Del Taco Restaurant Properties Iii (DTRPIII) 10-K 2006 FY Annual report

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-K

(Mark One)

[X]  ANNUAL REPORT PURSUANT TO SECTION 13 or 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2006

OR

[ ]  TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

For the transition period from                 to                 

Commission file no. 0-16851

DEL TACO RESTAURANT PROPERTIES III

a California limited partnership

(Exact name of registrant as specified in its charter)

California (State or other jurisdiction of incorporation or organization)	33-0139247 (I.R.S. Employer Identification Number)
25521 Commercentre Drive Lake Forest, California (Address of principal executive offices)	92630 (Zip Code)

Registrant’s telephone number, including area code: (949) 462-9300

Securities registered pursuant to section 12(b) of the Act: None

Securities registered pursuant to section 12(g) of the Act: None

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  Yes        No  X 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act.  Yes        No  X 

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.  Yes  X   No      

DOCUMENTS INCORPORATED BY REFERENCE

     Portions of the registrant’s Form S-11 Registration Statement filed December 30, 1985 are incorporated by reference into Part IV of this report.

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer. See definition of “accelerated filer and large accelerated filer” inRule 12b-2 of the Exchange Act.

Large accelerated filer           Accelerated filer           Non-accelerated filer  X 

Indicate by check mark whether the registrant is a shell company (as defined inRule 12b-2 of the Exchange Act).  Yes        No  X 

TABLE OF CONTENTS

PART I
	Item 1. Business
	Item 2. Properties
	Item 3. Legal Proceedings
	Item 4. Submission of Matters to a Vote of Security Holders
PART II
	Item 5. Market for the Partnership’s Common Equity, Related Security Holder Matters and Issuer Purchases of Equity Securities
	Item 6. Selected Financial Data
	Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations
	Item 7A. Quantitative and Qualitative Disclosures About Market Risk
	Item 8. Financial Statements
PART I. INFORMATION
	Item 9A. Controls and Procedures
	Item 9B. Other Information
PART III
	Item 10. Directors and Executive Officers
	Item 11. Executive Compensation
	Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Security Holder Matters
	Item 13. Certain Relationships and Related Transactions
	Item 14. Principal Accountant Fees and Services
PART IV
	Item 15. Exhibits, Financial Statements Schedules, and Reports on Form 8-K
SIGNATURES
EXHIBIT INDEX
EXHIBIT 31.1
EXHIBIT 31.2
EXHIBIT 32.1

PART I

Item 1. Business

Del Taco Restaurant Properties III (the Partnership) is a publicly-held limited Partnership organized under the California Uniform Limited Partnership Act. The Partnership’s General Partner is Del Taco LLC, a California limited liability company (Del Taco or the General Partner). The Partnership sold 48,000 units totaling $12 million through an offering of limited partnership units from February 1986 through June 1987. The term of the partnership agreement is until December 31, 2025, unless terminated earlier by means provided in the partnership agreement.

The business of the Partnership is ownership and leasing of restaurants in California to Del Taco. The Partnership acquired land and constructed ten Mexican-American restaurants for long-term lease to Del Taco. Each property is leased for 35 years on a triple net basis. Rent is equal to twelve percent of gross sales of the restaurants. The restaurant originally built in Twentynine Palms was sold in November 1997 and net proceeds from the sale were distributed to the partners. As of December 31, 2006, the Partnership had a total of nine properties leased to Del Taco.

The Partnership has no full time employees. The Partnership agreement assigns full authority for general management and supervision of the business affairs of the Partnership to the General Partner. The General Partner has a one percent interest in the profits or losses and distributions of the Partnership. Limited partners have no right to participate in the day to day management or conduct of the Partnership’s business affairs.

2

Item 2. Properties

The Partnership acquired ten properties with proceeds obtained from the sale of limited partnership units:

				Date of
			Restaurant	Commencement of
Address	City, State	Date of Acquisition	Constructed	Operation (1)
Rancho California Plaza	Rancho California, CA	December 23, 1986	60 seat with drive through service window	July 14, 1987
East Vista Way	Vista, CA	February 24, 1987	60 seat with drive through service window	September 10, 1987
4th Street	Perris, CA	June 24, 1987	60 seat with drive through service window	December 16, 1987
Foothill Boulevard	Upland, CA	August 3, 1987	60 seat with drive through service window	January 12, 1988
Plaza at Puente Hills	Industry, CA	May 12, 1987	60 seat with drive through service window	February 24, 1988
Twentynine Palms Highway	Twentynine Palms, CA	December 14, 1987	60 seat with drive through service window	May 17, 1988 (2)
East Valley Boulevard	Walnut, CA	April 29, 1988	60 seat with drive through service window	August 31, 1988
West Sepulveda Boulevard	Los Angeles, CA	July 8, 1988	60 seat with drive through service window	January 12, 1989 (3)
Lassen Street	Chatsworth, CA	January 27, 1989	60 seat with drive through service window	August 21, 1989
Hesperia Road	Victorville, CA	December 29, 1989	100 seat with drive through service window	July 5, 1990

See also Schedule III – Real Estate and Accumulated Depreciation included in Item 8.

3

Item 2. Properties– (Continued)

(1)	Commencement of operation is the first date Del Taco, as lessee, operated the facility on the site as a Del Taco restaurant.
(2)	In November 1997, the Twentynine Palms property was sold yielding net proceeds to the Partnership of $278,612.
(3)	The restaurant was subleased to a franchisee of Del Taco and the restaurant operated as a Del Taco restaurant. On December 29, 1999 the franchise agreement for this restaurant expired. Del Taco began operation of this restaurant as a company-managed facility on December 29, 1999.

