SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
QUARTERLY REPORT UNDER SECTION 13 OR 15(d)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarter ended March 31, 1997 Commission file number 0-13693
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
(Exact name of registrant as specified in charter)
Massachusetts 13-6850434
------------- ----------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
3111 Paces Mill Road, Suite A-200, Atlanta, GA 30339
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (770) 984-9500
--------------
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___
--
Shares of Beneficial Interest outstanding at May 12, 1997: 1,080,516
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
INDEX OF FINANCIAL INFORMATION
PART I FINANCIAL INFORMATION PAGE
Item 1 Financial Statements
Consolidated Balance Sheets at March 31, 1997 (unaudited)
and December 31, 1996 3
Consolidated Statements of Operations (unaudited) for the
three months ended March 31, 1997 and 1996 4
Consolidated Statements of Shareholders' Equity for the
year ended December 31, 1996 and the three months
ended March 31, 1997 (unaudited) 5
Consolidated Statements of Cash Flows (unaudited)
for the three months ended March 31, 1997 and 1996 6
Notes to Consolidated Financial Statements 7
Item 2 Management's Discussion and Analysis of Financial
Condition and Results of Operations 14
PART II OTHER INFORMATION/SIGNATURE
Item 6 Exhibits and Reports on Form 8-K 19
Signature 20
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(unaudited)
March 31, December 31,
1997 1996
-------------- ----------
ASSETS
Real estate assets:
Land ................................................. $ 1,470,500 $ 1,470,500
Buildings and improvements ........................... 9,268,912 9,218,263
Furniture, fixtures & equipment ...................... 794,553 783,691
Less: accumulated depreciation ..................... (719,823) (613,918)
------------ ------------
Net real estate assets .......................... 10,814,142 10,858,536
Cash and cash equivalents ................................ 217,928 171,736
Cash escrows ............................................. 171,946 192,611
Receivables and other assets ............................. 61,518 86,002
Deferred financing costs, less accumulated amortization
of $29,252 and $ 19,502 at March 31, 1997
and December 31, 1996, respectively .................. 195,174 204,925
Deferred leasing costs, less accumulated amortization of
$29,409 and $28,470 at March 31, 1997 and
December 31, 1996, respectively ...................... 9,752 5,659
------------ ------------
Total Assets ............................................. $ 11,470,460 $ 11,519,469
============ ============
LIABILITIES AND SHAREHOLDERS' EQUITY
Mortgage note payable .................................... $ 7,359,109 $ 7,371,676
Line of credit ........................................... 1,568,104 1,568,104
Accounts payable and accrued liabilities ................. 362,577 347,141
------------ ------------
Total Liabilities ................................. 9,289,790 9,286,921
------------ ------------
Contingencies (Note 11)
Shareholders' Equity:
Shares of beneficial interest, without par value,
unlimited shares authorized, 1,080,517 and 1,080,528
shares issued and outstanding at March, 31, 1997 and
December 31, 1996, respectively .................... 18,731,705 18,731,763
Cumulative earnings .................................. 37,827,494 37,879,314
Cumulative distributions ............................. (54,378,529) (54,378,529)
------------ ------------
Total Shareholders' Equity ........................ 2,180,670 2,232,548
------------ ------------
Total Liabilities and Shareholders' Equity ............... $ 11,470,460 $ 11,519,469
============ ============
The accompanying notes are an integral part of these financial statements.
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(unaudited)
The three months ended March 31,
--------------------------------
1997 1996
------------ ---------
REVENUES
Rental revenues ............................. $ 576,505 $ 151,731
Other property revenues ..................... 18,986 9,249
Interest income ............................. 873 91,264
Other income ................................ -- 141,229
----------- -----------
596,364 393,473
----------- -----------
EXPENSES
Property operating and maintenance .......... 256,563 55,054
Depreciation and amortization ............... 106,844 20,749
Amortization of deferred financing costs .... 9,751 --
Interest expense ............................ 199,710 --
General and administrative .................. 75,316 365,080
Investment advisor's fees ................... 0 333,461
----------- -----------
648,184 774,344
----------- -----------
Loss before loss on real estate investments (51,820) (380,871)
Loss on real estate investments ............. -- (26,800)
----------- -----------
Net loss .................................. $ (51,820) $ (407,671)
=========== ===========
EARNINGS PER SHARE
Loss before loss on real estate investments . $ (0.05) $ (0.36)
Loss on real estate investments ............. -- (0.02)
----------- -----------
Net loss .................................. $ (0.05) $ (0.38)
=========== ===========
WEIGHTED AVERAGE SHARES OUTSTANDING .............. 1,080,517 1,080,625
=========== ===========
The accompanying notes are an integral part of these financial statements.
