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 MARCH 31, 2002 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 March 31, 2002 Limited Partnership Units 3,118,303 Units ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) * * * * * * * * * * * * * * FINANCIAL STATEMENTS AND SCHEDULES THREE MONTHS AND NINE MONTHS ENDED MARCH 31, 2002 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 - 	March 31, 2002 and June 30, 2001	3 	Condensed Statements of Operations - 	Three Months and Nine Months ended 	March 31, 2002 and 2001	4 	Condensed Statements of Cash Flows - 	Nine Months ended March 31, 2002 	and 2001	5-6 	Financial Data Schedule 	Nine Months ended March 31, 2002, Six 	Months ended December 31, 2001 and 	Three Months ended September 30, 2001	7 	Notes to Condensed Financial Statements - 	Nine Months ended March 31, 2002 and 2001	8-9 	Management's Discussion and Analysis of 	the Financial Condition and Results of 	Operations - March 31, 2002	10-11 	Condensed Financial Information for Real 	Estate Partnerships City Planned Communities 	and Tunicom LLC, 50% and 49-1/2% owned Real 	Estate Partnerships, respectively - March 31, 	2002, and June 30, 2001	12-13 	Exhibit - Computation of Income (Loss) per 	Partnership Unit - Nine Months ended 	March 31, 2002 and 2001	14 PART II	Other Information	15 	Signatures	16 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 March 31, 2002 and the related condensed statements of operations for the three-month and nine-month periods ended March 31, 2002 and 2001 and cash flows for the nine-month periods ended March 31, 2002 and 2001. 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 auditing standards generally accepted in the United States of America, the balance sheet as of June 30, 2001, and the related statements of operations, partners' capital and cash flows for the year then ended (not presented herein); and in our report dated October 10, 2001, 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, 2001, is fairly stated, in all material respects, in relation to the balance sheet from which it has been derived. The other data accompanying the condensed financial statements are presented only for supplementary analysis purposes and have not been subjected to the inquiry and analytical procedures applied in the review of the basic financial statements, but were compiled from information that is the representation of management, without audit or review, and the accountant does not express an opinion or any other form of assurance on such data. Freeman, Buczyner & Gero May 28, 2002 Page 3 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED BALANCE SHEETS MARCH 31, 2002 AND JUNE 30, 2001 (UNAUDITED) 	MARCH	JUNE 	31ST	30TH Assets	2 0 0 2	2 0 0 1 Cash	$	44,718	$	402,042 Other assets		1,210		1,210 Investment in real estate joint venture		310,364		254,894 Total Assets	$	356,292	$	658,146 Liabilities and Partners' Capital Liabilities: Accounts payable and other liabilities	$	11,869	$	12,039 Partnership distributions payable		12,092		314,451 Deferred profit		68,208		- 	$	92,169	$	326,490 Partners' Capital 	$	451,962	$	515,299 Notes receivable - officers/partners		(187,839)		(183,643) 		$	264,123	$	331,656 Total Liabilities and Partners' Capital 	$	356,292	$	658,146 See accompanying notes and accountant's report. Page 4 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED STATEMENTS OF OPERATIONS THREE MONTHS AND NINE MONTHS ENDED MARCH 31, 2002 AND 2001 (UNAUDITED) 	THREE MONTHS ENDED	NINE MONTHS ENDED 	MARCH 31,	MARCH 31, 	2 0 0 2	2 0 0 1	2 0 0 2	2 0 0 1 							 REVENUES: 	Partnership income 	 (loss)	$	(10,972)$	(2,595)	$	(12,738)	$	2,086,518 	Additional partnership 	 income as reported in 	 the amended 10-Q/A 	 for 9/30/00		-		-		-		5,150,666 		$	(10,972)$	(2,595)	$	(12,738)$	7,237,184 	Other income		1,519		17,614		6,176		51,169 	$	(9,453)$	15,019	$	(6,562)	$	7,288,353 COST AND EXPENSES: 	Selling, general 	 and administrative	$	27,644	$	18,741	$	56,774	$	53,921 	Interest		-		(5)		-		35,275 	$	27,644	$	18,736	$	56,774	$	89,196 NET INCOME (LOSS)	$	