Item 3. Legal Proceedings

The Partnership is not a party to any material pending legal proceedings.

Item 4. Submission of Matters to a Vote of Security Holders

None.

PART II

Item 5. Market for the Partnership’s Common Equity, Related Security Holder Matters and Issuer Purchases of Equity Securities

The Partnership sold 48,000 ($12,000,000) limited partnership units during the public offering period ended June 1, 1987 and currently has 1,249 limited partners of record. There is no public market for the trading of the units. Distributions made by the Partnership to the limited partners during the past three fiscal years are described in Notes 6 and 8 to the Notes to the Financial Statements contained under Item 8.

Item 6. Selected Financial Data

The selected financial data presented as of and for the years ended December 31, 2006, 2005, 2004, 2003 and 2002, has been derived from the audited financial statements and should be read in conjunction with the financial statements and related notes and Item 7, Management’s Discussion and Analysis of Financial Condition and Results of Operations.

4

Item 6. Selected Financial Data– (Continued)

	Years Ended December 31,
	2006		2005		2004		2003		2002
Rental revenues	$	1,051,407	$	1,097,579	$	1,058,765	$	963,185	$	880,979
General and administrative expense		80,994		76,608		80,793		75,627		60,889
Depreciation expense		113,240		113,240		113,240		113,241		113,241
Interest and other income		14,217		8,027		6,056		5,481		6,742
Net income		871,390		915,758		870,788		779,798		713,591
Net income per limited partnership unit		18.25		19.17		18.23		16.32		14.93
Cash distributions per limited partnership unit		20.93		21.12		20.63		17.77		16.89
Total assets		5,808,219		5,940,231		6,027,167		6,120,754		6,188,280
Long-term obligations		577,510		577,510		577,510		577,510		577,510

Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Management’s discussion and analysis of financial condition, results of operations, liquidity and capital resources, and off balance sheet arrangements and contractual obligations contained within this report on Form 10-K is more clearly understood when read in conjunction with the notes to the financial statements. The notes to the financial statements elaborate on certain terms that are used throughout this discussion and provide information about the Partnership and the basis of presentation used in this report on Form 10-K.

The nine restaurants leased to Del Taco make up all of the income producing assets of the Partnership. Therefore, the business of the Partnership is entirely dependent on the success of the Del Taco as the operator of the restaurants located at our properties. The success of the restaurants is dependent on a large variety of factors, including, but not limited to, consumer demand and preference for fast food, in general, and for Mexican-American food in particular.

Liquidity and Capital Resources

Del Taco Restaurant Properties III (the Partnership or the Company) offered limited partnership units for sale between February 1986 and June 1987. In total, $12 million was raised through the sale of limited partnership units and used to acquire sites, build ten restaurants, pay commissions to brokers and to reimburse Del Taco LLC (the General Partner or Del Taco) for offering costs incurred. In February of 1992, approximately $281,000 raised during the offering but not required to acquire sites and build restaurants was distributed to the limited partners. One restaurant was sold in November 1997.

5

Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations- (Continued)

Liquidity and Capital Resources – (Continued)

As described in note 6 to the Notes to the Financial Statements contained under Item 8, the Partnership has a death and disability redemption fund totaling $86,017 at December 31, 2006. Investors should contact the General Partner with all questions regarding the eligibility of a limited partner or the estate of a deceased limited partner to participate in the redemption fund. A limited partner has the right, under certain circumstances involving such limited partner’s death or disability, to tender to the Partnership for redemption all of the units owned of record by such limited partner. The redemption price will be equal to the partners’ capital account balance as of the redemption date. The death and disability fund was established in 1987. The fund was limited to two percent of the gross proceeds from sale of the limited partnership units. Requests for redemption made after the funds in the death and disability fund are depleted will not be accepted.

The Partnership’s only source of cash flow is rental income from the properties from the triple net leases. Such operating income has historically been and is expected to continue to be sufficient to fund the Partnership’s operating expenses. Net cash provided by operating activities in excess of the Partnership’s ongoing needs is distributed to the partners.

Off Balance Sheet Arrangements and Contractual Obligations

None.

Results of Operations

The Partnership owns nine properties that are under long-term lease to Del Taco for restaurant operations.

The following table sets forth rental revenues earned by restaurant by year:

	Years Ended December 31,
	2006		2005		2004
Rancho California Plaza, Rancho California, CA	$	168,025	$	174,136	$	170,619
East Vista Way, Vista, CA		88,636		91,999		92,427
Plaza at Puente Hills, Industry, CA		78,322		78,765		70,915
4th Street, Perris, CA		146,059		157,734		158,927
Foothill Blvd., Upland, CA		129,572		129,857		122,081
East Valley Blvd., Walnut, CA		65,133		61,122		65,018
Lassen Street, Chatsworth, CA		142,735		155,086		146,559
Hesperia Road, Victorville, CA		153,014		162,898		147,447
W. Sepulveda Blvd., Los Angeles, CA		79,911		85,982		84,772
Total	$	1,051,407	$	1,097,579	$	1,058,765

6

Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations — (Continued)

Results of Operations – (Continued)

The Partnership earns rental revenues equal to 12 percent of gross sales from the restaurants. The Partnership earned rental revenues of $1,051,407 during the year ended December 31, 2006, which represents a decrease of $46,172 from 2005. The decrease in rental revenues was caused by a decrease in sales at the restaurants under lease due to local competitive and industry factors.

The Partnership earned rental revenues of $1,097,579 during the year ended December 31, 2005, which represents an increase of $38,814 from 2004. The increase in rental revenues was caused by an increase in sales at the restaurants under lease.