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY
For the year ended December 31, 1996 and the three months ended March 31, 1997
(unaudited)
Shares of Total
beneficial Cumulative Cumulative shareholders'
interest earnings distributions equity
-------------- ------------ ------------- -------------
BALANCE AT DECEMBER 31, 1995 ........... $ 36,973,249 $ 38,689,392 $(54,378,529) $ 21,284,112
Net Loss ............................... -- (810,078) -- (810,078)
Retirement of Shares ................... (536) -- -- (536)
Distributions to shareholders
($16.88 per share return of capital
for federal income tax purposes) .. (18,240,950) -- -- (18,240,950)
------------ ------------ ------------ ------------
BALANCE AT DECEMBER 31, 1996 ........... 18,731,763 37,879,314 (54,378,529) 2,232,548
Net Loss ............................... -- (51,820) -- (51,820)
Retirement of Shares ................... (58) -- -- (58)
------------ ------------ ------------ ------------
BALANCE AT MARCH 31, 1997 .............. $ 18,731,705 $ 37,827,494 $(54,378,529) $ 2,180,670
============ ============ ============ ============
The accompanying notes are an integral part of these financial statements.
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
For the three months ended March 31,
------------------------------------
1997 1996
------------ ------------
CASH FLOWS FROM OPERATING ACTIVITIES:
Net loss ........................................................... $ (51,820) $ (407,671)
Adjustments to reconcile net loss to net cash provided by
(used in) operating activities:
Depreciation and amortization .............................. 106,844 20,749
Amortization of deferred financing costs ................... 9,751 --
Loss on real estate investments ............................ -- 26,800
Changes in assets and liabilities:
Cash escrows ............................................. 20,665 --
Receivables and other assets ............................. 24,484 141,168
Capitalized leasing costs ................................ (5,032) (5,639)
Accounts payable, accrued liabilities and due to affiliate 15,436 (454,953)
------------ ------------
Total adjustments .......................................... 172,148 (271,875)
------------ ------------
Net cash provided by (used in) operating activities ................ 120,328 (679,546)
------------ ------------
CASH FLOWS FROM INVESTING ACTIVITIES:
The Thicket capital expenditures ................................... (61,511) --
Peachtree capital expenditures ..................................... -- (9,077)
Sales proceeds from real estate investments ........................ -- 673,200
------------ ------------
Net cash provided by (used in) investing activities ................ (61,511) 664,123
------------ ------------
CASH FLOWS FROM FINANCING ACTIVITIES:
Principal repayments on mortgage payable ........................... (12,567) --
Purchase of retired shares ......................................... (58) --
Distributions to shareholders ...................................... -- (18,240,950)
------------ ------------
Net cash used in financing activities .............................. (12,625) (18,240,950)
------------ ------------
NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS ............... 46,192 (18,256,373)
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD ................... 171,736 18,470,031
------------ ------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD ......................... $ 217,928 $ 213,658
============ ============
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
Interest paid ...................................................... $ 199,710 $ --
============ ============
The accompanying notes are an integral part of these financial statements.
VININGS INVESTMENT PROPERTIES TRUST
AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
March 31, 1997
(unaudited)
NOTE 1 - FORMATION AND ORGANIZATION
- -----------------------------------
Vinings Investment Properties Trust ("Vinings" or the "Trust") was
organized on December 7, 1984 under the laws of the Commonwealth of
Massachusetts as a twenty-year finite-life real estate investment trust
("REIT") under the Internal Revenue Code of 1986. Vinings was
originally organized for the purpose of making real estate investments
consisting primarily of mortgage loans and was to liquidate at the end
of approximately ten years in accordance with its Declaration of Trust,
provided, however, that the Trustees have the absolute discretion to
determine in good faith such termination date as would be in the best
interests of the shareholders. On January 3, 1996, the final asset to
be liquidated was sold and final liquidating dividends were declared.
