UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
[X] Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934
For the period ended March 31, 1996
or
[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934 [No Fee Required]
For the transition period from to
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Commission File Number 0-14476
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PS PARTNERS V, LTD., a California Limited Partnership
(Exact name of registrant as specified in its charter)
California 95-397972
- ------------------------------- ------------------------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification Number)
701 Western Avenue
Glendale, California 91201-2394
- ---------------------------------------- ------------------------
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (818) 244-8080
---------------
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
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INDEX
PART I. FINANCIAL INFORMATION
Condensed consolidated balance sheets at March 31, 1996
and December 31, 1995 2
Condensed consolidated statements of income for the three
months ended March 31, 1996 and 1995 3
Condensed consolidated statements of cash flows for the three
months ended March 31, 1996 and 1995 4
Notes to condensed consolidated financial statements 5
Management's discussion and analysis of financial condition
and results of operations 6-7
PART II. OTHER INFORMATION
(Items 1 through 5 are not applicable)
Item 6 - Exhibits and Reports on Form 8-K 8
PS PARTNERS V, LTD.,
a California Limited Partnership
CONDENSED CONSOLIDATED BALANCE SHEET
March 31, December 31,
1996 1995
-------------------- -------------------
(Unaudited)
ASSETS
------
Cash and cash equivalents $ 2,472,000 $ 2,059,000
Rent and other receivables 59,000 77,000
Real estate facilities, at cost:
Land 25,610,000 25,610,000
Buildings and equipment 79,195,000 79,059,000
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104,805,000 104,669,000
Less accumulated depreciation (33,399,000) (32,455,000)
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71,406,000 72,214,000
Other assets 178,000 175,000
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$ 74,115,000 $ 74,525,000
==================== ===================
LIABILITIES AND PARTNERS' EQUITY
--------------------------------
Accounts payable $ 716,000 $ 832,000
Advance payments from renters 444,000 420,000
Mortgage notes payable 2,924,000 2,935,000
Minority interest in general partnerships 30,643,000 30,459,000
Partners' equity:
Limited partners' equity, $500 per unit, 148,000
units authorized, issued and outstanding 38,898,000 39,384,000
General partners' equity 490,000 495,000
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Total partners' equity 39,388,000 39,879,000
-------------------- -------------------
$ 74,115,000 $ 74,525,000
==================== ===================
See accompanying notes.
2
PS PARTNERS V, LTD.,
a California Limited Partnership
CONDENSED CONSOLIDATED STATEMENTS OF INCOME
(UNAUDITED)
Three Months Ended
March 31,
--------------------------------------
1996 1995
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REVENUE:
Rental income $ 3,835,000 $ 3,873,000
Interest income 25,000 29,000
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3,860,000 3,902,000
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COSTS AND EXPENSES:
Cost of operations 1,273,000 1,235,000
Management fees 223,000 224,000
Depreciation and amortization 944,000 885,000
Interest expense 71,000 73,000
Administrative 19,000 40,000
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2,530,000 2,457,000
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Income before minority interest 1,330,000 1,445,000
Minority interest in income 824,000 824,000
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NET INCOME $ 506,000 $ 621,000
================ =================
Limited partners' share of net income
($2.72 per unit in 1996 and $3.49
per unit in 1995) $ 402,000 $ 516,000
General partners' share of net income 104,000 105,000
---------------- -----------------
$ 506,000 $ 621,000
================ =================
See accompanying notes.
3
PS PARTNERS V, LTD.,
a California Limited Partnership
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
(UNAUDITED)
Three Months Ended
March 31,
----------------------------------------
1996 1995
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Cash flows from operating activities:
Net income $ 506,000 $ 621,000
Adjustments to reconcile net income to net cash
provided by operating activities
Depreciation and amortization 944,000 885,000
Decrease in rent and other receivables 18,000 23,000
Increase in other assets (3,000) -
Decrease in accounts payable (116,000) (331,000)
Increase (decrease) in advance payments from renters 24,000 (16,000)
Minority interest in income 824,000 824,000
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Total adjustments 1,691,000 1,385,000
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Net cash provided by operating activities 2,197,000 2,006,000
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Cash flows from investing activities:
Additions to real estate facilities (136,000) (156,000)
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Net cash used in investing activities (136,000) (156,000)
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Cash flows from financing activities:
Principal payments on mortgage notes payable (11,000) (10,000)
Distributions to holder of minority interest (640,000) (698,000)
Distributions to partners (997,000) (996,000)
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Net cash used in financing activities (1,648,000) (1,704,000)
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Net increase in cash and cash equivalents 413,000 146,000
Cash and cash equivalents at the beginning of the period 2,059,000 1,794,000
------------------- -------------------
Cash and cash equivalents at the end of the period $ 2,472,000 $ 1,940,000
=================== ===================
See accompanying notes.
4
PS PARTNERS V, LTD.,
a California Limited Partnership
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
MARCH 31, 1996
(UNAUDITED)
1. The accompanying unaudited condensed consolidated financial statements
have been prepared pursuant to the rules and regulations of the
Securities and Exchange Commission. Certain information and footnote
disclosures normally included in financial statements prepared in
accordance with generally accepted accounting principles have been
condensed or omitted pursuant to such rules and regulations, although
management believes that the disclosures contained herein are adequate
to make the information presented not misleading. These unaudited
condensed consolidated financial statements should be read in
conjunction with the financial statements and related notes appearing
in the Partnership's Form 10-K for the year ended December 31, 1995.