(37,097)$	(3,717)	$	(63,336)	$	7,199,157 NET (LOSS) INCOME PER PARTNERSHIP UNIT	(0.02)	(0.00)	(0.02)	2.31 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 NINE MONTHS ENDED MARCH 31, 2002 AND 2001 (UNAUDITED) 		 2 0 0 2		 2 0 0 1 CASH FLOW FROM OPERATING ACTIVITIES: 	Interest collected	$	1,980	$	46,981 	Cash paid for selling, general and 	 administrative expenses		(54,809)		(82,265) 	Interest paid		-		(1,203,790) 	Partnership distributions escheated		(304,495)		- 	 Net Cash Provided (Used) by 	 Operating Activities	$	(357,324)	$	(1,239,074) CASH FLOW FROM FINANCING ACTIVITIES: 	Cash from borrowing (Repayment)	$	-	$	(2,297,217) CASH FLOW FROM INVESTING ACTIVITIES PARTNERSHIP AND PARTNERS - NET	$	-	$	5,061,907 NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS	$	(357,324)	$	1,525,616 CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR		402,042		5,316 CASH AND CASH EQUIVALENTS AT END OF PERIOD	$	44,718	$	1,530,932 See accompanying notes and accountant's report. Page 6 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) CONDENSED STATEMENTS OF CASH FLOWS NINE MONTHS ENDED MARCH 31, 2002 AND 2001 		 2 0 0 2		 2 0 0 1 ADJUSTMENTS TO RECONCILE NET INCOME (LOSS)TO NET CASH PROVIDED(CONSUMED) BY OPERATING ACTIVITIES: 	Net profit (Loss)	$	(63,336)	$	7,199,157 	(Income) Loss of real estate part- 	 nerships	$	12,738	$	(7,237,184) 	Changes in Assets and Liabilities: 	 (Decrease) increase in accrued 	 interest payable		-		(1,168,515) 	 Increase in accrued interest 	 receivable		(4,196)		(4,188) 	 (Decrease) increase in accounts 	 payable		(171)		(28,344) 	 (Decrease)in partnership 	 distributions payable		(302,359)		- 	 Total adjustments	$	(293,988)	$	(8,438,231) NET CASH PROVIDED (CONSUMED) BY OPERATING ACTIVITIES	$	(357,324)	$	(1,239,074) See accompanying notes and accountant's report. Page 7 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) FINANCIAL DATA SCHEDULE NINE MONTHS ENDED MARCH 31, 2002, SIX MONTHS ENDED DECEMBER 31, 2001, THREE MONTHS ENDED SEPTEMBER 30, 2001 	MARCH 31,	DECEMBER 31,	SEPTEMBER 30, 	2 0 0 2	2 0 0 1	2 0 0 1 EXHIBIT 27 Cash	$	44,718	$	69,745	$	85,657 Receivables		1,210		1,210		1,210 Investment in real estate Joint venture		310,364		321,336		323,102 Total Assets	$	356,292	$	392,291	$	409,969 Accounts payable	$	11,869	$	10,562	$	21,084 Partnership distributions payable		12,092		10,909		12,560 Deferred revenue		68,208		68,208		68,208 Partners' capital		451,962		489,060		493,158 Notes receivable - officers /partners		(187,839)		(186,448)		(185,041) Total Liabilities and Partners' Capital	$	356,292	$	392,291	$	409,969 Total Revenues	$	(6,562)		2,891		2,830 Total Cost and Expenses		56,774		29,130		24,971 Net Loss	$	(63,336)	$	(26,239)	$	(22,141) Loss Per Partnership Unit		(0.02)		(0.01)		0.00 See accompanying notes and accountant's report. Page 8 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) NOTES TO CONDENSED FINANCIAL STATEMENTS NINE MONTHS ENDED MARCH 31, 2002 AND 2001 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) 	Wimbledon Development Ltd. has ceased operations and as of December 31, 2001 has assets of less than $100. 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 50% 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. CPC was a real estate joint venture that was engaged in the development and sale of commercial and residential land. 	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 NINE MONTHS ENDED MARCH 31, 2002 AND 2001 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 r0epresentation of the related entities. Subsequent to June 30, 2001, CPC ceased operations, and All- State's share of the unrecognized revenue from the sale of land to Tunicom, previously included in the undistributed earnings in partnerships, has been recorded as deferred revenue. 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. 5. Total revenue includes additional income in the amount of $5,150,666 from real estate partnerships resulting from the realization of a $4,407,944 (All-State Properties' share) allowance for loss that had been previously deducted against the investment in Tunicom and the balance from the adjustment of the Company's equity in the partnership. 