SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-QSB Quarterly Report Under Section 13 or 15(d) of The Securities Exchange Act of 1934 For the Quarter Ended: September 30, 1999 Commission file number: 0-29274 AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP (Exact Name of Small Business Issuer as Specified in its Charter) State of Minnesota 41-1789725 (State or other Jurisdiction of (I.R.S. Employer Incorporation or Organization) Identification No.) 1300 Minnesota World Trade Center, St. Paul, Minnesota 55101 (Address of Principal Executive Offices) (651) 227-7333 (Issuer's telephone number) Not Applicable (Former name, former address and former fiscal year, if changed since last report) Check whether the issuer (1) 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 Transitional Small Business Disclosure Format: Yes No [X] AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP INDEX PART I. Financial Information Item 1. Balance Sheet as of September 30, 1999 and December 31, 1998 Statements for the Periods ended September 30, 1999 and 1998: Income Cash Flows Changes in Partners' Capital Notes to Financial Statements Item 2. Management's Discussion and Analysis PART II.Other Information Item 1. Legal Proceedings Item 2. Changes in Securities Item 3. Defaults Upon Senior Securities Item 4. Submission of Matters to a Vote of Security Holders Item 5. Other Information Item 6. Exhibits and Reports on Form 8-K AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP BALANCE SHEET SEPTEMBER 30, 1999 AND DECEMBER 31, 1998 (Unaudited) ASSETS 1999 1998 CURRENT ASSETS: Cash and Cash Equivalents $ 908,516 $ 557,646 Receivables 0 16,052 ----------- ----------- Total Current Assets 908,516 573,698 ----------- ----------- INVESTMENTS IN REAL ESTATE: Land 6,719,763 6,921,884 Buildings and Equipment 11,528,125 11,350,021 Construction in Progress 0 289,014 Property Acquisition Costs 0 10,782 Accumulated Depreciation (1,149,973) (816,805) ----------- ----------- Net Investments in Real Estate 17,097,915 17,754,896 ----------- ----------- Total Assets $18,006,431 $18,328,594 =========== =========== LIABILITIES AND PARTNERS' CAPITAL CURRENT LIABILITIES: Payable to AEI Fund Management, Inc. $ 33,301 $ 54,136 Distributions Payable 390,971 451,171 ----------- ----------- Total Current Liabilities 424,272 505,307 ----------- ----------- PARTNERS' CAPITAL (DEFICIT): General Partners (33,364) (30,953) Limited Partners, $1,000 Unit Value; 24,000 Units authorized and issued; 23,829 Units outstanding 17,615,523 17,854,240 ----------- ----------- Total Partners' Capital 17,582,159 17,823,287 ----------- ----------- Total Liabilities and Partners' Capital $18,006,431 $18,328,594 =========== =========== The accompanying Notes to Financial Statements are an integral part of this statement. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP STATEMENT OF INCOME FOR THE PERIODS ENDED SEPTEMBER 30 (Unaudited) Three Months Ended Nine Months Ended 9/30/99 9/30/98 9/30/99 9/30/98 INCOME: Rent $ 465,581 $ 452,922 $1,420,395 $1,247,467 Investment Income 7,444 14,374 14,045 140,616 --------- --------- ---------- ---------- Total Income 473,025 467,296 1,434,440 1,388,083 --------- --------- ---------- ---------- EXPENSES: Partnership Administration - Affiliates 57,109 58,163 175,086 187,294 Partnership Administration and Property Management - Unrelated Parties 22,472 30,853 66,748 94,495 Depreciation 127,276 123,898 384,696 324,522 --------- --------- ---------- ---------- Total Expenses 206,857 212,914 626,530 606,311 --------- --------- ---------- ---------- OPERATING INCOME 266,168 254,382 807,910 781,772 GAIN ON SALE OF REAL ESTATE 163,463 65,440 163,463 235,377 --------- --------- ---------- ---------- NET INCOME $ 429,631 $ 319,822 $ 971,373 $1,017,149 ========= ========= ========== ========== NET INCOME ALLOCATED: General Partners $ 4,296 $ 3,198 $ 9,714 $ 10,171 Limited Partners 425,335 316,624 961,659 1,006,978 --------- --------- ---------- ---------- $ 429,631 $ 319,822 $ 971,373 $1,017,149 ========= ========= ========== ========== NET INCOME PER LIMITED PARTNERSHIP UNIT (23,829 weighted average Units outstanding in 1999 and 1998) $ 17.85 $ 13.29 $ 40.36 $ 42.26 ========= ========= ========== ========== The accompanying Notes to Financial Statements are an integral part of this statement. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP STATEMENT OF CASH FLOWS FOR THE PERIODS ENDED SEPTEMBER 30 (Unaudited) 1999 1998 CASH FLOWS FROM OPERATING ACTIVITIES: Net Income $ 971,373 $ 1,017,149 Adjustments to Reconcile Net Income to Net Cash Provided by Operating Activities: Depreciation 384,696 324,522 Gain on Sale of Real Estate (163,463) (235,377) Decrease in Receivables 16,052 159,343 Decrease in Payable to AEI Fund Management, Inc. (20,835) (33,175) Increase in Unearned Rent 0 24,200 ----------- ----------- Total Adjustments 216,450 239,513 ----------- ----------- Net Cash Provided By Operating Activities 1,187,823 1,256,662 ----------- ----------- CASH FLOWS FROM INVESTING ACTIVITIES: Investments in Real Estate (221,884) (2,475,090) Proceeds from Sale of Real Estate 657,632 862,718 ----------- ----------- Net Cash Used For Investing Activities 435,748 (1,612,372) ----------- ----------- CASH FLOWS FROM FINANCING ACTIVITIES: Increase (Decrease) in Distributions Payable (60,200) 156,409 Distributions to Partners (1,212,501) (1,454,547) ----------- ----------- Net Cash Used For Financing Activities (1,272,701) (1,298,138) ----------- ----------- NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS 350,870 (1,653,848) CASH AND CASH EQUIVALENTS, beginning of period 557,646 2,506,790 ----------- ----------- CASH AND CASH EQUIVALENTS, end of period $ 908,516 $ 852,942 =========== =========== The accompanying Notes to Financial Statements are an integral part of this statement. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP STATEMENT OF CHANGES IN PARTNERS' CAPITAL FOR THE PERIODS ENDED SEPTEMBER 30 (Unaudited) Limited Partnership General Limited Units Partners Partners Total Outstanding BALANCE, December 31, 1997 $(24,706) $18,472,657 $18,447,951 23,828.87 Distributions (14,546) (1,440,001) (1,454,547) Net Income 10,171 1,006,978 1,017,149 -------- ----------- ----------- ---------- BALANCE, September 30, 1998 $(29,081) $18,039,634 $18,010,553 23,828.87 ======== =========== =========== ========== BALANCE, December 31, 1998 $(30,953) $17,854,240 $17,823,287 23,828.87 Distributions (12,125) (1,200,376) (1,212,501) Net Income 9,714 961,659 971,373 -------- ----------- ----------- ---------- BALANCE, September 30, 1999 $(33,364) $17,615,523 $17,582,159 23,828.87 ======== =========== =========== ========== The accompanying Notes to Financial Statements are an integral part of this statement. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP NOTES TO FINANCIAL STATEMENTS SEPTEMBER 30, 1999 (Unaudited) (1) The condensed statements included herein have been prepared by the Partnership, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements. The adjustments made to these condensed statements consist only of normal recurring adjustments. Certain information, accounting policies, 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 the Partnership believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the Partnership's latest annual report on Form 10-KSB. (2) Organization - AEI Income & Growth Fund XXI Limited Partnership (Partnership) was formed to acquire and lease commercial properties to operating tenants. The Partnership's operations are managed by AEI Fund Management XXI, Inc. (AFM), the Managing General Partner of the Partnership. Robert P. Johnson, the President and sole shareholder of AFM, serves as the Individual General Partner of the Partnership. An affiliate of AFM, AEI Fund Management, Inc. (AEI), performs the administrative and operating functions for the Partnership. The terms of the Partnership offering call for a subscription price of $1,000 per Limited Partnership Unit, payable on acceptance of the offer. The Partnership commenced operations on April 14, 1995 when minimum subscriptions of 1,500 Limited Partnership Units ($1,500,000) were accepted. On January 31, 1997, the Partnership offering terminated when the maximum subscription limit of 24,000 Limited Partnership Units ($24,000,000) was reached. Under the terms of the Limited Partnership Agreement, the Limited Partners and General Partners contributed funds of $24,000,000 and $1,000, respectively. During the operation of the Partnership, any Net Cash Flow, as defined, which the General Partners determine to distribute will be distributed 90% to the Limited Partners and 10% to the General Partners; provided, however, that such distributions to the General Partners will be subordinated to the Limited Partners first receiving an annual, noncumulative distribution of Net Cash Flow equal to 10% of their Adjusted Capital Contribution, as defined, and, provided further, that in no event will the General Partners receive less than 1% of such Net Cash Flow per annum. Distributions to Limited Partners will be made pro rata by Units. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP NOTES TO FINANCIAL STATEMENTS (Continued) (2) Organization - (Continued) Any Net Proceeds of Sale, as defined, from the sale or financing of the Partnership's properties which the General Partners determine to distribute will, after provisions for debts and reserves, be paid in the following manner: (i) first, 99% to the Limited Partners and 1% to the General Partners until the Limited Partners receive an amount equal to: (a) their Adjusted Capital Contribution plus (b) an amount equal to 10% of their Adjusted Capital Contribution per annum, cumulative but not compounded, to the extent not previously distributed from Net Cash Flow; (ii) any remaining balance will be distributed 90% to the Limited Partners and 10% to the General Partners. Distributions to the Limited Partners will be made pro rata by Units. For tax purposes, profits from operations, other than profits attributable to the sale, exchange, financing, refinancing or other disposition of the Partnership's property, will be allocated first in the same ratio in which, and to the extent, Net Cash Flow is distributed to the Partners for such year. Any additional profits will be allocated in the same ratio as the last dollar of Net Cash Flow is distributed. Net losses from operations will be allocated 99% to the Limited Partners and 1% to the General Partners. For tax purposes, profits arising from the sale, financing, or other disposition of the Partnership's property will be allocated in accordance with the Partnership Agreement as follows: (i) first, to those partners with deficit balances in their capital accounts in an amount equal to the sum of such deficit balances; (ii) second, 99% to the Limited Partners and 1% to the General Partners until the aggregate balance in the Limited Partners' capital accounts equals the sum of the Limited Partners' Adjusted Capital Contributions plus an amount equal to 10% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously allocated; (iii) third, the balance of any remaining gain will then be allocated 90% to the Limited Partners and 10% to the General Partners. Losses will be allocated 98% to the Limited Partners and 2% to the General Partners. The General Partners are not required to currently fund a deficit capital balance. Upon liquidation of the Partnership or withdrawal by a General Partner, the General Partners will contribute to the Partnership an amount equal to the lesser of the deficit balances in their capital accounts or 1% of total Limited Partners' and General Partners' capital contributions. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP NOTES TO FINANCIAL STATEMENTS (Continued) (3) Investments in Real Estate - On December 21, 1995, the Partnership purchased a 34.0% interest in a Media Play retail store in Apple Valley, Minnesota for $1,414,060. The property was leased to The Musicland Group, Inc. (MGI) under a Lease Agreement with a primary term of 18 years and annual rental payments of $139,587. In December, 1996, the Partnership and MGI reached an agreement in which MGI would buy out and terminate the Lease Agreement by making a payment of $800,000, which was equal to approximately two years' rent. The Partnership's share of such payment was $272,000. A specialist in commercial property leasing has been retained to locate a new tenant for the property. While the property is vacant, the Partnership is responsible for the real estate taxes and other costs required to maintain the property. As of December 31, 1997, based on an analysis of market conditions in the area, it was determined the fair value of the Partnership's interest in the Media Play was approximately $748,000. In the fourth quarter of 1997, a charge to operations for real estate impairment of $580,200 was recognized, which is the difference between the book value at December 31, 1997 of $1,328,200 and the estimated market value of $748,000. The charge was recorded against the cost of the land, building and equipment. On July 8, 1997, the Partnership purchased a parcel of land in Livonia, Michigan for $1,074,384. The land is leased to Champps under a Lease