FORM 10-Q SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR QUARTER ENDED DECEMBER 31, 2000 COMMISSION FILE NUMBER 0- 12895 ALL-STATE PROPERTIES L.P. (Exact name of registrant as specified in its charter) Delaware 	 59-2399204 (State or other jurisdiction or	(I.R.S. Employer incorporation or organization) 	Identification No.) 5500 NW 69th Avenue, Lauderhill, FL	 33319 (Address of principal executive offices) (Zip Code) Mailing address: 	P.O. Box 5524,Fort Lauderdale, FL 33310-5524 Registrant's telephone number, including area code (954) 572-2113 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 Indicate the number of limited partnership units outstanding as of the latest practicable date. Class Outstanding at December 31, 2000 Limited Partnership Units 3,118,303 Units ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) * * * * * * * * * * * * * * FINANCIAL STATEMENTS AND SCHEDULES SIX MONTHS ENDED DECEMBER 31, 2000 Page 1 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) I N D E X ITEM	DESCRIPTION	NUMBER PART I	Index	1 	Independent Accountant's Report	2 	Financial Information: 	Condensed Balance Sheets -December 31, 	2000 and June 30, 2000	3 	Condensed Statements of Operations - 	Three Months and Six Months ended 	December 31, 2000 and 1999	4 	Condensed Statements of Cash Flows - 	Six Months ended December 31, 2000 	and 1999	5-6 	Financial Data Schedule 	Six Months ended December 31, 2000 and 	Three Months ended September 30, 2000	7 	Notes to Condensed Financial Statements - 	December 31, 2000 and 1999	8-9 	Management's Discussion and Analysis of 	the Financial Condition and Results of 	Operations - December 31, 2000	10-11 	Condensed Financial Information for City 	Planned Communities and Tunicom LLC, 50% and 49-1/2% owned Real Estate Partnerships, 	respectively - December 31, 2000, 1999 and June 30, 2000	12-13 	Exhibit - Computation of Income (Loss) per 	Partnership Unit - six months ended 	December 31, 2000 and 1999	14 PART II	Other Information	15-16 	Signatures	17 Page 2 FREEMAN BUCZYNER & GERO 1 SE THIRD AVENUE SUITE 2120 MIAMI, FLORIDA 33131 305-375-0766 INDEPENDENT ACCOUNTANT'S REPORT To the Partners All-State Properties, L.P. Lauderhill, Florida We have reviewed the condensed balance sheet of All-State Properties L.P. as of December 31, 2000 and the related condensed statements of operations for the three-month and six-month periods ended December 31, 2000 and 1999 and cash flows for the six-month periods ended December 31, 2000 and 1999. These financial statements are the responsibility of the partnership's management. We conducted our review in accordance with standards established by the American Institute of Certified Public Accountants. A review consists principally of inquiries of company personnel and analytical procedures applied to financial data. It is substantially less in scope than an audit in accordance with generally accepted auditing standards, the objective of which is the expression of an opinion regarding the financial statements taken as a whole. Accordingly, we do not express such an opinion. Based on our review, we are not aware of any material modifications that should be made to the accompanying financial statements in order for them to be in conformity with generally accepted accounting principles. We have previously audited, in accordance with generally accepted auditing standards, the balance sheet as of June 30, 2000, and the related statements of operations, partners' capital and cash flows for the year then ended (not presented herein); and in our report October 9, 2000, we expressed an unqualified opinion on those financial statements. In our opinion, the information set forth in the accompanying condensed balance sheet as of June 30, 2000, is fairly stated, in all material respects, in relation to the balance sheet from which it has been derived. Freeman, Buczyner & Gero March 2, 2001 Page 3 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED BALANCE SHEETS