6. In July 2001, All-State Properties, L.P. escheated unclaimed partnership distributions in the amount of $304,495. Page 10 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) MANAGEMENT'S DISCUSSION AND ANALYSIS OF THE FINANCIAL CONDITION AND RESULTS OF OPERATIONS MARCH 31, 2002 FINANCIAL CONDITION 	Registrant's source of working capital consists of cash received from Tunicom. No cash was available for distribution during the three months ended March 31, 2002. 	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 became available for distribution to those individuals. The balance of any cash that became available for distribution up to $13,351,210 was 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 was 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 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 MARCH 31, 2002 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 nine months ended March 31, 2001 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. 	The income for the nine months ended March 31, 2001 has been amended to reflect additional income in the amount of $5,150,666 from real estate partnerships resulting from the realization of a $4,407,944 (All-State Properties' share) allowance for loss that had been previously deducted against the investment in Tunicom LLC and the balance from the adjustment of the Company's equity in the partnerships. Page 12 CONDENSED FINANCIAL INFORMATION FOR REAL ESTATE PARTNERSHIPS TUNICOM LLC CONDENSED COMBINED BALANCE SHEETS AS OF MARCH 31, 2002 AND CITY PLANNED COMMUNITIES & TUNICOM LLC CONDENSED COMBINED BALANCE SHEETS AS OF JUNE 30, 2001 (UNAUDITED) 		MARCH 31,	JUNE 30, 	2002	2001 				 ASSETS: Property and equipment - net of depreciation	$	332,434	$	161,916 Cash		115,369		165,722 Deferred and prepaid expenses		419,367		435,504 	Total	$	867,170	$	763,142 LIABILITIES AND PARTNERS' CAPITAL: Accounts payable and other liabilities	$	7,920	$	5,041 Partners' capital		859,250		758,101 	Total	$	867,170	$	763,142 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 NINE MONTHS ENDED MARCH 31, 2002 AND 2001 (UNAUDITED) 	THREE MONTHS ENDED	NINE MONTHS ENDED 	MARCH 31,	MARCH 31, 	2 0 0 2	2 0 0 1	2 0 0 2	2 0 0 1 							 REVENUES: Net Sale of Assets	$	-	$	-	$	-	$	20,508,335 Interest and other		24		6,485		920		49,289 Forgiveness of interest		-		-		-		2,226,737 Total income	$	24	$	6,485	$	920$22,784,361 EXPENSES: General and administrative	$	27,651	$	14,285	$	30,036	$	967,200 Interest		-		-		-		272,309 Depreciation and amortization		-		-		-		- Taxes and insurance		2,750		(4,767)		6,150		75,023 Total expenses	$	30,401	$	9,518	$	36,186	$	1,314,532 NET PROFIT (LOSS)	$	(30,377)	$	(3,033)	$	(35,266)	$	21,469,829 See notes to financial statements. Page 14 ALL-STATE PROPERTIES L.P. (A LIMITED PARTNERSHIP) EXHIBIT - COMPUTATION OF INCOME (LOSS) PER PARTNERSHIP UNIT NINE MONTHS ENDED MARCH 31, 2002 AND 2001 		2 0 0 2	2 0 0 1 Partnership units outstanding		3,118,303		3,118,303 Net Income (Loss)	$	(37,097)	$	7,199,157 Net Income (Loss) Per Partnership Unit	$	(0.02)	$	2.31 See notes to financial statements. Page 15 ALL-STATE PROPERTIES L.P. PART II - OTHER INFORMATION ITEM 1 - Legal Proceedings 	The limited partnership (Wimbledon Development Ltd.) in which the Company is the limited partner was named as a defendant in a lawsuit seeking all damages allowable under the Florida Wrongful Death Act. A motion to dismiss the limited partnership was filed and granted by the circuit court judge. Plaintiffs appealed the order dismissing the limited partnership in this litigation. In March 2001, the appellate court affirmed the lower court's final order of dismissal with prejudice. As a result, the plaintiffs no longer have a case against Wimbledon Development Ltd., the limited partnership. 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. ITEM 5 - Other Information Page 16 ALL-STATE PROPERTIES L.P. 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: May 28, 2002