Agreement with a primary term of 20 years and annual rental payments of $75,207. Effective January 3, 1998, the annual rent was increased to $115,496. Simultaneously with the purchase of the land, the Partnership entered into a Development Financing Agreement under which the Partnership advanced funds to Champps for the construction of a Champps Americana restaurant on the site. Initially, the Partnership charged interest on the advances at a rate of 7.0%. Effective January 3, 1998, the interest rate was increased to 10.75%. On May 19, 1998, after the development was completed, the Lease Agreement was amended to require annual rental payments of $429,135. Total acquisition costs, including the cost of the land, were $4,150,061. On August 28, 1998, the Partnership purchased a 25% interest in a parcel of land in Centerville, Ohio for $462,747. The land is leased to Americana Dining Corporation (ADC) under a Lease Agreement with a primary term of 20 years and annual rental payments of $32,392. Effective December 25, 1998, the annual rent was increased to $48,588. Simultaneously with the purchase of the land, the Partnership entered into a Development Financing Agreement under which the Partnership advanced funds to ADC for the construction of a Champps Americana restaurant on the site. Initially, the Partnership charged interest on the advances at a rate of 7%. Effective December 25, 1998, the interest rate was increased to 10.5%. On January 27, 1999, after the development was completed, the Lease Agreement was amended to require annual rental payments of $101,365. The Partnership's share of the total acquisition costs, including the cost of the land, was $984,426. The remaining interests in the Fund property are owned by AEI Real Estate Fund XVII Limited Partnership, AEI Real Estate Fund XVIII Limited Partnership and AEI Income & Growth Fund XXII Limited Partnership, affiliates of the Partnership. AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP NOTES TO FINANCIAL STATEMENTS (Continued) (3) Investments in Real Estate - (Continued) Through December 31, 1998, the Partnership sold 40.7615% of its interest in the Champps Americana restaurant in Columbus, Ohio, in six separate transactions to unrelated third parties. The Partnership received total net sale proceeds of $1,383,508 which resulted in a total net gain of $341,928. The total cost and related accumulated depreciation of the interests sold was $1,087,502 and $45,922, respectively. For the nine months ended September 30, 1998, the net gain was $235,377. During the three months ended September 30, 1999, the Partnership sold 63.4768% of its interest in the Arby's restaurant in three separate transactions to unrelated third parties. The Partnership received total net sale proceeds of $657,632 which resulted in a total net gain of $163,463. The total cost and related accumulated depreciation of the interest sold was $545,697 and $51,528, respectively. Subsequent to September 30, 1999, the Partnership sold an additional 21.5614% of its interest in the ArbyOs restaurant to an unrelated third party. The Partnership received net sale proceeds of approximately $224,000 which resulted in a net gain of approximately $56,000. In September, 1999, the Partnership entered into an agreement to sell the Caribou Coffee store to an unrelated third party. On October 26, 1999, the sale closed with the Partnership receiving net sale proceeds of approximately $1,575,000 for its interest in the property, which resulted in a net gain of approximately $323,000. During the first nine months of 1999 and 1998, the Partnership distributed $19,895 and $348,252 of the net sale proceeds to the Limited and General Partners as part of their regular quarterly distributions which represented a return of capital of $0.83 and $14.47 per Limited Partnership Unit, respectively. (4) Payable to AEI Fund Management, Inc. - AEI Fund Management, Inc. performs the administrative and operating functions for the Partnership. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business. ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS Results of Operations For the nine months ended September 30, 1999 and 1998, the Partnership recognized rental income of $1,420,395 and $1,247,467, respectively. During the same periods, the Partnership earned investment income of $14,045 and $140,616, respectively. In 1999, rental income increased primarily as a result of rent received from the Champps Americana restaurants in Livonia, Michigan and Centerville, Ohio. The increase in rental income was partially offset by a decrease in investment income earned on subscription and sale proceeds prior to the purchase of the properties. ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS (Continued) Musicland Group, Inc. (MGI), the lessee of the Media Play retail store in Apple Valley, Minnesota experienced financial difficulties and was aggressively restructuring its organization. As part of the restructuring, the Partnership and MGI reached an agreement in December, 1996 in which MGI would buy out and terminate the Lease Agreement by making a payment of $800,000, which is equal to approximately two years' rent. The Partnership's share of such payment was $272,000. A specialist in commercial property leasing has been retained to locate a new tenant for the property. While the property is vacant, the Partnership is responsible for the real estate taxes and other costs required to maintain the property. As of December 31, 1997, based on an analysis of market conditions in the area, it was determined the fair value of the Partnership's interest in the Media Play was approximately $748,000. In the fourth quarter of 1997, a charge to operations for real estate impairment of $580,200 was recognized, which is the difference between the book value at December 31, 1997 of $1,328,200 and the estimated market value of $748,000. The charge was recorded against the cost of the land, building and equipment. During the nine months ended September 30, 1999 and 1998, the Partnership paid Partnership administration expenses to affiliated parties of $175,086 and $187,294, respectively. These administration expenses include costs associated with the management of the properties, processing distributions, reporting requirements and correspondence to the Limited Partners. During the same periods, the Partnership incurred Partnership administration and property management expenses from unrelated parties of $66,748 and $94,495, respectively. These expenses represent direct payments to third parties for legal and filing fees, direct administrative costs, outside audit and accounting costs, taxes, insurance and other property costs. The decrease in these expenses in 1999, when compared to 1998, is the result of expenses incurred in 1998 related to the Media Play situation discussed above. As of September 30, 1999, the Partnership's cash distribution rate was 6.5% on an annualized basis. Distributions of Net Cash Flow to the General Partners are subordinated to the Limited Partners as required in the Partnership Agreement. As a result, 99% of distributions and income were allocated to Limited Partners and 1% to the General Partners. Inflation has had a minimal effect on income from operations. The Leases contain cost of living increases which will result in an increase in rental income over the term of the Leases. Inflation also may cause the Partnership's real estate to appreciate in value. However, inflation and changing prices may also have an adverse impact on the operating margins of the properties' tenants which could impair their ability to pay rent and subsequently reduce the Partnership's Net Cash Flow available for distributions. The Year 2000 issue is the result of computer systems that use two digits rather than four to define the applicable year, which may prevent such systems from accurately processing dates ending in the Year 2000 and beyond. This could result in computer system failures or disruption of operations, including, but not limited to, an inability to process transactions, to send or receive electronic data, or to engage in routine business activities. AEI Fund Management, Inc. (AEI) performs all management services for the Partnership. In 1998, AEI completed an assessment of its computer hardware and software systems and has replaced or upgraded certain computer hardware and software using the assistance of outside vendors. AEI has received written assurance from the equipment and software manufacturers as to Year 2000 compliance. The costs associated with Year 2000 compliance have not been, and are not expected to be, material. ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS (Continued) The Partnership intends to monitor and communicate with tenants regarding Year 2000 compliance, although there can be no assurance that the systems of the various tenants will be Year 2000 compliant. Liquidity and Capital Resources During the nine months ended September 30, 1999, the Partnership's cash balances increased $350,870 mainly as a result of proceeds received from the sale of property. Net cash provided by operating activities decreased from $1,256,662 in 1998 to $1,187,823 in 1999 mainly as a result of net timing differences in the collection of payments from the lessees and the payment of expenses, which were partially offset by an increase in income and a decrease in expenses in 1999. The major components of the Partnership's cash flow from investing activities are investments in real estate and proceeds from the sale of real estate. During the nine months ended September 30, 1999 and 1998, the Partnership expended $221,884 and $2,475,090, respectively, to invest in real properties (inclusive of acquisition expenses). During the same periods, the Partnership generated cash flow from the sale of real estate of $657,632 and $862,718, respectively. On July 8, 1997, the Partnership purchased a parcel of land in Livonia, Michigan for $1,074,384. The land is leased to Champps under a Lease Agreement with a primary term of 20 years and annual rental payments of $75,207. Effective January 3, 1998, the annual rent was increased to $115,496. Simultaneously with the purchase of the land, the Partnership entered into a Development Financing Agreement under which the Partnership advanced funds to Champps for the construction of a Champps Americana restaurant on the site. Initially, the Partnership charged interest on the advances at a rate of 7.0%. Effective January 3, 1998, the interest rate was increased to 10.75%. On May 19, 1998, after the development was completed, the Lease Agreement was amended to require annual rental payments of $429,135. Total acquisition costs, including the cost of the land, were $4,150,061. On August 28, 1998, the Partnership purchased a 25% interest in a parcel of land in Centerville, Ohio for $462,747. The land is leased to Americana Dining Corporation (ADC) under a Lease Agreement with a primary term of 20 years and annual rental payments of $32,392. Effective December 25, 1998, the annual rent was increased to $48,588. Simultaneously with the purchase of the land, the Partnership entered into a Development Financing Agreement under which the Partnership advanced funds to ADC for the construction of a Champps Americana restaurant on the site. Initially, the Partnership charged interest on the advances at a rate of 7%. Effective December 25, 1998, the interest rate was increased to 10.5%. On January 27, 1999, after the development was completed, the Lease Agreement was amended to require annual rental payments of $101,365. The Partnership's share of the total acquisition costs, including the cost of the land, was $984,426. The remaining interests in the Fund property are owned by AEI Real Estate Fund XVII Limited Partnership, AEI Real Estate Fund XVIII Limited Partnership and AEI Income & Growth Fund XXII Limited Partnership, affiliates of the Partnership. Through December 31, 1998, the Partnership sold 40.7615% of its interest in the Champps Americana restaurant in Columbus, Ohio, in six separate transactions to unrelated third parties. The Partnership received total net sale proceeds of $1,383,508 which resulted in a total net gain of $341,928. The total cost and related accumulated depreciation of the interests sold was $1,087,502 and $45,922, respectively. For the nine months ended September 30, 1998, the net gain was $235,377. ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS (Continued) During the three months ended September 30, 1999, the Partnership sold 63.4768% of its interest in the Arby's restaurant in three separate transactions to unrelated third parties. The Partnership received total net sale proceeds of $657,632 which resulted in a total net gain of $163,463. The total cost and related accumulated depreciation of the interest sold was $545,697 and $51,528, respectively. Subsequent to September 30, 1999, the Partnership sold an additional 21.5614% of its interest in the ArbyOs restaurant to an unrelated third party. The Partnership received net sale proceeds of approximately $224,000 which resulted in a net gain of approximately $56,000. In September, 1999, the Partnership entered into an agreement to sell the Caribou Coffee store to an unrelated third