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 were 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 Companys 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, 2015, the related debt issuance cost, with an effective interest rate of 10%, was recorded at $127,000, thereby making $7,246,000 in principal due. Of the principal due, $6,752,000 is due June 30, 2016. The Company is attempting to locate new financing alternatives to pay the amounts due on June 30, 2016 and will also offer existing holders an extension. 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 Companys common stock, a $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, for the year ending December 31, 2015, Company exchanged land held as collateral for the Orlando seller carry back note for the cancellation of the $187,500 note. Due to the waiver of accrued interest, the Company recorded a gain of $101,000 for this exchange. Series B Convertible Debt The $25,000 Series B convertible debt was paid by the Company, in full including the accrued interest, in January, 2016. Colorado Water Conservation Loan (CWCB) 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. During the year ended December 31, 2015, the Company paid an additional $210,000 toward the CWCB Loan principal in order to release CWCBs lien on 157 acres being used to build GrowCo greenhouses. As of December 31, 2015 and 2014, the amounts outstanding under the CWCB Loan totaled $845,000 and $1,104,000, respectively. FirstOak Bank 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 nations 30 largest banks known as the Wall Street Journal Prime Rate (3.50% as of December 31, 2015 and 3.25% as of December 31, 2014), 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, 2015 and 2014, the amounts outstanding under the FirstOak loan totaled $771,000 and $800,000, 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 nations 30 largest banks known as the Wall Street Journal Prime Rate, 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, 2015 and 2014, the amounts outstanding under the FirstOak loan totaled $162,000 and $167,000, respectively. 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 nations 30 largest banks known as the Wall Street Journal Prime Rate, 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, 2015 and 2014, the amounts outstanding under the FirstOak loan totaled $152,000 and $165,000, respectively. McFinneyAgri-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, 2015 and 2014, the amounts outstanding under the McFinney loan totaled $631,000 and $638,000, respectively. Bridge Notes 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, the remaining $30,000 was paid in full. GrowCo Notes During the ended December 31, 2015, the Company, through its subsidiary GrowCo, issued $4,000,000 in promissory notes to 17 individual investors. The notes have a security interest in the land, water and improvements to the 157 acres where GrowCo is developing its greenhouses. The notes pay 22.5% in annual interest, with interested paid monthly, and are due April 1, 2020. The Company cannot prepay the notes; however, noteholders have the right to call the notes at the first anniversary, or thereafter, of each note with a 60 day notice to the Company. Due to this call provision, the net amount of the GrowCo note balance of $4,000,000 is presented as a current portion of long term debt on the financials. During the year ended December 31, 2015, the Company incurred a $131,000 indebt issuance costs related to its GrowCo note offering and expensed $22,000 to interest expense. The debt issuance costs are being amortized via the effective interest method, using 22.5%, over the life of the notes. The GrowCo notes investors also received one GrowCo common stock $1 warrant for each $1 invested. These warrants expire on April 30, 2020. Below is a summary of the Companys long term debt: December 31, 2015 December 31, 2014 Note Principal Balance Accrued Interest Principal Balance Interest rate Security HCIC seller carry back $ 7,373,000 $ 37,000 $ 7,572,000 6% Shares in the Mutual Ditch Company Orlando seller carry back - - 188,000 7% 188 acres of land Series B convertible debt 25,000 1,000 25,000 6% F-2 assets CWCB 845,000 24,000 1,104,000 2.5% Certain Orlando and Farmland assets FirstOak Bank - Dionisio Farm 771,000 12,000 800,000 (1) Dionisio farmland and 146.4 shares of Bessemer Irrigating Ditch Company Stock, well permits FirstOak Bank - Dionisio Farm 162,000 1,000 167,000 (2) Dionisio farmland and 9 shares of Bessemer Irrigating Ditch Company Stock, well permits, water leases Seller Carry Back - Dionisio 590,000 4,000 590,000 6.0% Unsecured FirstOak Bank - Mater 152,000 2,000 165,000 (1) Secured by Mater assets purchased Seller Carry Back - Mater - - 25,000 6.0% Land from Mater Purchase McFinneyAgri-Finance 631,000 - 638,000 6.8% 2,579 acres of pasture land in Ellicott Colorado Bridge Notes - - 1,870,000 12.0% Unsecured GrowCo, Inc. 4,000,000 75,000 - 22.5% Various land and water assets Kirby Group - - 110,000 6.0% Unsecured Equipment loans 385,000 13,000 466,000 5 - 8% Specific equipment Total 14,934,000 $ 169,000 13,720,000 Less: HCIC discount (127,000) (350,000) Less: GrowCo unamortized debt issuance cost (109,000) - Less: Current portion (11,068,000) (3,284,000) Long term portion $ 3,630,000 $ 10,086,000 Notes: (1) Prime rate + 1.0%, but not less than 6% (2) Prime rate + 1.5%, but not less than 6% Current portion long term debt: December 31, 2015 HCIC seller carry back $ 6,752,000 Series B convertible 25,000 CWCB 50,000 FirstOak Bank - Dionisio Farm 28,000 FirstOak Bank - Dionisio Farm 5,000 FNB-Mater 5,000 Seller Carry Back - Mater 25,000 McFinneyAgri-Finance 8,000 GrowCo Notes 4,000,000 Equipment loans 170,000 Total $ 11,068,000 Schedule of principal payments due by year: Year Ending December 31, Total 2016 $ 7,010,000 2017 1,060,000 2018 2,036,000 2019 74,000 2020 4,586,000 (1) 2021 & Beyond 168,000 Total $ 14,934,000 Note: (1)This amount includes $4,000,000 in GrowCo notes that can be called with a 60 day notice by Noteholders after April 1, 2016. |