DECEMBER 31, 2000 AND JUNE 30, 2000 (UNAUDITED) 	DECEMBER	JUNE 	31ST	30TH Assets	2 0 0 0	2 0 0 0 Cash	$	1,303,303	$	5,316 Other assets		1,205		1,210 Total Assets	$	1,304,508	$	6,526 Liabilities and Partners' Capital (Deficit) Liabilities: Notes payable - related party	$	-	$	225,116 Notes payable 		-		612,077 Accounts payable and other liabilities		17,602		43,319 4% convertible subordinated debentures due 1989		16,087		2,628,518 Partnership distributions payable		236,388		252,496 	$	270,077	$	3,761,526 Deficiency in real estate joint venture	$	4,276,080	$	1,033,229 Partners' Deficit	$	(3,010,194)	$	(4,558,180) Notes receivable - officers/partners		(231,455)		(230,049) 		$	1,034,431	$	(3,755,000) Total Liabilities and Partners' Capital (Deficit)	$	1,304,508	$	6,526 See accompanying notes and accountant's report. Page 4 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED STATEMENTS OF OPERATIONS THREE MONTHS AND SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 (UNAUDITED) 	THREE MONTHS ENDED	SIX MONTHS ENDED 	DECEMBER 31,	DECEMBER 31, 	2 0 0 0	1 9 9 9	2 0 0 0	1 9 9 9 							 REVENUES: 	Partnership income 	 (loss)	$	(11,294)	$	-	$	2,089,113	$	- 	Other income		24,547		1,577		33,555		3,264 	$	13,253	$	1,577	$	2,122,668	$	3,264 COST AND EXPENSES: 	Selling, general 	 and administrative	$	18,239	$	13,954	$	39,384	$	24,632 	Interest		227		32,191		35,280		64,985 	$	18,466	$	46,145	$	74,664	$	89,617 NET INCOME (LOSS)	$	(5,213)	$	(44,568)	$	2,048,004	$	(86,353) NET (LOSS) INCOME PER PARTNERSHIP UNIT	(0.00)	(0.01)	(.66)	(0.03) CASH DISTRIBUTIONS PER UNIT	NONE	NONE	NONE	NONE See accompanying notes and accountant's report. Page 5 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED STATEMENTS OF CASH FLOWS SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 (UNAUDITED) 		 2 0 0 0		 1 9 9 9 CASH FLOW FROM OPERATING ACTIVITIES: 	Interest income - collected	$	32,149	$	734 	Cash from sale of real estate		-		- 	Cash received principally from 	 rental activities		-		- 	Cash paid for selling, general and 	 administrative expenses		(65,096)		(18,143) 	Interest paid		(1,203,795)		- 	 Net Cash Provided (Consumed) by 	 Operating Activities	$	(1,236,742)	$	(17,409) CASH FLOW FROM FINANCING ACTIVITIES: 	Cash from borrowing (Repayment)	$	(2,297,217)	$	9,187 CASH FLOW FROM INVESTING ACTIVITIES PARTNERSHIP AND PARTNERS - NET	$	4,831,946		- NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS	$	1,297,987	$	(8,222) CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR		5,316		20,425 CASH AND CASH EQUIVALENTS AT END OF PERIOD	$	1,303,303	$	12,203 RECONCILIATION OF NET INCOME(LOSS) TO NET CASH PROVIDED(CONSUMED)BY OPERATING ACTIVITIES: 	Net Income (Loss)	$	2,048,004	$	(86,353) See accompanying notes and accountant's report. Page 6 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED STATEMENTS OF CASH FLOWS SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 		 2 0 0 0		 1 9 9 9 ADJUSTMENTS TO RECONCILE NET INCOME (LOSS)TO NET CASH PROVIDED(CONSUMED) BY OPERATING ACTIVITIES: 	(Income) Loss of real estate part- 	 nerships	$	(2,089,113)	$	- 	Changes in Assets and Liabilities: 	 (Decrease) increase in accrued 	 interest payable		(1,168,515)		32,543 	 Increase in accrued interest 	 receivable		(1,406)		(2,883) 	 (Decrease) increase in accounts 	 payable		(25,712)		6,489 	 Increase notes payable		-		32,795 	 Total adjustments	$	(3,284,746)	$	68,944 NET CASH PROVIDED (CONSUMED) BY OPERATING ACTIVITIES	$	(1,236,742)	$	(17,409) See accompanying notes and accountant's report. Page 7 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) FINANCIAL DATA SCHEDULE SIX MONTHS ENDED DECEMBER 31, 2000 AND THREE MONTHS ENDED SEPTEMBER 30, 2000 	DECEMBER 31,	SEPTEMBER 30, 	2 0 0 0	2 0 0 0 EXHIBIT 27 Cash	$	1,303,303	$	1,302,009 Receivables		1,205		1,210 Total Assets		1,304,508		1,303,219 Notes Payable		-		- Accounts payable		17,602		12,335 Convertible Subordinated Debentures		16,087		16,087 Partnership distribution payable		236,388		252,496 Deficiency in real estate joint venture		4,276,080		4,253,362 Partners' Deficit		(3,010,194)		(2,999,615) Notes receivable - officers /partners		(231,455)		(231,446) Total Liabilities and Partners' Deficit		1,304,508		1,303,219 Total Revenues		13,253		2,109,415 Total Cost and Expenses		18,466		56,198 Net Income (loss)		(5,213)		2,053,217 Income Per Partnership Unit	(0.00)	0.66 See accompanying notes and accountant's report. Page 8 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) NOTES TO CONDENSED FINANCIAL STATEMENTS SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 1.	