party. On October 26, 1999, the sale closed with the Partnership receiving net sale proceeds of approximately $1,575,000 for its interest in the property, which resulted in a net gain of approximately $323,000. During the first nine months of 1999 and 1998, the Partnership distributed $19,895 and $348,252 of the net sale proceeds to the Limited and General Partners as part of their regular quarterly distributions which represented a return of capital of $0.83 and $14.47 per Limited Partnership Unit, respectively. After completion of the acquisition phase, the Partnership's primary use of cash flow is distribution and redemption payments to Partners. The Partnership declares its regular quarterly distributions before the end of each quarter and pays the distribution in the first week after the end of each quarter. The Partnership attempts to maintain a stable distribution rate from quarter to quarter. The redemption payments generally are funded with cash that would normally be paid as part of the regular quarterly distributions. As a result, total distributions and distributions payable have fluctuated from year to year due to cash used to fund redemption payments. Effective January 1, 1999, the PartnershipOs distribution rate was reduced from 7.5% to 7.0%. Effective April 1, 1999, the rate was reduced to 6.5%. As a result, distributions were higher during 1998 when compared to the same period in 1999. The Partnership may acquire Units from Limited Partners who have tendered their Units to the Partnership. Such Units may be acquired at a discount. The Partnership is not obligated to purchase in any year more than 5% of the number of Units outstanding at the beginning of the year. In no event shall the Partnership be obligated to purchase Units if, in the sole discretion of the Managing General Partner, such purchase would impair the capital or operation of the Partnership. On October 1, 1999, ten Limited Partners redeemed a total of 280.37 Partnership Units for $239,479 in accordance with the Partnership Agreement. The Partnership acquired these Units using Net Cash Flow from operations. In prior years, three Limited Partners redeemed a total of 171.1 Partnership Units for $154,021. The redemptions increase the remaining Limited Partners' ownership interest in the Partnership. The continuing rent payments from the properties, together with cash generated from property sales, should be adequate to fund continuing distributions and meet other Partnership obligations on both a short-term and long-term basis. PART II - OTHER INFORMATION ITEM 1.LEGAL PROCEEDINGS There are no material pending legal proceedings to which the Partnership is a party or of which the Partnership's property is subject. ITEM 2.CHANGES IN SECURITIES None. ITEM 3.DEFAULTS UPON SENIOR SECURITIES None. ITEM 4.SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS None ITEM 5.OTHER INFORMATION None. ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K a. Exhibits - Description 10.1 Purchase Agreement dated August 4, 1999 between the Partnership and VTA Building Company relating to the property at 2719 Zelda Road, Montgomery, Alabama. 10.2 Co-Tenancy Agreement dated August 6, 1999 between the Partnership and VTA Building Company relating to the property at 2719 Zelda Road, Montgomery, Alabama. 10.3 Purchase Agreement dated September 20, 1999 between the Partnership, AEI Institutional Net Lease Fund '93 Limited Partnership and Boulevard East, LLC relating to the property at 1531 East Boulevard, Charlotte, North Carolina. 10.4 Purchase Agreement dated September 29, 1999 between the Partnership and The Barrett Family Trust relating to the property at 2719 Zelda Road, Montgomery, Alabama. 10.5 Co-Tenancy Agreement dated October 22, 1999 between the Partnership and The Barrett Family Trust relating to the property at 2719 Zelda Road, Montgomery, Alabama. 27 Financial Data Schedule for period ended September 30, 1999. b. Reports filed on Form 8-K - None. SIGNATURES In accordance with the requirements of the Exchange Act, the Registrant has caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. Dated: November 8, 1999 AEI Income & Growth Fund XXI Limited Partnership By: AEI Fund Management XXI, Inc. Its: Managing General Partner By: /s/ Robert P. Johnson Robert P. Johnson President (Principal Executive Officer) By: /s/ Mark E. Larson Mark E. Larson Chief Financial Officer (Principal Accounting Officer)