UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES AND EXCHANGE ACT OF 1934
Date of Report (Date of Earliest Event Reported) June 14,2002
AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP
(Exact Name of Registrant as Specified in its Charter)
State of Minnesota
(State or other Jurisdiction of Incorporation or
Organization)
0-29274 41-1789725
(Commission File Number) (I.R.S. Employer
Identification No.)
1300 Minnesota World Trade Center, St. Paul, Minnesota
55101
(Address of Principal Executive Offices)
(612) 227-7333
(Registrant's telephone number, including area code)
(Former name or former address, if changed since last report)
Item 2. Acquisition or Disposition of Assets.
On June 14, 2002, the Partnership purchased three
recently constructed Children's World daycare centers from
ARAMARK Educational Resources, Inc. The properties are
located in Andover, Minnesota, Ballwin, Missouri and
Kimberly, Wisconsin. The total cash purchase price of the
land and buildings was approximately $4,163,000. ARAMARK
Educational Resources, Inc. is not affiliated with the
Partnership.
The cash, used in purchasing the properties, was from
the proceeds of the sale of properties.
Item 7. Financial Statements and Exhibits.
(a) Financial statements of businesses acquired. -
Not Applicable.
(b) A limited number of proforma adjustments are
required to illustrate the effects of the
transactions on the balance sheet and income
statement. The following narrative
description is furnished in lieu of the
proforma statements:
Assuming the Partnership had acquired the
properties on January 1, 2001, the
Partnership's Investments in Real Estate would
have increased by $4,163,000 and its Current
Assets (cash) would have decreased by
$4,163,000.
The Total Income for the Partnership would
have increased from $1,843,888 to $2,237,292
for the year ended December 31, 2001 and from
$401,697 to $500,048 for three months ended
March 31, 2002 if the Partnership had owned
the properties during the periods.
Depreciation Expense would have increased by
$136,481 and $34,120 for the year ended
December 31, 2001 and the three months ended
March 31, 2002, respectively.
The net effect of these proforma adjustments
would have caused Net Income to increase from
$2,202,226 to $2,459,149 and from $530,145 to
$594,376, which would have resulted in Net
Income of $104.49 and $25.33 per Limited
Partnership Unit outstanding for the year
ended December 31, 2001 and the three months
ended March 31, 2002, respectively.
(c) Exhibits
Exhibit 10.1 - Assignment of
Purchase and Sale Agreement dated
May 24, 2002 between the
Partnership and AEI Fund
Management, Inc. relating to the
property at 1485 Bunker Lake
Boulevard NW, Andover, Minnesota.
Exhibit 10.2 - Assignment of
Purchase and Sale Agreement dated
May 24, 2002 between the
Partnership and AEI Fund
Management, Inc. relating to the
property at 497 Big Bend Road,
Ballwin, Missouri.
Exhibit 10.3 Assignment of
Purchase and Sale Agreement dated
May 24, 2002 between the
Partnership and AEI Fund
Management, Inc. relating to the
property at 749 Truman Street,
Kimberly, Wisconsin.
Exhibit 10.4 Net Lease Agreement
dated June 14, 2002 between the
Partnership and ARAMARK
Educational Resources, Inc.
relating to the property at 1485
Bunker Lake Boulevard NW, Andover,
Minnesota.
Exhibit 10.5 Net Lease Agreement
dated June 14, 2002 between the
Partnership and ARAMARK
Educational Resources, Inc.
relating to the property at 497
Big Bend Road, Ballwin, Missouri.
Exhibit 10.6 Net Lease Agreement
dated June 14, 2002 between the
Partnership and ARAMARK
Educational Resources, Inc.
relating to the property at 749
Truman Street, Kimberly,
Wisconsin.
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 hereunto duly
authorized.
AEI INCOME & GROWTH FUND XXI
LIMITED PARTNERSHIP
By: AEI Fund Management XXI,Inc.
Its: Managing General Partner
Date: June 18, 2002 By: Mark E. Larson
Its Chief Financial Officer
(Principal Accounting and
Financial Officer)