The following table breaks down general and administrative expenses by type of expense:

Percentage of Total General and Administrative Expense

	Years Ended December 31,
	2006			2005			2004
Accounting fees		54.86	%		54.49	%		47.28	%
Distribution of information to limited partners		40.54			43.98			43.44
Independent appraisals		3.25			—			7.91
Other		1.35			1.53			1.37
		100.00			100.00			100.00

General and administrative costs increased by $4,386 from 2005 to 2006. The increase was caused primarily by the cost of an independent appraisal on a leased property in 2006 and increased costs for annual audit fees.

General and administrative costs decreased by $4,185 from 2004 to 2005. The decrease was caused primarily by the cost of independent appraisals on two of the leased properties in 2004, partially offset by increased costs for annual audit, software licensing and accounting fees.

Depreciation expense was the same in 2006, 2005, and 2004.

Net income decreased by $44,368 from 2005 to 2006 primarily due to the decrease in revenues of $46,172 and the increase in general and administrative expenses of $4,386, partially offset by the increase in other income of $6,190.

Net income increased by $44,970 from 2004 to 2005 primarily due to the increases in revenues of $38,814 and other income of $1,971, and the $4,185 decrease in general and administrative expenses.

7

Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations- (Continued)

Recent Accounting Pronouncements

None that applies to the Partnership.

Critical Accounting Policies and Estimates

Management’s discussion and analysis of financial condition and results of operations, as well as disclosures included elsewhere in this report on Form 10-K are based upon the Partnership’s financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States of America. The preparation of these financial statements requires management to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses. The Partnership believes the critical accounting policies that most impact the financial statements are described below. A summary of the significant accounting policies of the Partnership can be found in Note 1 to the Financial Statements which is included in Item 8 of this Form 10-K.

Property and Equipment: Property and equipment is stated at cost. Depreciation is computed using the straight-line method over estimated useful lives which are 20 years for land improvements, 35 years for buildings and improvements, and 10 years for machinery and equipment.

The Partnership accounts for property and equipment in accordance with Statement of Financial Accounting Standards No. (SFAS) 144, “Accounting for the Impairment or Disposal of Long Lived Assets.” SFAS 144 requires that long-lived assets be reviewed for impairment whenever events or changes in circumstances indicate that the carrying value of the asset may not be recoverable. In evaluating long-lived assets held for use, an impairment loss is recognized if the sum of the expected future cash flows (undiscounted and without interest charges) is less than the carrying value of the asset. Once a determination has been made that an impairment loss should be recognized for long-lived assets, various assumptions and estimates are used to determine fair value including, among others, recent sales of comparable properties and the opinions of fair value prepared by independent real estate appraisers. Long-lived assets to be disposed of are reported at the lower of carrying amount or fair value less cost to sell.

Item 7A. Quantitative and Qualitative Disclosures About Market Risk.

None.

8

Item 8. Financial Statements

PART I. INFORMATION

INDEX	PAGE NUMBER
Report of Independent Registered Public Accounting Firm – Squar, Milner, Peterson, Miranda & Williamson, LLP		10
Report of Independent Registered Public Accounting Firm – KPMG LLP		11
Balance Sheets at December 31, 2006 and 2005		12
Statements of Income for the years ended December 31, 2006, 2005 and 2004		13
Statements of Partners’ Equity for the years ended December 31, 2006, 2005 and 2004		14
Statements of Cash Flows for the years ended December 31, 2006, 2005 and 2004		15
Notes to Financial Statements		16-21
Schedule III – Real Estate and Accumulated Depreciation		27

9

Report of Independent Registered Public Accounting Firm

To the Partners of
Del Taco Restaurant Properties III:

We have audited the accompanying balance sheets of Del Taco Restaurant Properties III (a California Limited Partnership) as of December 31, 2006 and 2005, and the related statements of income, partners’ equity, and cash flows for the years then ended. In connection with our audits of the financial statements, we have also audited the 2006 and 2005 information in the accompanying financial statement schedule listed in item 15. These financial statements and financial statement schedule are the responsibility of the Partnership’s management. Our responsibility is to express an opinion on these financial statements and financial statement schedule based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Del Taco Restaurant Properties III as of December 31, 2006 and 2005, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America. Also in our opinion, the 2006 and 2005 information in the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly, in all material respects, the information set forth therein.

/s/ Squar, Milner, Peterson, Miranda & Williamson, LLP

Newport Beach, California

February 14, 2007

10

Report of Independent Registered Public Accounting Firm

To the Partners of
Del Taco Restaurant Properties III:

We have audited the accompanying statements of income, partners’ equity and cash flows of Del Taco Restaurant Properties III for the year ended December 31, 2004. In connection with our audit of the financial statements, we have also audited the 2004 information in the accompanying financial statement schedule. These financial statements and financial statement schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and financial statement schedule based on our audit.

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the results of operations and the cash flows of Del Taco Restaurant Properties III for the year ended December 31, 2004, in conformity with U.S. generally accepted accounting principles. Also in our opinion, the 2004 information in the related financial statement schedule, when considered in relation to the basic financial statements taken as a whole, presents fairly, in all material respects, the information set forth therein.

