Table of Contents
FORM 10-QSB
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
(Mark One)
[X] | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
For the quarterly period ended March 31, 2002
OR
[ ] | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
Commission File Number 0-18528
INCOME GROWTH PARTNERS, LTD. X
(Exact name of registrant as specified in its charter)
CALIFORNIA (State or other jurisdiction of incorporation or organization) | 33-0294177 (I.R.S. Employer Identification No.) |
11300 Sorrento Valley Road, Suite 108, San Diego, California 92121
(Address of principal executive offices) (Zip Code)
(619) 457-2750
(Registrant’s telephone number, including area code)
(Former name, former address and former fiscal year,
if changed since last report)
Indicate by check mark whether the registration (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 filing requirements for the past 90 days. Yes [X] No [ ]
The number of the registrant’s Original Limited Partnership Units outstanding as of May 13, 2002 was 18,826.5. The number of the registrant’s Class A Units outstanding as of May 13, 2002 was 8,100.
Table of Contents
PART I — FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
CONSOLIDATED BALANCE SHEETS
March 31 | December 31, | ||||||||
2002 | 2001 | ||||||||
(unaudited) | |||||||||
ASSETS | |||||||||
Rental properties | |||||||||
Land | $ | 7,078,365 | $ | 7,078,365 | |||||
Buildings and improvements | 22,622,400 | 22,447,049 | |||||||
29,700,765 | 29,525,414 | ||||||||
Less accumulated depreciation | (12,245,730 | ) | (12,033,933 | ) | |||||
17,455,035 | 17,491,481 | ||||||||
Cash and cash equivalents | 485,145 | 429,729 | |||||||
Deferred loan fees, net of accumulated amortization of $347,822 and $325,275, respectively | 429,361 | 451,908 | |||||||
Prepaids and other assets | 227,671 | 186,181 | |||||||
$ | 18,597,212 | $ | 18,559,299 | ||||||
LIABILITIES AND PARTNERS’ CAPITAL (DEFICIT) | |||||||||
Mortgage loans payable | $ | 18,876,531 | $ | 18,939,550 | |||||
Other liabilities | |||||||||
Loan payable to affiliates | 8,000 | 8,000 | |||||||
Accounts payable and accrued liabilities | 413,564 | 241,171 | |||||||
Accrued interest payable | 122,317 | 122,317 | |||||||
Security deposits | 220,868 | 226,029 | |||||||
19,641,280 | 19,537,067 | ||||||||
Commitments and contingencies | |||||||||
Partners’ capital (deficit) | (1,034,068 | ) | (967,768 | ) | |||||
Note receivable from general partner | (10,000 | ) | (10,000 | ) | |||||
$ | 18,597,212 | $ | 18,559,299 | ||||||
The accompanying notes are an integral part of these financial statements.
(-2-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
STATEMENTS OF OPERATIONS FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001
2002 | 2001 | |||||||||
(unaudited) | (unaudited) | |||||||||
REVENUES | ||||||||||
Rents | $ | 1,281,120 | $ | 1,214,634 | ||||||
Other | 70,723 | 88,390 | ||||||||
Total revenues | 1,351,843 | 1,303,024 | ||||||||
EXPENSES | ||||||||||
Operating expenses | 620,852 | 646,949 | ||||||||
Depreciation and amortization | 234,344 | 224,854 | ||||||||
Interest | 360,735 | 365,179 | ||||||||
Total expenses | 1,215,931 | 1,236,982 | ||||||||
Net income | $ | 135,912 | $ | 66,042 | ||||||
BASIC AND DILUTED PER LIMITED PARTNERSHIP UNIT DATA | ||||||||||
Net income per limited partnership unit | $ | 4.29 | $ | 2.08 | ||||||
Distributions per Class A limited unit holder | $ | 24.97 | $ | 31.00 | ||||||
Weighted average limited partnership units | 26,926 | 26,926 | ||||||||
The accompanying notes are an integral part of these financial statements.
(-3-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
STATEMENTS OF CASH FLOWS FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001
2002 | 2001 | |||||||||||
(unaudited) | (unaudited) | |||||||||||
CASH FLOWS FROM OPERATING ACTIVITIES | ||||||||||||
Net income | $ | 135,912 | $ | 66,042 | ||||||||
Adjustments to reconcile net income to net cash provided by operating activities Depreciation and amortization | 234,344 | 224,854 | ||||||||||
(Increase) / Decrease in Prepaid expenses and other assets | (41,490 | ) | 105,735 | |||||||||
Increase / (Decrease) in Accounts payable, accrued liabilities and accrued interest payable | 172,393 | 40,379 | ||||||||||
Security deposits | (5,161 | ) | (2,138 | ) | ||||||||
Net cash provided by operating activities | 495,998 | 434,872 | ||||||||||
CASH FLOWS FROM INVESTING ACTIVITIES | ||||||||||||
Capital expenditures | (175,351 | ) | (76,933 | ) | ||||||||
Net cash used in investing activities | (175,351 | ) | (76,933 | ) | ||||||||
CASH FLOWS FROM FINANCING ACTIVITIES | ||||||||||||
Principal payments under mortgage debt | (63,019 | ) | (58,574 | ) | ||||||||
Distributions to Investors | (202,212 | ) | (251,100 | ) | ||||||||
Net cash used in financing activities | (265,231 | ) | (309,674 | ) | ||||||||
Net increase in cash and cash equivalents | 55,416 | 48,265 | ||||||||||
Cash and cash equivalents at beginning of period | 429,729 | 599,660 | ||||||||||
Cash and cash equivalents at end of period | $ | 485,145 | $ | 647,925 | ||||||||
The accompanying notes are an integral part of these financial statements.