On November 3, 1986, Wimbledon Development Ltd. (a limited partnership) was formed to construct and sell condominium units on land acquired from All-State Properties L.P. (hereafter "the Company"). The Company has a 99% limited partnership interest in Wimbledon Development Ltd. and the remaining ownership is being held by a corporation controlled by the president of the Company. The Corporation is the general partner of the partnership and is responsible for the management of Wimbledon Development Ltd. The Company includes in its accounts the assets, liabilities, revenues and expenses of Wimbledon Development Ltd. All significant intercompany accounts and transactions have been eliminated. 	In June 1999, control of the condominium association was turned over to the unit owners by Wimbledon Development Ltd., the developer. All required funds for reserves and deferred maintenance were delivered to the new condominium board. Wimbledon Development Ltd., its general partner and the Registrant, its limited partner, were issued releases with respect to all matters pertaining to the condominium. (See Item 1, Legal Proceedings) 2.	On September 20, 1984 the stockholders of All-State Properties Inc. ("All-State") approved a plan of liquidation. Pursuant to the plan, All-State distributed its interest in City Planned Communities ("CPC") and its other assets to a limited partnership, All-State Properties L.P., in exchange for units of limited partnership interest which were then distributed to the stockholders. 	The liquidation of All-State Properties Inc. and the related transfer of assets and liabilities to the new limited partnership was accounted for under the pooling of interest method. Under this method all assets and liabilities were transferred to the newly formed limited partnership at historical costs. Prior to the transfer, All-State acquired 1,240,700 shares of its common stock from its largest stockholder. The acquisition of these shares resulted in a charge to stockholders' equity of $5,250,000 which caused the newly-formed limited partnership to commence operations with a negative partners' capital account. This negative partners' capital will be eliminated as income is recognized from CPC. Page 9 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) NOTES TO CONDENSED FINANCIAL STATEMENTS SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 3.	Tunicom LLC ("Tunicom") (a limited liability corporation), (formerly known as Unicom Partnership, Ltd.) was formed in October 1986 to acquire land from "CPC" for the purpose of constructing and operating a 324 unit adult rental retirement project. All-State and entities under common control with other partners of "CPC" have a substantial limited partnership interest in Tunicom. Accordingly, the beneficial owners of Tunicom are substantially the same of those of "CPC". Therefore, the financial statements for CPC and Tunicom are presented on a combined basis to offer a complete representation of the related entities. 