On January 31, 1996, Vinings Investment Properties, Inc. ("the
Purchaser") commenced a tender offer for a minimum of a majority and a
maximum of 85% of the issued and outstanding shares of beneficial
interest without par value of the Trust (the "Shares"), at a purchase
price of $0.47 per share ($3.76 per share adjusted for the Share Split,
as hereinafter defined) (the "Tender Offer"). The Tender Offer expired
in accordance with its terms on February 28, 1996, and, in connection
therewith, the Purchaser accepted an aggregate of 6,337,279 Shares
(792,159 Shares adjusted for the Share Split, as hereinafter defined),
representing approximately 73.3% of the outstanding Shares, for a total
acquisition price of $2,978,521. The remaining assets of Vinings were
Peachtree Business Center and approximately $163,000 in cash. The
purpose of the Tender Offer was for the Purchaser to acquire control of
Vinings and to rebuild the Trust's assets by expanding into the
multifamily property markets. In connection with the consummation of
the Tender Offer, all of the Trustees and officers of the Trust
resigned and were replaced with designees of the Purchaser. The name of
the Trust was changed from Mellon Participating Mortgage Trust,
Commercial Properties Series 85/10 to Vinings. In addition, Vinings was
an externally advised REIT for which it paid advisory fees to an
unrelated third party (the "Advisor"). Upon consummation of the Tender
Offer, the relationship with the Advisor was terminated and Vinings
became self-administered.
On June 11, 1996, Vinings Investment Properties, L.P. (the "Operating
Partnership"), a Delaware limited partnership, was organized. Vinings
is the sole general partner and a 98% limited partner in the Operating
Partnership. Through its ownership of Vinings Holdings, Inc., a
Delaware corporation and wholly-owned subsidiary of the Trust, which is
also a limited partner in the Operating Partnership, Vinings was a 100%
economic owner of the Operating Partnership at March 31, 1997. (This
structure is commonly referred to as an umbrella partnership REIT or
"UPREIT.")
Vinings currently owns The Thicket Apartments ("Thicket"), a 254-unit
apartment complex located in Atlanta, Georgia, through Thicket
Apartments, L.P., a Delaware limited partnership, of which the
Operating Partnership is a 99% limited partner and Thicket Holdings,
Inc., a Delaware corporation and wholly-owned subsidiary of Vinings, is
the sole general partner. Vinings also owns Peachtree Business Center
("Peachtree"), an approximately 75,000 square foot, single-story
business park located in Atlanta, Georgia, through its wholly-owned
subsidiary, PBC Acquisition, Inc.
On July 1, 1996, Vinings effected a 1-for-8 reverse share split (the
"Share Split") of its 8,645,000 outstanding Shares. Pursuant to the
Share Split, shareholders who tendered their Shares received one Share
for every eight Shares owned. Vinings has purchased and continues to
purchase any fractional Shares resulting from the Share Split at a cost
of $5.50 per share. As of March 31, 1997, a total of 108 fractional
Shares had been repurchased and retired leaving 1,080,517 Shares
outstanding. All share and per share data included in the accompanying
financial statements and notes thereto have been restated to reflect
the Share Split.
NOTE 2 - BASIS OF PRESENTATION
- ------------------------------
The consolidated financial statements have been prepared in accordance
with generally accepted accounting principles for interim financial
information and with the instructions to Form 10-Q and Article 10 of
Regulation S-X. Accordingly, they do not include all of the information
and footnotes required by generally accepted accounting principles for
complete financial statements. In the opinion of management, all
adjustments necessary (consisting only of normal recurring adjustments)
for a fair presentation have been included. Operating results for the
three month period ended March 31, 1997 are not necessarily indicative
of the results that may be expected for the year ending December 31,
1997.
The accompanying consolidated financial statements of Vinings
Investment Properties Trust include the consolidated accounts of
Vinings Investment Properties Trust and its subsidiaries. All
significant intercompany balances and transactions have been eliminated
in consolidation. The term "Vinings" or the "Trust" hereinafter refers
to Vinings Investment Properties Trust and its subsidiaries, including
the Operating Partnership.
These financial statements should be read in conjunction with Vinings'
audited consolidated financial statements and footnotes thereto
included in Vinings' Annual Report on Form 10-K for the year ended
December 31, 1996, as amended.
NOTE 3 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
- ---------------------------------------------------
Income Taxes
------------
Vinings has elected to be taxed as a REIT under the Internal Revenue
Code of 1986, as amended (the "Code"). As a result, Vinings will
generally not be subject to federal income taxation on that portion of
its income that qualifies as REIT taxable income to the extent the
REIT distributes at least 95% of its taxable income to its shareholders
and satisfies certain other requirements. Accordingly, no provision for
federal income taxes has been included in the accompanying consolidated
financial statements.
Cash and Cash Equivalents
-------------------------
Vinings considers all highly liquid investments purchased with an
original maturity of three months or less to be cash equivalents.