/s/ KPMG LLP

Costa Mesa, California

March 4, 2005

11

DEL TACO RESTAURANT PROPERTIES III

BALANCE SHEETS

	December 31,
	2006			2005
ASSETS
CURRENT ASSETS:
Cash	$	335,050		$	345,363
Receivable from Del Taco LLC		86,610			91,372
Deposits		1,871			1,000
Total current assets		423,531			437,735
RESTRICTED CASH		86,017			90,585
PROPERTY AND EQUIPMENT:
Land and improvements		4,405,966			4,405,966
Buildings and improvements		2,954,959			2,954,959
Machinery and equipment		1,522,922			1,522,922
		8,883,847			8,883,847
Less—accumulated depreciation		3,585,176			3,471,936
		5,298,671			5,411,911
	$	5,808,219		$	5,940,231
LIABILITIES AND PARTNERS’ EQUITY
CURRENT LIABILITIES:
Payable to limited partners	$	73,346		$	77,957
Accounts payable		16,478			11,587
Total current liabilities		89,824			89,544
OBLIGATION TO GENERAL PARTNER		577,510			577,510
PARTNERS’ EQUITY:
Limited partners; 47,261 and 47,291 units outstanding at December 31, 2006 and 2005		5,184,889			5,315,904
General partner-Del Taco LLC		(44,004	)		(42,727	)
		5,140,885			5,273,177
	$	5,808,219		$	5,940,231

See accompanying notes to financial statements.

12

DEL TACO RESTAURANT PROPERTIES III

STATEMENTS OF INCOME

	Years Ended December 31,
	2006		2005		2004
RENTAL REVENUES	$	1,051,407	$	1,097,579	$	1,058,765
EXPENSES:
General and administrative		80,994		76,608		80,793
Depreciation		113,240		113,240		113,240
		194,234		189,848		194,033
Operating income		857,173		907,731		864,732
OTHER INCOME:
Interest		8,167		5,677		3,880
Other		6,050		2,350		2,176
Net income	$	871,390	$	915,758	$	870,788
Net income per limited partnership unit (note 2)	$	18.25	$	19.17	$	18.23
Number of limited partnership units used in computing per unit amounts		47,269		47,291		47,291

See accompanying notes to financial statements.

13

DEL TACO RESTAURANT PROPERTIES III

STATEMENTS OF PARTNERS’ EQUITY

Years Ended December 31, 2006, 2005, and 2004

	Limited Partners						General
	Units			Amount			Partner			Total
Balance, December 31, 2003		47,291		$	5,521,960		$	(40,647	)	$	5,481,313
Net Income		—			862,080			8,708			870,788
Cash Distributions		—			(975,782	)		(9,856	)		(985,638	)
Balance, December 31, 2004		47,291			5,408,258			(41,795	)		5,366,463
Net Income		—			906,600			9,158			915,758
Cash Distributions		—			(998,954	)		(10,090	)		(1,009,044	)
Balance, December 31, 2005		47,291			5,315,904			(42,727	)		5,273,177
Net Income		—			862,676			8,714			871,390
Redemption of Units		(30	)		(4,568	)		—			(4,568	)
Cash Distributions		—			(989,123	)		(9,991	)		(999,114	)
Balance, December 31, 2006		47,261		$	5,184,889		$	(44,004	)	$	5,140,885

See accompanying notes to financial statements.

14

DEL TACO RESTAURANT PROPERTIES III

STATEMENTS OF CASH FLOWS

	Years Ended December 31,
	2006			2005			2004
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$	871,390		$	915,758		$	870,788
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation		113,240			113,240			113,240
Changes in operating assets and liabilities:
Receivable from Del Taco LLC		4,762			(3,297	)		1,274
Deposits		(871	)		885			(576	)
Payable to limited partners		(4,611	)		12,206			10,871
Accounts payable		4,891			(5,856	)		10,392
Net cash provided by operating activities		988,801			1,032,936			1,005,989
CASH FLOWS FROM INVESTING ACTIVITIES:
Decrease in restricted cash		4,568			—			—
CASH FLOWS FROM FINANCING ACTIVITIES:
Cash distributions to partners		(999,114	)		(1,009,044	)		(985,638	)
Redemption of limited partnership units		(4,568	)		—			—
Net cash used by financing activities		(1,003,682	)		(1,009,044	)		(985,638	)
Net (decrease) increase in cash		(10,313	)		23,892			20,351
Beginning cash balance		345,363			321,471			301,120
Ending cash balance	$	335,050		$	345,363		$	321,471

See accompanying notes to financial statements.

15

DEL TACO RESTAURANT PROPERTIES III

NOTES TO FINANCIAL STATEMENTS

NOTE 1 — ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

The Partnership: Del Taco Restaurant Properties III, a California limited partnership, (the Partnership) was formed on December 19, 1985, for the purpose of acquiring real property in California for construction of ten Mexican-American restaurants to be leased under long-term agreements to Del Taco LLC (General Partner or Del Taco) for operation under the Del Taco trade name. As of July 5, 1990, all ten restaurants had commenced operation on acquired properties. In November 1997, the Twentynine Palms property was sold yielding net proceeds of $278,612. As of December 31, 2006, Del Taco Restaurant Properties III had nine properties in operation. The term of the partnership agreement is until December 31, 2025 unless terminated earlier by means provided in the partnership agreement.

The Partnership has no full time employees (see Note 4). The Partnership agreement assigns full authority for general management and supervision of the business affairs of the Partnership to the General Partner. The General Partner has a one percent interest in the profits or losses and distributions of the Partnership. Limited partners have no right to participate in the day to day management or conduct of the Partnership’s business affairs.

Distributions are made to the general and limited partners in accordance with the provisions of the partnership agreement (see Note 2).

Basis of Accounting: The Partnership utilizes the accrual method of accounting for transactions relating to the business of the Partnership. The summary of significant accounting policies presented below is designed to assist in understanding the Partnership’s financial statements. Such financial statements and accompanying notes are the representations of the Partnership’s management, who is responsible for their integrity and objectivity. These accounting policies conform to accounting principles generally accepted in the United States of America (“GAAP”) in all material respects, and have been consistently applied in preparing the accompanying financial statements.