4. On August 16, 2000, Tunicom sold the adult rental retirement facility, including the real property and certain tangible and intangible assets, for a purchase price of $47,159,295. After giving effect to the deposit of $4,500,000 previously accounted for, the existing mortgage in the amount of $26,720,254 and various adjustments, Tunicom LLC received net proceeds of $16,379,732. Tunicom distributed $15,500,000 to its partners and All-State Properties, L.P.'s share was approximately $4,700,000, which was used to pay the Company's outstanding debentures and accrued interest in the amount of $2,638,324 and liabilities in the amount of $769,038. Page 10 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) MANAGEMENT'S DISCUSSION AND ANALYSIS OF THE FINANCIAL CONDITION AND RESULTS OF OPERATIONS DECEMBER 31, 2000 FINANCIAL CONDITION 	Registrant's source of working capital consists of cash received from borrowings and loans received from Tunicom LLC. No cash was available for distribution during the six months ended December 31, 2000. 	In consideration of cash advances made and services rendered by certain individuals to Tunicom, Tunicom agreed to distribute 26.76% (including 5% to the general partner of the Company) of any of its cash that becomes available for distribution to those individuals. The balance of any cash that becomes available for distribution up to $13,351,210 will be distributed to the Company and Newnel Partnership for the benefit of CPC. After $13,351,210 is disbursed, remaining cash will be distributed 26.76% to the aforementioned individuals and the remainder as follows: 1.34% to F. Trace, Inc., the former general partner of Tunicom 49.33% to Newnel Partnership 3.58% to certain individuals who made cash advances to Tunicom 	on behalf of the Company 45.75% to the Company 100.00% 	Subsequently, of the holders of the 26.76%, individuals receiving 23.27% were admitted as limited partners of Tunicom, with the 3.49% remaining as non-partner distributees. Restating the above to reflect the admission of the aforesaid individuals as limited partners, the cash flow available for distribution after the payment of the $13,351,210 will be distributed as follows: 3.49% to the non-partner distributees 	As to the partners: 1.00% to F. Trace, Inc., the former general partner of Tunicom 23.27% to the newly admitted limited partners 36.12% to Newnel Partnership 36.12% to the Company (including 2.62% given to certain indivi- 	duals who made cash advances to Tunicom on behalf of the 	Company) 100.00% 	The amount of the distribution to be received by the Company is the same under both of the above calculations. Page 11 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) MANAGEMENT'S DISCUSSION AND ANALYSIS OF THE FINANCIAL CONDITION AND RESULTS OF OPERATIONS DECEMBER 31, 2000 FINANCIAL CONDITION (Continued) 	In addition, CPC assigned 9.00% of any of its cash that becomes available for distribution to certain individual for funds advanced by them to CPC. 	Certain individuals advanced funds to the Company. In consideration of those advances, the Company assigned to those individuals 10.23% of distributions received by it from CPC, after deducting the amounts necessary to repay the funds advanced by them. 	Results of operations for the six months ended December 31, 2000 include the Company's share of the profit from the sale by Tunicom of its assets as described in Form 8-K dated August 16, 2000 and Form 10-K filed December 12, 2000 incorporated by reference. Page 12 CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS CITY PLANNED COMMUNITIES & TUNICOM LLC F/K/A UNICOM PARTNERSHIP, LTD. CONDENSED COMBINED BALANCE SHEETS DECEMBER 31, 2000 AND JUNE 30, 2000 (UNAUDITED) 		DECEMBER 31,	JUNE 30, 2000 2000 				 ASSETS: Property and equipment - net of depreciation	$	506,836	$	25,487,405 Cash		915,818		1,665,025 Cash-restricted		-		781,050 Real estate held for sale (cost)		-		9,666 Deferred and prepaid expenses		34,103		1,368,536 Other assets		-		497,968 Notes receivable - related party		119,888		310,190 	Total	$	1,576,645	$	30,119,840 LIABILITIES AND PARTNERS' CAPITAL: Mortgage payable, including accrued interest	$	-	$	26,844,048 Accounts payable and other liabilities		-		1,902,569 Notes payable - related parties		-		35,944 Unamortized interest mortgage modification		-		2,212,612 Other deposits		-		4,500,000 