Cash Escrows
------------
Cash escrows consist of real estate tax, insurance, replacement reserve
and repair escrows held by the mortgagee. These funds are restricted
accounts and released solely for the purpose for which they were
established.
Use of Estimates
----------------
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make certain
estimates and assumptions that affect the reported amounts of assets
and liabilities, the disclosure of contingent assets and liabilities at
the date of the financial statements and the reported amounts of
revenues and expenses during the reporting period. Actual results could
differ from those estimates.
Real Estate Assets
------------------
Real estate assets are stated at depreciated cost. Ordinary repairs and
maintenance are expensed as incurred. Major improvements and
replacements are capitalized and depreciated over their estimated
useful lives when they extend the useful life, increase capacity or
improve efficiency of the related asset. Depreciation is computed on a
straight-line basis over the useful lives of the real estate assets
(buildings and improvements, 5-40 years; furniture, fixtures and
equipment, 5 years; and tenant improvements, generally over the life of
the related lease.)
Revenue Recognition
-------------------
All leases are classified as operating leases and rental income
is recognized when earned which materially approximates revenue
recognition on a straight-line basis. Deferred Financing Costs and
Amortization
Deferred financing costs include fees and costs incurred to obtain
financing and are capitalized and amortized over the term of the
related debt.
Earnings (Loss) Per Share
-------------------------
Earnings (loss) per share is computed based on the weighted average
number of shares outstanding during the period. All references in the
accompanying financial statements and notes to the financial statements
to the weighted average number of shares outstanding and to earnings
(loss) per share have been restated to reflect the Share Split.
Recent Accounting Pronouncements
--------------------------------
In February 1997, the Financial Accounting Standards Board issued
Statement of Financial Accounting Standards No. 128, "Earnings per
Share" ("SFAS 128"), which supersedes the current authoritative
literature and related interpretations for earnings per share under
Accounting Principles Board Opinion No. 15. SFAS 128 will have no
immediate financial statement impact on Vinings since it currently has
a simple capital structure and earnings per share will continue to be
computed by dividing net income (loss) by the weighted average number
of common shares outstanding during the reporting period. For entities
with complex capital structures, SFAS 128 will require dual
presentation of basic and diluted earnings per share. SFAS 128 becomes
effective for financial statements for both interim and annual periods
ending after December 15, 1997. Earlier application is not permitted.
Vinings will adopt SFAS 128 during its quarter and fiscal year ending
December 31, 1997.
Reclassification
----------------
Certain 1996 financial statement amounts have been reclassified
to conform with the current year presentation.
NOTE 4 - REAL ESTATE ASSETS
- ---------------------------
The Thicket Apartments
----------------------
On June 28, 1996, Vinings acquired Thicket for a purchase price of
$8,650,000. The acquisition was financed by a mortgage loan on the
property in the amount of $7,392,000 and borrowings from Vinings' line
of credit.
Peachtree Business Center
-------------------------
The Trust acquired Peachtree through a deed-in-lieu of foreclosure on
April 12, 1990. Peachtree was recorded at $1,700,000, its fair market
value, which was less than the book value of Vinings' mortgage
investment at the date of foreclosure. Subsequent to the acquisition,
approximately $1,062,000 of improvements have been capitalized.
NOTE 5 - REAL ESTATE INVESTMENTS
- --------------------------------
Hawthorne Note
--------------
On March 30, 1995, Vinings sold Hawthorne Research and Development
Complex for $5,095,000 of which $3,500,000 was paid at closing and the
balance of $1,595,000 was payable pursuant to a non-recourse purchase
money note (the "Hawthorne Note") which was subordinate to first
mortgage liens totaling $10,360,000.
In connection with the liquidation of assets, Vinings entered into an
agreement with the first mortgage lien holder to sell the Hawthorne
Note for $700,000. At December 31, 1995, the
Trust established a valuation allowance of $895,000 to reflect its net
realizable value of $700,000. On January 3, 1996, Vinings closed on the
sale of the Hawthorne Note and recorded commissions and fees for a loss
on the sale of $26,800.
NOTE 6 - NOTES PAYABLE
- ----------------------
Mortgage Note Payable
---------------------
At March 31, 1997, Vinings had a 9.04% mortgage note payable in the
original principal amount of $7,392,000, which is secured by a Thicket
and which matures on July 1, 2003. Principal and interest are payable
in monthly installments of $59,691. At March 31, 1997, the outstanding
principal balance was $7,359,109. Scheduled maturities of the mortgage
note payable as of March 31, 1997, are as follows:
1997 $ 39,441
1998 56,909
1999 62,272
2000 68,140
2001 74,562
Thereafter 7,057,786
-----------
Total $7,359,110
===========
Line of Credit
--------------
Vinings obtained a one year line of credit in the amount of $2,000,000
which bears interest at the bank's base rate which approximates prime.