Property and Equipment: Property and equipment is stated at cost. Depreciation is computed using the straight-line method over estimated useful lives which are 20 years for land improvements, 35 years for buildings and improvements, and 10 years for machinery and equipment.

The Partnership accounts for property and equipment in accordance with Statement of Financial Accounting Standards No. (SFAS) 144, “Accounting for the Impairment or Disposal of Long Lived Assets.” SFAS 144 requires that long-lived assets be reviewed for impairment whenever events or changes in circumstances indicate that the carrying value of the asset may not be recoverable. In evaluating long-lived assets held for use, an impairment loss is recognized if the sum of the expected future cash flows (undiscounted and without interest charges) is less than the carrying value of the asset. Once a determination has been made that an impairment loss should be recognized for long-lived assets, various assumptions and estimates are used to determine fair value including, among others, recent sales of comparable properties and the opinions of fair value prepared by independent real estate appraisers. Long-lived assets to be disposed of are reported at the lower of carrying amount or fair value less cost to sell.

16

DEL TACO RESTAURANT PROPERTIES III
NOTES TO FINANCIAL STATEMENTS - CONTINUED

NOTE 1 — ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES – Continued

Income Taxes: No provision has been made for federal or state income taxes on partnership net income, since the Partnership is not subject to income tax. Partnership income is includable in the taxable income of the individual partners as required under applicable income tax laws. Certain items, primarily related to depreciation methods, are accounted for differently for income tax reporting purposes (see Note 7).

Net Income Per Limited Partnership Unit: The net income per limited partnership unit is based on net income attributable to the limited partners (after 1% allocation to the general partner) using the weighted average units outstanding during the periods presented which amounted to 47,269, 47,291 and 47,291 in 2006, 2005 and 2004, respectively.

Use of Estimates: The preparation of the financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make certain estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates.

Revenue Recognition: Rental revenue is recognized based on 12 percent of gross sales of the restaurants for the corresponding period, and is earned at the point of sale.

Concentration of Risk: The nine restaurants leased to Del Taco make up all of the income producing assets of the Partnership and contributed all of the Partnership’s rental revenues for the three years ended December 31, 2006. Therefore, the business of the Partnership is entirely dependent on the success of the Del Taco trade name restaurants that lease the properties.

The Partnership maintains substantially all of its cash and cash equivalents at one major commercial bank. The cash balance is in excess of the Federal Depository Insurance Commission’s limits. At December 31, 2006 and 2005, the Partnership had approximately $441,000 and $473,000, respectively, on deposit at one financial institution.

NOTE 2 — PARTNERS’ EQUITY

Pursuant to the partnership agreement, annual partnership net income or loss is allocated one percent to the General Partner and 99 percent to the limited partners. Partnership gains from any sale or refinancing are to be allocated one percent to the General Partner and 99 percent to the limited partners until allocated gains and profits equal losses, distributions and syndication costs, and until each class of limited partners receive their priority return (10 percent) as defined in the partnership agreement. Additional gains are to be allocated 15 percent to the General Partner and 85 percent to the limited partners.

NOTE 3 — OBLIGATION TO GENERAL PARTNER

Under terms of the partnership agreement, the General Partner is entitled to receive a fee in an amount equal to five percent of aggregate capital contributions. The fee shall be for services rendered in connection with site selection and the design and supervision of construction and improvements to acquired properties. This fee shall be earned at the time the services are rendered, but shall not be paid and shall be subordinated to the limited partners’ interests until all restaurants have opened and the limited partners have received certain minimum returns on their investment, as required by the partnership agreement. It is the policy of the Partnership to accrue the site acquisition and development fee as an obligation to the General Partner. No fees were earned for such services during 2006, 2005, and 2004.

17

DEL TACO RESTAURANT PROPERTIES III
NOTES TO FINANCIAL STATEMENTS - CONTINUED

NOTE 4 — LEASING ACTIVITIES

The Partnership leases certain properties for operation of restaurants to Del Taco on a triple net basis. The leases are for terms of 35 years commencing with the completion of the restaurant facility located on each property and require monthly rentals equal to 12 percent of the gross sales of the restaurants. The leases terminate in the years 2021 to 2024. There is no minimum rental under any of the leases. The Partnership had a total of nine properties leased to Del Taco as of December 31, 2006.

The nine restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $8,761,725, $9,146,494, and $8,823,039 and unaudited net income of $330,515, $665,9174, and $694,290 for the years ended December 31, 2006, 2005, and 2004, respectively. Net income by restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior years primarily relates to additional interest expense from the debt that was issued in connection with the acquisition of Del Taco (see Note 11).

NOTE 5 — RELATED PARTIES

The receivable from Del Taco consists of rent accrued for the months of December 2006 and 2005. The rent receivable was collected in January 2007 and 2006, respectively.

The General Partner received $9,991, $10,090 and $9,856 in distributions relating to its one percent interest in the Partnership for the years ended December 31, 2006, 2005 and 2004, respectively.

Del Taco serves in the capacity of General Partner in other partnerships which are engaged in the business of operating restaurants, and three other partnerships which were formed for the purpose of acquiring real property in California for construction of Mexican-American restaurants for lease under long-term agreements to Del Taco.

The General Partner provides certain minimal managerial and accounting services to the Partnership at no cost.