2. In the opinion of management, the accompanying unaudited condensed
consolidated financial statements reflect all adjustments, consisting
of only normal accruals, necessary to present fairly the Partnership's
financial position at March 31, 1996, the results of operations for the
three months ended March 31, 1996 and 1995 and cash flows for the three
months then ended.
3. The results of operations for the three months ended March 31, 1996
are not necessarily indicative of the results to be expected for the
full year.
5
PS PARTNERS V, LTD.,
a California Limited Partnership
MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
RESULTS OF OPERATIONS:
- ----------------------
Three months ended March 31, 1996 compared to three months ended March 31, 1995:
The Partnership's net income for the three months ended March 31, 1996 was
$506,000 compared to $621,000 for the three months ended March 31, 1995,
representing a decrease of $115,000 or 19%. This decrease was primarily due to
decreased property operating results at the Partnership's facilities combined
with increased depreciation expense, partially offset by a decrease in
adminstrative expenses.
Property net operating income (rental income less cost of operations and
management fees and excluding depreciation expense) decreased approximately
$75,000 or 3% for the three months ended March 31, 1996 compared to the three
months ended March 31, 1995, as rental income decreased by $38,000, and cost of
operations (including managment fees) increased by $37,000 or 3%.
Rental income for the Partnership's mini-warehouse operations was
$3,106,000 compared to $2,995,000 for the three months ended March 31, 1996 and
1995, respectively, representing an increase of $111,000 or 4%. The increase in
rental income was primarily attributable to increased rental rates at the
mini-warehouse facilities. The monthly average realized rent per square foot for
the mini-warehouse facilities was $.64 compared to $.61 for the three months
ended March 31, 1996 and 1995, respectively. The weighted average occupancy
levels at the mini-warehouse facilities decreased from 91% to 90% for the three
months ended March 31, 1995 and 1996, respectively. Cost of operations
(including management fees) increased $75,000 or 7% to $1,171,000 from
$1,096,000 for the three months ended March 31, 1996 and 1995, respectively.
Accordingly, for the Partnership's mini-warehouse operations, property net
operating income increased by $36,000 or 2% from $1,899,000 to $1,935,000 for
the three months ended March 31, 1995 and 1996, respectively.
Rental income for the Partnership's business park operations was $729,000
in 1996 compared to $878,000 in 1995, representing a decrease of $149,000 or
17%. The decrease in rental income is primarily attributable to a decrease in
the occupancy level at the Culver City, California business park. During the
fourth quarter of 1995, three major tenants vacated the facility following the
termination of their leases. The Partnership is actively marketing the facility,
and expects the occupancy level to improve during 1996. The weighted average
occupancy level at the business park facilities was 90% in 1996 compared to 94%
in 1995. The monthly average realized rent per square foot for the business park
facilities was $1.25 in 1996 compared to $1.39 in 1995. Cost of operations
(including management fees) decreased $38,000 or 10% to $325,000 from $363,000
for the three months ended March 31, 1996 and 1995, respectively. Accordingly,
for the Partnership's business park facilities, property net operating income
decreased by $111,000 or 22% from $515,000 to $404,000 for the three months
ended March 31, 1995 and 1996, respectively.
6
Minority interest in income remained stable at $824,000 for both of the
three month periods ended March 31, 1996 and 1995.
Administrative expenses decreased $21,000 from $40,000 in 1995 to $19,000
in 1996. This decrease is principally attributable to decreases in investor
services expenses, accounting expenses, and filing fees.
LIQUIDITY AND CAPITAL RESOURCES
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The Partnership has adequate sources of cash to finance its operations,
both on a short-term and long-term basis, primarily from internally generated
cash from property operations and cash reserves. Cash generated from operations
($2,197,000 for the three months ended March 31, 1996) has been sufficient to
meet all current obligations of the Partnership.
During 1996, the Partnership anticipates approximately $918,000 of capital
improvements (of which $262,000 represents the minority interest's joint venture
share). During 1995, the Partnership's property manager commenced a program to
enhance the visual appearance of the mini-warehouse facilities managed by it.
Such enhancements will include new signs, exterior color schemes, and
improvements to the rental offices. Included in the 1996 capital improvement
budget are estimated costs of $176,000 for such enhancements. Total capital
improvements were $136,000 for the three months ended March 31, 1996 of which
$144,000 represents the Partnership's share.
The Partnership paid distributions to the limited and general partners
totaling $888,000 ($6.00 per unit) and $109,000, respectively, during the first
three months of 1996. Future distribution rates may be adjusted to levels which
are supported by operating cash flow after capital improvements and any other
necessary obligations.
7
PART II. OTHER INFORMATION
ITEMS 1 through 5 are not applicable.
Item 6 Exhibits and Reports on Form 8-K
(a) The following Exhibits are included herein:
(27) Financial Data Schedule
(b) Form 8-K
None
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.
DATED: May 14, 1996
PS PARTNERS V, LTD.,
a California Limited Partnership
BY: Public Storage, Inc.
General Partner
BY: /s/ Ronald L. Havner Jr.
Ronald L. Havner, Jr.
Senior Vice President and Chief Financial
Officer of Public Storage, Inc.
(principal financial officer)
BY: /s/ John Reyes
John Reyes
Vice President and Controller
of Public Storage, Inc.
(principal accounting officer)
8