At March 31, 1997, the interest rate was 8.25%. Interest is payable
monthly with the entire principal balance due on June 28, 1997. The
line of credit is secured by Peachtree. At March 31, 1997, the
outstanding balance of the line of credit was $1,568,104.
NOTE 7 - RELATED PARTY TRANSACTIONS
- -----------------------------------
During 1996, Vinings entered into a management agreement with Vinings
Properties, Inc. for property management services for Thicket for a fee
equal to five percent of gross revenues plus a fee for data processing
which, for the period ended March 31, 1997, totaled $22,471 and $3,810,
respectively. Vinings Properties, Inc. is an affiliate of certain
officers and trustees of the Trust.
In addition, as a commitment to the rebuilding of the Trust, The
Vinings Group, Inc., the parent corporation of Vinings Properties, Inc.
(collectively, "The Vinings Group"), has provided numerous services
relating to administration, acquisition, and capital and asset advisory
services at little or no cost to the Trust. Vinings does not anticipate
that these
services will continue to be provided free of charge, and certain costs
paid on Vinings' behalf have been reimbursed to The Vinings Group.
Vinings has reimbursed The Vinings Group for investor relation services
for the sole benefit of the Trust which totaled $11,250 for the period
ended March 31, 1997. The officers did not receive compensation from
the Trust for their services for the first quarter of 1997.
Vinings has entered into an agreement dated February 28, 1997 with
Northshore Communications, Inc., a company affiliated with one of the
Trustees, for the design and production of Vinings' 1996 annual report
for a total of $20,500.
In connection with Vinings proposed acquisition of Windrush Apartments
(see Note 12 - Subsequent Events) MFI Realty, Inc., an entity
affiliated with the officers and certain trustees of Vinings, will be
paid a financial advisor fee in the amount of $75,500 from the seller
upon the closing of the acquisition.
NOTE 8 - ADVISORY AGREEMENT
- ---------------------------
Prior to the consummation of the Tender Offer, Vinings had engaged the
Advisor to provide investment advisory services and act as the
administrator of Trust operations. The agreement with the Advisor,
which was terminated upon consummation of the Tender Offer, provided
for the payment of administrative, asset management and other servicing
fees to the Advisor for services rendered in administering the Trust's
operations. The Advisor earned administrative, asset management,
special services, and mortgage servicing fees aggregating $333,461, for
the first quarter of 1996.
NOTE 9 - DISTRIBUTIONS
- ----------------------
Vinings paid cash dividends of $16,857,750 ($15.60 per share) and
$1,383,200 ($1.28 per share) on February 2, 1996, and March 8, 1996,
respectively. The entire $18,240,950 was a return of capital for
federal income tax purposes.
NOTE 10 - LEASING ACTIVITY
- --------------------------
The following is a schedule of future minimum rents due under operating
leases that have initial or remaining noncancellable lease terms in
excess of one year as of March 31, 1997, at Peachtree:
1997 $ 391,674
1998 528,599
1999 481,152
2000 368,898
2001 318,864
Thereafter 132,860
===========
Total $ 2,222,047
===========
One tenant generated 58% of Peachtree's revenues for the period ended
March 31, 1997. The same tenant accounts for 74% of the future minimum
lease payments. While this tenant's lease does not expire until May 31,
2002, it contains a 90-day cancellation clause which management is
currently negotiating to extend to one year.
NOTE 11 - CONTINGENCIES
- -----------------------
Vinings is, from time to time, subject to various claims that arise in
the ordinary course of business. These matters are generally covered by
insurance. While the resolution of these matters cannot be predicted
with certainty, management believes that the final outcome of such
matters would not have a material adverse effect on the financial
position or results of operations of Vinings.
NOTE 12 - DISCLOSURE ABOUT FAIR VALUE OF FINANCIAL INSTRUMENTS
- --------------------------------------------------------------
Based on interest rates and other pertinent information available to
Management as of March 31, 1997, Vinings estimates that the carrying
value of cash and cash equivalents, the mortgage note payable, the line
of credit, and other liabilities approximate their fair values when
compared to instruments of similar type, terms and maturity. Disclosure
about fair value of financial instruments is based on pertinent
information available to management as of March 31, 1997. Although
management is not aware of any factors that would significantly affect
its estimated fair value amounts, such amounts have not been
comprehensively revalued for purposes of these financial statements
since March 31, 1997.