(-4-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS MARCH 31, 2002 AND 2001
The accompanying unaudited consolidated financial statements of Income Growth Partners, Ltd. X, a California limited partnership, and subsidiaries (the “Partnership”) have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission. Certain information and note disclosures normally included in annual financial statements prepared in accordance with generally accepted accounting principles have been condensed or omitted pursuant to those rules and regulations, although the Partnership believes that the disclosures made are adequate to make the information presented not misleading. These consolidated financial statements should be read in conjunction with the consolidated financial statements and the notes thereto included in the Partnership’s latest audited financial statements for the year ended December 31, 2001, filed on Form 10-KSB.
The accompanying consolidated financial statements have not been audited by independent public accountants, but include all adjustments (consisting of normal recurring adjustments) which are, in the opinion of the general partner, necessary for a fair presentation of the financial condition, results of operations and cash flows for the periods presented. However, these results are not necessarily indicative of results for a full year.
Certain prior period amounts have been reclassified to conform with the current period presentation.
(-5-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS MARCH 31, 2002 AND 2001
ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following Management’s Discussion and Analysis of Financial Condition and Results of Operations should be read in conjunction with the financial statements and notes thereto filed herewith.
a. | Critical Accounting Standards |
Rental revenues are recognized at the beginning of each month based on the current occupancy of the apartments. Tenant leases are generally for a minimum term of six months with an option to rent on a month-to-month basis.
Land, buildings, and improvements are recorded at cost. Buildings and improvements are depreciated using the straight-line method over the estimated useful lives of 27.5 and 5 to 15 years, respectively. Expenditures for maintenance and repairs are charged to expense as incurred. Significant renovations are capitalized and depreciated over the remaining life of the property. The Partnership assesses its property for impairment whenever events or changes in circumstances indicate that the carrying amount of the property may not be recoverable. Recoverability of property to be held and used is measured by a comparison of the carrying amount of the property to future undiscounted net cash flows expected to be generated by the property. If the property is considered to be impaired, the impairment to be recognized is measured by the amount by which the carrying amount of the property exceeds the fair value of the property. The cost and related accumulated depreciation of real estate are removed from the accounts upon disposition. Gains and losses arising from the dispositions are reported as income or expense.
b. | Liquidity and Capital Resources: |
Since inception, the Partnership’s operating and debt service obligations have been financed through the sale of Partnership Units, cash provided by operating activities, and 1995 debt restructuring activities. During the three months ended March 31, 2002, all of the Partnership’s operating and debt service cash requirements have been met through cash generated from operations.
The Mission Park mortgage was refinanced in December 1995 at a fixed interest rate of 7.76%. The Shadowridge Meadows mortgage was refinanced in October 1997 at a fixed interest rate of 7.49%.
In the event that one or more of the properties is unable to support its debt service and the Partnership is unable to cover operational shortfalls from cash reserves, the Partnership may have to take one or more alternative courses of action. The general partners would then determine, based on their analysis of relevant economic conditions and the status of the properties, a course of action intended to be consistent with the best interests of the Partnership. Possible courses of action might include the sacrifice, sale or refinancing of one or more of the properties, the entry into one or more joint venture partnerships with other entities, or the filing of another bankruptcy petition.
Net cash provided by operating activities for the three months ended March 31, 2002, was approximately $496,000 compared to approximately $435,000 for the same period in 2001. The principal reasons for this increase can be attributed to increase in rental revenue and accounts payable and a decrease in prepaid expenses.
Net cash used in investing activities for the three months ended March 31, 2002, was approximately $175,000 compared to approximately $77,000 for the same period in 2001. The principal reason for this increase was an increase in capital expenditures.
Net cash used in financing activities for the three months ended March 31, 2002, was approximately $265,000 compared to approximately $310,000 for the same period in 2001. The principal reason for this decrease was a decrease in distributions to investors.
(-6-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS MARCH 31, 2002 AND 2001
c. | Results of Operations: |
COMPARISON OF THREE MONTHS ENDED MARCH 31, 2002, TO THE THREE MONTHS ENDED MARCH 31, 2001. |
Rental revenue for the three months ended March 31, 2002, was approximately $1,281,000, an increase of 5% over rents of approximately $1,215,000 for the comparable period in 2001. The increase is primarily attributable to an increase in monthly tenant rental rates and steady average occupancy rates.
Operating expenses for the three months ended March 31, 2002, were approximately $621,000, a decrease of 4% over operating expenses of approximately $647,000 for the comparable period in 2001. The decrease is primarily attributable to a decrease in property and administration expenses.
(-7-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP NOTES TO CONSOLIDATED FINANCIAL STATEMENTS MARCH 31, 2002 AND 2001
PART II — OTHER INFORMATION
ITEM 1. LEGAL PROCEEDINGS:
There are no pending legal proceedings which may have a material adverse effect on the Partnership. However, the Partnership is involved in small claims court proceedings against certain present or former tenants of its apartment complexes with regard to landlord-tenant matters, all of which are considered to be in the ordinary course of its business.
ITEM 2. CHANGES IN SECURITIES:
None
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 AND REPORTS ON FORM 8-K:
None
(-8-)
Table of Contents
INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARIES A CALIFORNIA LIMITED PARTNERSHIP
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.
Date: May 13, 2002
INCOME GROWTH PARTNERS, LTD. X, a California Limited Partnership | ||||||
By: | Income Growth Management, Inc. General Partner | |||||
By: | /s/ Timothy C. Maurer | |||||
Timothy C. Maurer Principal Financial Officer AND Duly Authorized Officer of the Registrant |
(-9-)