Note payable		84,772		85,637 Partners' capital (deficit)		1,491,873		(5,460,970) 	Total	$	1,576,645	$	30,119,840 See notes to financial statements. Page 13 CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS CITY PLANNED COMMUNITIES & TUNICOM LLC F/K/A UNICOM PARTNERSHIP, LTD. CONDENSED COMBINED PROFIT AND LOSS INFORMATION THREE MONTHS AND SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 (UNAUDITED) 	THREE MONTHS ENDED	SIX MONTHS ENDED 	DECEMBER 31,	DECEMBER 31, 	2 0 0 0	1 9 9 9	2 0 0 0	1 9 9 9 							 REVENUES: Net Sale of Assets	$	(155,567)	$	-	$20,508,335	$	- Interest and other		14,977		8,429		42,804		14,352 Lease income		-		1,369,304		-		3,204,232 Forgiveness of interest		-		-		2,226,737		- Total income	$	(140,590)	$1,377,733	$22,777,876	$3,218,584 EXPENSES: General and administrative	$	(120,821)	$	367,903	$	952,915	$	700,804 Interest		-		556,641		272,309		1,137,989 Depreciation and amortization		-		261,722		-		523,445 Taxes and insurance		17,621		230,015		79,790		530,937 Total expenses	$	(103,200)	$	1,416,281	$1,305,014	$2,893,175 NET PROFIT (LOSS)	$	37,390	$	(38,548)	$	21,472,862	$	325,409 See notes to financial statements. Page 14 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) EXHIBIT - COMPUTATION OF INCOME (LOSS) PER PARTNERSHIP UNIT SIX MONTHS ENDED DECEMBER 31, 2000 AND 1999 		2 0 0 0	1 9 9 9 Partnership units outstanding		3,118,303		3,118,303 Net Income (Loss)	$	(2,048,004)	$	(86,353) Net Income (Loss) Per Partnership Unit	$	(0.66)	$	(0.03) See notes to financial statements. Page 15 ALL-STATE PROPERTIES L.P. PART II - OTHER INFORMATION ITEM 1 - Legal Proceedings 	The limited partnership in which the Company is the limited partner has been named as a defendant in a lawsuit seeking all damages allowable under the Florida Wrongful Death Act. On or about April 17, 1998, one of the decedents was operating a motor vehicle in the parking lot of a condominium developed in 1988 by the defendant limited partnership when she drove said vehicle into a canal abutting but not part of the condominium property. The other decedent was a passenger in said vehicle. Counsel selected by the insurance company representing the limited partnership filed a motion to dismiss the limited partnership. Plaintiffs have appealed the order dismissing the limited partnership in this litigation, and the insurance carrier has retained counsel to handle the appeal. 	Although the insurance company continues to provide a legal defense to the action on appeal, it has reserved its rights to contest coverage under the policy issued to the limited partnership, and has filed a petition for declaratory relief. The limited partnership has retained counsel to represent it in connection with the declaratory action, and all parties to such action have agreed to stay the declaratory action pending outcome of the appeal. 	The Company does not believe the limited partnership or it has any liability in connection with the above. ITEM 2 - Changes in Securities 	There were no changes in the right of limited partners during the quarter covered by this report. ITEM 3 - Defaults Upon Senior Securities 	There were no defaults by Registrant on its senior securities during the quarter covered by this report. ITEM 4 - Submission of Matters to Vote of Security Holders 	No matters were submitted during the quarter covered by this report to a vote of limited partners. Page 16 ALL-STATE PROPERTIES L.P. PART II - OTHER INFORMATION (CONTINUED) ITEM 5 - Other Information 	None ITEM 6 - Exhibits and Reports on Form 8-K 	(a)	Exhibit - Computation of earnings per partnership unit. (b) Exhibit - Form 8-K filed October 8, 1999, incorporated by reference. 	(c)	Exhibit - Form 8-K filed August 16, 2000. Page 17 SIGNATURES Pursuant to the requirement of the Securities Exchange Act of 1934, Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized. 		ALL-STATE PROPERTIES L.P. By: __________________________ STANLEY ROSENTHAL General Partner Dated: March 21, 2001