NOTE 13 - SUBSEQUENT EVENTS
- ---------------------------
On April 1, 1997, the Operating Partnership entered into an agreement
with Windrush Partners, Ltd. ("Windrush") to acquire Windrush
Apartments, a 202-unit apartment community in metropolitan Atlanta,
Georgia. The general partner of Windrush is an affiliate of the
officers and certain Trustees of Vinings. The transaction is a
contribution of property in exchange for units in the Operating
Partnership and is subject to the approval of the limited partners of
Windrush and the assumption of the existing mortgage loan, as well as
certain customary conditions including, without limitation,
satisfactory due diligence review.
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
---------------------------------------------
Overview
- --------
Vinings Investment Properties Trust ("Vinings" or the "Trust") was organized on
December 7, 1984 under the laws of the Commonwealth of Massachusetts as a
twenty-year finite-life real estate investment trust ("REIT") under the Internal
Revenue Code of 1986. Vinings was originally organized for the purpose of making
real estate investments consisting primarily of mortgage loans and was to
liquidate at the end of approximately ten years in accordance with its
Declaration of Trust, provided, however, that the Trustees have the absolute
discretion to determine in good faith such termination date as would be in the
best interests of the shareholders. On January 3, 1996, the final asset to be
liquidated was sold and final liquidating dividends were declared.
On January 31, 1996, Vinings Investment Properties, Inc. ("the Purchaser")
commenced a tender offer for a minimum of a majority and a maximum of 85% of the
issued and outstanding shares of beneficial interest without par value of the
Trust (the "Shares"), at a purchase price of $0.47 per share ($3.76 per share
adjusted for the Share Split, as hereinafter defined) (the "Tender Offer"). The
Tender Offer expired in accordance with its terms on February 28, 1996, and, in
connection therewith, the Purchaser accepted an aggregate of 6,337,279 Shares
(792,159 Shares adjusted for the Share Split, as hereinafter defined),
representing approximately 73.3% of the outstanding Shares, for a total
acquisition price of $2,978,521. The remaining assets of Vinings were Peachtree
Business Center ("Peachtree") and approximately $163,000 in cash. The purpose of
the Tender Offer was for the Purchaser to acquire control of Vinings and to
rebuild the Trust's assets by expanding into the multifamily property markets.
In connection with the consummation of the Tender Offer, all of the Trustees and
officers of the Trust resigned and were replaced with designees of the
Purchaser. The name of the Trust was changed from Mellon Participating Mortgage
Trust, Commercial Properties Series 85/10 to Vinings. In addition, Vinings was
an externally advised REIT for which it paid advisory fees to an unrelated third
party (the "Advisor"). Upon consummation of the Tender Offer, the relationship
with the Advisor was terminated and Vinings became self-administered.
The purpose of the Tender Offer was for Management to acquire control of the
Vinings and to rebuild its assets by expanding into the multifamily real estate
markets through the acquisition of garden style apartment communities which are
leased to middle-income residents. Management believes that these investments
will provide attractive sources of income to Vinings which will not only
increase net income and provide cash available for future distributions, but
will increase the value of the Trust's real estate portfolio as well.
On June 11, 1996, Vinings Investment Properties, L.P. (the "Operating
Partnership"), a Delaware limited partnership, was organized. Vinings is the
sole general partner and a 98% limited partner in the Operating Partnership.
Through its ownership of Vinings Holdings, Inc., a Delaware corporation and
wholly-owned subsidiary of the Trust, which is also a limited partner in the
Operating Partnership, Vinings was a 100% economic owner of the Operating
Partnership at March 31, 1997. (This structure is commonly referred to as an
umbrella partnership REIT or "UPREIT.")
Management believes that conducting its business and operations through the
Operating Partnership will have certain strategic advantages over Vinings
previous structure, which allowed investment in Vinings only through the
purchase of Shares of the Trust. In particular, the Operating Partnership
structure will provide Vinings with greater flexibility, in certain
circumstances, in facilitating future acquisitions by permitting the issuance of
partnership units on a tax advantaged basis to owners of real estate properties
who contribute such properties to the Operating Partnership. The overall effect
of this structure, Management believes, will be an enhanced ability of Vinings
to access the real estate and capital markets.