NOTE 6 — RESTRICTED CASH

At December 31, 2006 and 2005 the Partnership had a restricted cash balance of $86,017 and $90,585, respectively. The restricted cash is a death and disability redemption fund. Such fund is maintained in an interest bearing account at a major commercial bank. A limited partner has the right, under certain circumstances involving such limited partner’s death or disability, to tender to the Partnership for redemption all of the units owned of record by such limited partner. The redemption price will be equal to the partners’ capital account balance as of the redemption date. The death and disability fund was established in 1987. The fund was limited to two percent of the gross proceeds from sale of the limited partnership units. Requests for redemption made after the funds in the death and disability fund are depleted will not be accepted. During 2006 thirty limited partnership units were redeemed pursuant to the death and disability redemption fund.

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DEL TACO RESTAURANT PROPERTIES III
NOTES TO FINANCIAL STATEMENTS - CONTINUED

NOTE 7 — INCOME TAXES (UNAUDITED)

The Partnership is not subject to income taxes because its income is taxed directly to the General Partner and limited partners. The reconciling items presented in the table below are the only items that create a difference between the tax basis and reported amounts of the Partnerships assets and liabilities.

A reconciliation of financial statement net income to taxable income for each of the periods is as follows:

	2006		2005		2004
Net income per financial statements	$	871,390	$	915,758	$	870,788
Excess book depreciation		26,816		25,773		24,677
Taxable income	$	898,206	$	941,531	$	895,465

A reconciliation of partnership equity per the financial statements to partners’ equity for tax purposes as of December 31, 2006, is as follows (unaudited):

Partners’ equity per financial statements	$	5,140,885
Issue costs of limited partnership units capitalized for tax purposes		1,741,676
Difference in book vs. tax depreciation		578,678
Other		(107,837	)
Partners’ equity for tax purposes	$	7,353,402

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DEL TACO RESTAURANT PROPERTIES III
NOTES TO FINANCIAL STATEMENTS - CONTINUED

NOTE 8 — CASH DISTRIBUTIONS TO LIMITED PARTNERS

Cash distributions paid to limited partners for the three years ended December 31, 2006 were as follows:

	Cash		Weighted		Number of Units
	Distribution per		Average Number		Outstanding at
	Limited Partnership		of Units		the End of
Quarter Ended	Unit		Outstanding		Quarter
December 31, 2003	$	5.06		47,291		47,291
March 31, 2004		4.71		47,291		47,291
June 30, 2005		5.21		47,291		47,291
September 30, 2004		5.65		47,291		47,291
Total paid in 2004	$	20.63
December 31, 2004	$	5.25		47,291		47,291
March 31, 2005		5.07		47,291		47,291
June 30, 2005		5.10		47,291		47,291
September 30, 2005		5.70		47,291		47,291
Total paid in 2005	$	21.12
December 31, 2005	$	5.50		47,291		47,291
March 31, 2006		4.93		47,261		47,261
June 30, 2006		5.11		47,276		47,261
September 30, 2006		5.39		47,271		47,261
Total paid in 2006	$	20.93

Cash distributions per limited partnership unit were calculated based upon the weighted average and cash flow statement units outstanding for each quarter and were paid from operations. Distributions declared in the quarter ended December 31, 2006 amounted to $5.38 per limited partnership unit and were paid in January 2007.

NOTE 9 — RESULTS BY QUARTER (UNAUDITED)

	First		Second		Third		Fourth
	Quarter		Quarter		Quarter		Quarter
Year ended December 31, 2006
Rental revenues	$	258,268	$	267,835	$	266,032	$	259,272
Net income		189,077		229,417		228,569		224,327
Net income per limited partnership unit		3.96		4.81		4.79		4.69
Year ended December 31, 2005
Rental revenues	$	261,627	$	281,036	$	281,839	$	273,077
Net income		195,610		240,740		244,815		234,593
Net income per limited partnership unit		4.09		5.04		5.13		4.91

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DEL TACO RESTAURANT PROPERTIES III
NOTES TO FINANCIAL STATEMENTS - CONTINUED

NOTE 10 — PAYABLE TO LIMITED PARTNERS

Payable to limited partners represents a reclassification from cash for distribution checks made to limited partners that have remained outstanding for 6 months or longer.

NOTE 11 — ACQUISITION OF GENERAL PARTNER

On January 30, 2006, the parent company of the General Partner entered into an agreement to sell all of its issued and outstanding common stock to Sagittarius Brands, Inc. The transaction was consummated on March 29, 2006 and did not have an impact on the financial position, results of operations or cash flows of the Partnership.

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Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

Refer to Form 8-K dated November 30, 2006.

Item 9A. Controls and Procedures

 (a) Evaluation of disclosure controls and procedures:

As of the end of the period covered by this annual report, we carried out an evaluation, under the supervision and with the participation of our management, including our President and Treasurer, of the effectiveness of the design and operation of our disclosure controls and procedures. Based on that evaluation, our President and Treasurer have concluded that these disclosure controls and procedures are effective in timely alerting them to material information relating to the Partnership required to be included in our periodic Securities and Exchange Commission filings.

 (b) Changes in internal controls:

There were no significant changes in the Partnership’s internal controls over financial reporting that occurred during our most recent fiscal quarter that materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

Item 9B. Other Information

 None.

PART III

Item 10. Directors and Executive Officers

(a) & (b) Del Taco serves as the Partnership’s sole general partner. Individuals who perform the functions of directors and officers of the Partnership consist of the following officers of Del Taco:

Name	Title	Age
Shirlene Lopez	President	42
C. Ronald Petty	President of Development	62
James D. Stoops	Executive Vice President, Operations	54
Janet D. Erickson	Executive Vice President, Purchasing	50
Steven L. Brake	Treasurer	34

Del Taco’s term as general partner will continue indefinitely, subject to the right of a majority in interest of the limited partners to remove and replace it. The above referenced officers of the General Partner will hold office until their resignation or the election or appointment of their successor.

