 6% | |
(2) Prime rate + 1.5%, but not less than 6% | |
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Current portion long term debt: | | | | | | | | | | | | | | | | |
HCIC seller carry back | $814,000 | | | | | | | | | | | | | | | |
Orlando seller carry back | 188,000 | | | | | | | | | | | | | | | |
Series B convertible | 25,000 | | | | | | | | | | | | | | | |
CWCB | 48,000 | | | | | | | | | | | | | | | |
FirstOak Bank - Dionisio Farm | 28,000 | | | | | | | | | | | | | | | |
FirstOak Bank - Dionisio Farm | 5,000 | | | | | | | | | | | | | | | |
FirstOak - Mater | 5,000 | | | | | | | | | | | | | | | |
Seller Carry Back - Mater | 25,000 | | | | | | | | | | | | | | | |
McFinney Agri-Finance | 8,000 | | | | | | | | | | | | | | | |
Bridge Loan | 1,870,000 | | | | | | | | | | | | | | | |
Kirby Group | 110,000 | | | | | | | | | | | | | | | |
Equipment loans | 158,000 | | | | | | | | | | | | | | | |
Total | $3,284,000 | | | | | | | | | | | | | | | |
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Schedule of principal payments due by year: |
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Year Ending December 31, | | | | | | | | | | | | | | | | |
2015 | | | | | | | | | | | | | | | | |
2016 | | | | | | | | | | | | | | | | |
2017 | | | | | | | | | | | | | | | | |
2018 | | | | | | | | | | | | | | | | |
2019 | | | | | | | | | | | | | | | | |
2020 & Beyond | | | | | | | | | | | | | | | | |
Total | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | |
$3,284,000 | | | | | | | | | | | | | | | | |
6,998,000 | | | | | | | | | | | | | | | | |
1,091,000 | | | | | | | | | | | | | | | | |
1,436,000 | | | | | | | | | | | | | | | | |
78,000 | | | | | | | | | | | | | | | | |
833,000 | | | | | | | | | | | | | | | | |
$13,720,000 | | | | | | | | | | | | | | | | |
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