On July 1, 1996, Vinings effected a 1-for-8 reverse share split (the "Share
Split") of its 8,645,000 outstanding Shares. Pursuant to the Share Split
shareholders who tendered their Shares received one Share for every eight Shares
owned. Vinings has purchased and continues to purchase any fractional Shares at
a cost of $5.50 per share. As of March 31, 1997, a total of 108 fractional
Shares had been repurchased and retired leaving 1,080,517 Shares outstanding.
As a result of the Tender Offer, much of Management's efforts during 1996 were
focused on Vinings organizational structure and preparing the Trust
strategically for future acquisitions. The Thicket Apartments ("Thicket"), a
254-unit apartment community in Atlanta, Georgia, was acquired on June 28, 1996
as Vinings' only acquisition for the year.
The following discussion and analysis of the financial condition and results of
operations should be read in conjunction with the accompanying consolidated
financial statements of Vinings and the notes thereto.
This Form 10-Q contains forward-looking statements within the meaning of Section
27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act
of 1934. Vinings' actual results could differ materially from those set forth in
the forward-looking statements. Certain factors that might cause such a
difference include the following: the inability of Vinings to identify
properties within existing multifamily property portfolios of entities
affiliated with management which will have a strategic fit with the Trust, the
inability of Vinings to identify unaffiliated properties for acquisition, the
less than satisfactory performance of any property which might be acquired by
the Trust, the inability to access the capital markets in order to fund Vinings'
present growth and expansion strategy, the cyclical nature of the real estate
market generally and locally in Georgia and the surrounding southeastern states,
the national economic climate, the local economic climate in Georgia and the
surrounding southeastern states, and the local real estate conditions and
competition in Georgia and the surrounding southeastern states. There can be no
assurance that, as a result of the foregoing factors, Vinings' growth and
expansion strategy will be successful or that the business and operations of
Vinings will not be adversely affected thereby.
Results of Operations
- ---------------------
Net loss for the three months ended March 31, 1997 decreased $355,851, or 87%,
from a net loss of $407,671 for the three months ended March 31, 1996 to a net
loss of $51,820 for the same period in 1997.
Total revenues increased $202,891, or 52%, and total expenses decreased
$126,160, or 16%, for the three month period ended March 31, 1997 as compared to
the three month period ended March 31, 1996.
Rental and Other property revenues increased $434,511, from $160,980 for the
three months ended March 31, 1996 to $595,491 for the three months ended March
31, 1997. This increase is due to the income generated from Thicket which was
not in Vinings' portfolio during the first quarter of 1996. For the three months
ended March 31, 1996, $160,980 was generated from Peachtree, compared to
$142,693 for the same period in 1997. The decrease in revenues at Peachtree is
due to vacancies in the first quarter of 1997.
Interest income of $873 was earned for the three months ended March 31, 1997
compared to $91,264 for the same period in 1996. The decrease in interest income
from 1996 to 1997 is due to the large cash balances earning interest at the
beginning of 1996. Approximately $18.5 million was held in cash equivalents at
January 1, 1996, of which $18.24 million was paid in dividends during February
and March 1996. Cash balances at January 1, 1997 were substantially less.
There was no Other income for the three months ended March 31, 1997. However,
Other income of $141,229 for the three months ended March 31, 1996 was due to
proceeds from the termination of the receivership for the Hall Street Property
in February 1996.
Property operating and maintenance expense increased by $201,509, from $55,054
for the three months ended March 31, 1996 to $256,563 for the three months ended
March 31, 1997. This increase was due to property expenses related to the
operation of Thicket. All of the property operating and maintenance expense for
the three months ended March 31, 1996 was related to Peachtree as compared to
$50,845 for the same period in 1997.
Depreciation and amortization increased by $86,095 from $20,749 for the three
months ended March 31, 1996 to $106,844 as compared to the same period in 1997.
This increase is directly attributable to the acquisition of The Thicket
Apartments on June 28, 1996. Depreciation and amortization from Peachtree
remained fairly constant.
Interest expense for the three months ended March 31, 1997 is interest on the
mortgage payable as well as the line of credit, both of which were incurred in
connection with the acquisition of Thicket. General and administrative expense
decreased $289,764, from $365,080 for the three months ended March 31, 1996 to
$75,316 for the three months ended March 31, 1997. These expenses include legal,
accounting and other professional fees, directors' and officers' insurance,
shareholder expenses, trustee fees and expenses, annual reporting costs and
other miscellaneous general and administrative expenses. The decrease from 1996
to 1997 was attributable to the following: a decrease of $200,641 in legal fees;
a decrease of $40,074 in trustee fees and expenses; a decrease in tender offer
costs of $31,780; a decrease of $8,995 in state franchise tax; and a decrease of
$8,085 in directors' & officers' insurance. All of these cost savings were a
direct result of the Tender Offer occurring in the first quarter of 1996.