(c) None

(d) No family relationship exists between any such officer of the General Partner.

(e) The following is an account of the business experience during the past five years of each such officer:

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Item 10. Directors and Executive Officers of the Partnership’s General Partner – (Continued)

Shirlene Lopez, President of Del Taco LLC. Ms. Lopez began her career with Del Taco in 1978 as an hourly employee and advanced through the ranks to General Manager in 1984. Ms. Lopez was promoted to the corporate office in 1989 as Human Resource Manager. In 1994, she was promoted to Executive Project Manager reporting to the CEO and in 1996, to Director of Corporate Development in charge of all interior image and design and in 1997, to Vice President, Corporate Development & Design. In February 2002 Ms. Lopez was promoted to Executive Vice President, Operations Services and was promoted to President in October 2006.

C. Ronald Petty, President of Development of Del Taco LLC. Mr. Petty began his career in the restaurant business in 1973 with McDonald’s Corporation. He was employed by McDonald’s in a real estate capacity until 1978. For the next 12 years, Mr. Petty was in various officer positions with Burger King. These positions included Vice President of Real Estate, Sr. Vice President of Development, Region Vice President, Sr. Vice President European Operations, President of International and President of U.S. Mr. Petty served as President of Miami Subs from 1990-1992; President and CEO of Denny’s 1993-1996; President and CEO of Peter Piper Pizza 1996-1998; President of Del Taco December 1998 until March 2006 and President of Development since March 2006.

James D. Stoops, Executive Vice President, Operations of Del Taco LLC. From 1968 to 1991, Mr. Stoops served in a wide variety of operations positions with Burger King Corporation with increasing levels of responsibility. In 1985, Mr. Stoops was appointed Region Vice President/General Manager for the New York region and served in that position until October of 1990. In January of 1991, he joined Del Taco LLC in his current post.

Janet D. Erickson, Executive Vice President, Purchasing of Del Taco LLC. From 1979 to 1986, Ms. Erickson was with Denny’s Incorporated. She served in the Research and Development department in a variety of positions until 1982 when she was promoted to the position of Purchasing Agent. Ms. Erickson was hired in 1986 as Manager of Contract Purchasing with Carl Karcher Enterprises, a post she held until March 1990 when she became Vice President, Purchasing for Del Taco LLC. Ms. Erickson has a Bachelor of Science degree in Foods and Nutrition from Cal State Polytechnic University in Pomona, California.

Steven L. Brake, Treasurer of Del Taco LLC. Mr. Brake has been Treasurer since March 2006 and previously served as the Corporate Controller of Del Taco LLC from September 2003 to March of 2006. From December 1995 until September 2003 Mr. Brake spent seven years with Arthur Andersen and one year with KPMG LLP in their respective audit departments. Mr. Brake is a licensed certified public accountant and holds a Bachelor of Arts degree in Economics from the University of California, Irvine and an MBA from the Paul Merage School of Business at the University of California, Irvine.

Code of Ethics

The Partnership has no executive officers or any fulltime employees and, accordingly, has not adopted a code of ethics.

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Item 11. Executive Compensation

The Partnership has no executive officers or directors and pays no direct remuneration to any executive officer or director of its General Partner. The Partnership has not issued any options or stock appreciation rights to any executive officer or director of its General Partner, nor does the Partnership propose to pay any annuity, pension or retirement benefits to any executive officer or director of its General Partner. The Partnership has no plan, nor does the Partnership presently propose a plan, which will result in any remuneration being paid to any executive officer or director of the General Partner upon termination of employment.

Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Security Holder Matters

(a)	No person of record currently owns more than five percent of limited partnership units of the Partnership, nor was any person known of by the Partnership to own of record and beneficially, or beneficially only, more than five percent of such securities.
(b)	Neither Del Taco LLC, nor any executive officer or director of Del Taco LLC, owns any limited partnership units of the Partnership.
(c)	The Partnership knows of no contractual arrangements, the operation or the terms of which may at a subsequent date result in a change in control of the Partnership, except for provisions in the partnership agreement providing for removal of the General Partner by holders of a majority of the limited partnership units and if a material event of default occurs under the financing agreements of the General Partner.

Item 13. Certain Relationships and Related Transactions

(a)	No transactions have occurred between the Partnership and any executive officer or director of its General Partner.
	During 2006, the following transactions occurred between the Partnership and the General Partner pursuant to the terms of the partnership agreement.

(1)	The General Partner earned $8,714 as its one percent share of the net income of the Partnership.
(2)	The General Partner received $9,991 in distributions relating to its one percent interest in the Partnership.

(b)	During 2006, the Partnership had no business relationships with any entity of a type required to be reported under this item.
(c)	Neither the General Partner, any director or officer of the General Partner, or any associate of any such person, was indebted to the Partnership at any time during 2006 for any amount.
(d)	Not applicable.

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Item 14. Principal Accountant Fees and Services

The following table presents fees for professional services rendered by Squar, Milner, Peterson, Miranda & Williamson, LLP (Squar Milner), principal auditor since the quarter ended September 30, 2005, and KPMG LLP who was the principal auditor through the quarter ended June 30, 2005.

	Squar Milner				KPMG LLP
	2006		2005		2005
Audit Fees	$	14,580	$	1,080	$	12,131
Audit-Related Fees		0		0		0
Tax Fees		0		0		11,250
All Other Fees		0		0		0
Total	$	14,580	$	1,080	$	23,381

The General Partner approves all the audit and non-audit services, and related fees, provided to the Partnership by the independent auditors prior to the services being rendered.

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PART IV

Item 15. Exhibits, Financial Statements Schedules, and Reports on Form 8-K

(a)(1)	Financial Statements
	Included in Part II of this report:
	Report of Independent Registered Public Accounting Firm – Squar, Milner, Peterson, Miranda & Williamson, LLP
	Report of Independent Registered Public Accounting Firm – KPMG LLP
	Balance Sheets
	Statements of Income
	Statements of Partners’ Equity
	Statements of Cash Flows
	Notes to Financial Statements
(a)(2)	Financial Statement Schedules
	Schedule III – Real Estate and Accumulated Depreciation
	Financial statement schedules other than those referred to above have been omitted because they are not applicable or not required.
(b)	Reports on Form 8-K
	During the three months ended December 31, 2006, the following report on Form 8-K was filed:
	Form 8-K dated November 30, 2006 was filed regarding the merger of Squar, Milner, Miranda & Williamson, LLP with Peterson & Co. LLP. The name of the post-merger firm is Squar, Milner, Peterson, Miranda & Williamson, LLP.
(c)	Exhibits required by Item 601 of Regulation S-K:

1.	Incorporated herein by reference, Restated Agreement of Limited Partnership of Del Taco Restaurant Properties III filed as Exhibit 3.01 to Partnership’s Registration Statement on Form S-11 as filed with the Securities and Exchange Commission on December 30, 1985.
2.	Incorporated herein by reference, Amendment to Restated Agreement of Limited Partnership of Del Taco Restaurant Properties III.
3.	Incorporated herein by reference, Form of Standard Lease to be entered into by partnership and Del Taco LLC, as lessee, filed as Exhibit 10.02 to Partnership’s Registration Statement on Form S-11 as filed with the Securities and Exchange Commission on December 30, 1985.
31.1	Shirlene Lopez’s Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2	Steven L. Brake’s Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1	Certification Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

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DEL TACO RESTAURANT PROPERTIES III — SCHEDULE III
REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2006

							Cost capitalized		Gross amount at
			Initial cost				subsequent to		which carried at
			to company				acquisition		close of period								Life on which
			Land		Building &				Land, buildings &								depreciation in latest
Description			& land		Improve-		Carrying		improvements		Accumulated		Date of		Date		income statement
(All Restaurants)	Encumbrances		improvements		ments		costs		Total		depreciation		construction		acquired		is computed
Rancho California, CA	$	—	$	384,400	$	257,807	$	—	$	642,207		179,926		1986		1986	20 (LI), 35 (BI)
Vista, CA		—		512,130		343,471		—		855,601		239,704		1987		1987	20 (LI), 35 (BI)
Industry, CA		—		627,082		420,566		—		1,047,648		293,512		1987		1987	20 (LI), 35 (BI)
Perris, CA		—		437,522		293,434		—		730,956		204,786		1987		1987	20 (LI), 35 (BI)
Upland, CA		—		281,827		189,014		—		470,841		131,908		1987		1987	20 (LI), 35 (BI)
Walnut, CA		—		340,848		228,597		—		569,445		159,534		1988		1988	20 (LI), 35 (BI)
Los Angeles, CA		—		674,283		452,223		—		1,126,506		315,604		1988		1988	20 (LI), 35 (BI)
Chatsworth, CA		—		642,475		430,890		—		1,073,365		300,721		1989		1989	20 (LI), 35 (BI)
Victorville, CA		—		505,399		338,957		—		844,356		236,563		1989		1989	20 (LI), 35 (BI)
	$	—	$	4,405,966	$	2,954,959	$	—	$	7,360,925	$	2,062,257

			Accumulated
	Restaurants		Depreciation
Balances at December 31, 2003:	$	7,360,925	$	1,722,537
Additions		—		113,240
Retirements		—		—
Balances at December 31, 2004:		7,360,925		1,835,777
Additions		—		113,240
Retirements		—		—
Balances at December 31, 2005:		7,360,925		1,949,017
Additions		—		113,240
Retirements		—		—
Balances at December 31, 2006:	$	7,360,925	$	2,062,257

The aggregate cost basis of Del Taco Restaurant Properties III real estate assets for Federal income tax purposes was $6,139,803 at December 31, 2006.

See accompanying report of independent registered public accounting firm.

27

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the partnership has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

	DEL TACO RESTAURANT PROPERTIES III a California limited partnership Del Taco LLC General Partner
Date March 23, 2007	Shirlene Lopez
	Shirlene Lopez
	President
Date March 23, 2007	C. Ronald Petty
	C. Ronald Petty
	President of Development
Date March 23, 2007	Steven L. Brake
	Steven L. Brake
	Treasurer

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EXHIBIT INDEX

Exhibit	Description
1.	Incorporated herein by reference, Restated Agreement of Limited Partnership of Del Taco Restaurant Properties III filed as Exhibit 3.01 to Partnership’s Registration Statement on Form S-11 as filed with the Securities and Exchange Commission on December 30, 1985.
2.	Incorporated herein by reference, Amendment to Restated Agreement of Limited Partnership of Del Taco Restaurant Properties III.
3.	Incorporated herein by reference, Form of Standard Lease to be entered into by partnership and Del Taco LLC, as lessee, filed as Exhibit 10.02 to Partnership’s Registration Statement on Form S-11 as filed with the Securities and Exchange Commission on December 30, 1985.
31.1	Shirlene Lopez’s Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2	Steven L. Brake’s Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1	Certification Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

29