There are no investment advisor's fees for the three months ended March 31, 1997
as compared to $331,461 for the same period in 1996. During the first quarter of
1996, the prior Advisor was paid various fees for asset management, asset
liquidation and the successful completion of the Tender Offer. Since the
consummation of the Tender Offer, Vinings has not paid advisor's fees.
Liquidity and Capital Resources
- -------------------------------
Operating activities of Vinings provided net cash of $120,328 for the three
months ended March 31, 1997 as compared to net cash used in operating activities
of $679,546 for the same period in 1996. This is due to the fact that Vinings'
previous management was in the process of liquidating the Trust's assets and
Peachtree was the only revenue producing asset held during the first quarter of
1996. In addition, the Tender Offer occurred during the first quarter of 1996
from which Vinings incurred a number of nonrecurring expenses.
Vinings used cash in investing activities for the three months ended March 31,
1997 by incurring $61,511 in capital expenditures at Thicket as compared to
$9,077 in capital expenditures at Peachtree for the same period in 1996. In
addition, for the three months ended March 31, 1996, $673,200 in sale proceeds
was generated from the sale of the Hawthorne Note on January 3, 1996.
Net cash was used in financing activities for the first quarter of 1996 to make
principal repayments of $12,567 on the mortgage note payable. In addition,
during 1997, $58 was used to retire shares of beneficial interest in the Trust.
Distributions to shareholders in the first quarter of 1996 totaled $18,240,950
as a result of the liquidation of investments.
Net cash increased by $46,192 for the three months ended March 31, 1997
compared to net cash used of $18,256,373 for the same period in 1996.
The cash held by Vinings plus the cash flow from Peachtree and Thicket are
expected to provide sources of liquidity to meet Vinings' current operating
obligations. Vinings also has a secured line of credit totaling $2,000,000,
which bears interest at the bank's base rate which approximates prime. At March
31, 1997 the interest rate was 8.25% and the outstanding balance was $1,568,104.
The remaining balance of $431,896 may be drawn for working capital needs or for
acquisition funding. It is anticipated that the line of credit, which is due in
June 1997, will be renewed or refinanced. In addition, management intends to
seek new capital sources, both public and private, as well as explore financing
alternatives so as to allow Vinings to expand and grow its income producing
investments.
Recent Accounting Pronouncements
- --------------------------------
In February 1997, the Financial Accounting Standards Board issued Statement of
Financial Accounting Standards No. 128, "Earnings per Share" ("SFAS 128"), which
supersedes the current authoritative literature and related interpretations for
earnings per share under Accounting Principles Board Opinion No. 15. SFAS 128
will have no immediate financial statement impact on Vinings since it currently
has a simple capital structure and earnings per share will continue to be
computed
by dividing net income (loss) by the weighted average number of common shares
outstanding during the reporting period. For entities with complex capital
structures, SFAS 128 will require dual presentation of basic and diluted
earnings per share. SFAS 128 becomes effective for financial statements for both
interim and annual periods ending after December 15, 1997. Earlier application
is not permitted. Vinings will adopt SFAS 128 during its quarter and fiscal year
ending December 31, 1997.
Impact of Inflation
- -------------------
Substantially all of the residential leases at Thicket are for periods of one
year or less which will enable Vinings to seek increased rents upon renewal of
existing leases or upon commencement of new leases. Although there can be no
assurance that rental increases may be obtained, the short term nature of these
leases generally serves to reduce the risk to Vinings of the adverse effects of
inflation.
Substantially all of the tenant leases at Peachtree have remaining terms of five
years or less and contain clauses which require the tenants to pay their prorata
share of operating expenses, including common area maintenance, real estate
taxes, and insurance. This serves to reduce the risk of increased costs and
operating expenses resulting from inflation. In addition, Vinings may seek
increased base rents upon renewal of existing leases or upon commencement of new
leases in order to offset any adverse effects of inflation. However, there can
be no assurance that rental increases may be obtained.
PART II
OTHER INFORMATION
Item 6. Exhibits and Reports on Form 8-K
(a) Exhibits
27 - Financial Data Schedule
(b) Reports on Form 8-K
No reports on Form 8-K were filed during the three months ended March
31, 1997.
SIGNATURE
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.
Vinings Investment Properties
Trust
By: /s/ Stephanie A. Reed
----------------------
Stephanie A. Reed
Vice President and Treasurer
Dated: May 15, 1997