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 September 30, 1996
or
[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934
For the transition period from to
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Commission File Number 1-10792
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PUBLIC STORAGE PROPERTIES XIV, INC.
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(Exact name of registrant as specified in its charter)
California 95-4300884
- -------------------------------- ------------------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification Number)
701 Western Avenue
Glendale, California 91201-2349
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(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (818) 244-8080
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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
--- ---
The number of shares outstanding of the Company's classes of common stock as of
September 30, 1996:
2,263,218 shares of $.01 par value Series A shares
232,762 shares of $.01 par value Series B shares
659,494 shares of $.01 par value Series C shares
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INDEX
Page
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PART I. FINANCIAL INFORMATION
Condensed Balance Sheets at September 30, 1996
and December 31, 1995 2
Condensed Statements of Income for the three
and nine months ended September 30, 1996 and 1995 3
Condensed Statement of Shareholders' Equity for the
nine months ended September 30, 1996 4
Condensed Statements of Cash Flows for the
nine months ended September 30, 1996 and 1995 5
Notes to Condensed Financial Statements 6
Management's Discussion and Analysis of
Financial Condition and Results of Operations 7-9
PART II. OTHER INFORMATION 10
PUBLIC STORAGE PROPERTIES XIV, INC.
CONDENSED BALANCE SHEETS
September 30, December 31,
1996 1995
---------------- ---------------
(Unaudited)
ASSETS
------
Cash and cash equivalents $ 1,931,000 $ 949,000
Rent and other receivables 51,000 98,000
Prepaid expenses 99,000 329,000
Real estate facilities at cost:
Building, land improvements and equipment 30,712,000 30,575,000
Land 18,712,000 18,712,000
49,424,000 49,287,000
---------------- ---------------
Less accumulated depreciation (12,839,000) (11,869,000)
---------------- ---------------
36,585,000 37,418,000
---------------- ---------------
Total assets $38,666,000 $38,794,000
================ ===============
LIABILITIES AND SHAREHOLDERS' EQUITY
------------------------------------
Accounts payable $ 717,000 $ 824,000
Dividends payable 849,000 863,000
Advance payments from renters 316,000 322,000
Shareholders' equity:
Series A common, $.01 par value,
3,569,024 shares authorized.
2,263,218 shares issued and
outstanding (2,304,218 shares
issued and outstanding in 1995) 23,000 23,000
Convertible Series B common, $.01 par
value, 232,762 shares
authorized, issued and outstanding 2,000 2,000
Convertible Series C common, $.01 par
value, 659,494 shares
authorized, issued and outstanding 7,000 7,000
Paid-in-capital 40,170,000 40,941,000
Cumulative income 31,184,000 27,859,000
Cumulative distributions (34,602,000) (32,047,000)
---------------- ---------------
Total shareholders' equity 36,784,000 36,785,000
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Total liabilities and shareholders' equity $38,666,000 $38,794,000
================ ===============
See accompanying notes.
2
PUBLIC STORAGE PROPERTIES XIV, INC.
CONDENSED STATEMENTS OF INCOME
(UNAUDITED)
Three Months Ended Nine Months Ended
September 30, September 30,
--------------------------------- ---------------------------------
1996 1995 1996 1995
------------- ---------------- ------------- ---------------
REVENUES:
Rental income $2,259,000 $2,153,000 $6,570,000 $6,335,000
Interest income 16,000 14,000 29,000 42,000
------------- ---------------- ------------- ---------------
2,275,000 2,167,000 6,599,000 6,377,000
------------- ---------------- ------------- ---------------
COSTS AND EXPENSES:
Cost of operations 505,000 488,000 1,702,000 1,624,000
Management fees paid to affiliates 120,000 125,000 345,000 368,000
Depreciation 364,000 354,000 1,059,000 1,046,000
Administrative 63,000 70,000 168,000 188,000
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1,052,000 1,037,000 3,274,000 3,226,000
------------- ---------------- ------------- ---------------
NET INCOME $1,223,000 $1,130,000 $3,325,000 $3,151,000
============= ================ ============= ===============
Earnings per share:
Primary - Series A $0.51 $0.45 $1.36 $1.23
============= ================ ============= ===============
Fully diluted - Series A $0.39 $0.34 $1.05 $0.96
============= ================ ============= ===============
Dividends declared per share:
Series A $0.34 $0.34 $1.02 $1.02
============= ================ ============= ===============
Series B $0.34 $0.34 $1.02 $1.02
============= ================ ============= ===============
Weighted average common
shares outstanding:
Primary - Series A 2,268,518 2,348,051 2,277,807 2,378,551
============= ================ ============= ===============
Fully diluted - Series A 3,160,774 3,240,307 3,170,063 3,270,807
============= ================ ============= ===============
See accompanying notes.
3
Public Storage Properties XIV, Inc.
Condensed Statement of Shareholders' Equity
(Unaudited)
Convertible Convertible
Series A Series B Series C Paid-in
Shares Amount Shares Amount Shares Amount Capital
------ ------ ------ ------ ------ ------ ---------
Balances at December 31, 1995 2,304,218 $23,000 232,762 $2,000 659,494 $7,000 $40,941,000
Net income - - - - - - -
Repurchase of shares (41,000) - - - - - (771,000)
Cash distributions declared:
$1.02 per share - Series A - - - - - - -
$1.02 per share - Series B - - - - - - -
-------- --------- -------- ------- ------- -------- -----------
Balances at September 30, 1996 2,263,218 $23,000 232,762 $2,000 659,494 $7,000 $40,170,000
========= ========== ======== ======= ======= ======== ===========
Public Storage Properties XIV, Inc.
Condensed Statement of Shareholders' Equity
(Unaudited)
Cumulative Total
Net Cumulative Shareholders'
Income Distributions Equity
----------- ------------- ---------------
Balances at December 31, 1995 $27,859,000 ($32,047,000) $36,785,000
Net income 3,325,000 - 3,325,000
Repurchase of shares - - (771,000)
Cash distributions declared:
$1.02 per share - Series A - (2,318,000) (2,318,000)
$1.02 per share - Series B - (237,000) (237,000)
------------ -------------- ----------------
Balances at September 30, 1996 $31,184,000 ($34,602,000) $36,784,000
============ ============== ================
See accompanying notes.
4
PUBLIC STORAGE PROPERTIES XIV, INC.
CONDENSED STATEMENTS OF CASH FLOWS
(UNAUDITED)
Nine Months Ended
September 30,
----------------------------------------
1996 1995
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Cash flows from operating activities:
Net income $3,325,000 $3,151,000
Adjustments to reconcile net income to net cash
provided by operating activities:
Depreciation 1,059,000 1,046,000
Decrease (increase) in rent and other receivables 47,000 (13,000)
Increase in prepaid expenses (18,000) -
Amortization of prepaid management fees 248,000 -
(Decrease) increase in accounts payable (107,000) 150,000
Decrease in advance payments from renters (6,000) (6,000)
-------------------- ---------------
Total adjustments 1,223,000 1,177,000
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Net cash provided by operating activities 4,548,000 4,328,000
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Cash flows from investing activities:
Additions to real estate facilities (226,000) (128,000)
-------------------- ---------------
Net cash used in investing activities (226,000) (128,000)
-------------------- ---------------
Cash flows from financing activities:
Distributions paid to shareholders (2,569,000) (2,684,000)
Purchase of Company Series A common stock (771,000) (1,467,000)
-------------------- ---------------
Net cash used in financing activities (3,340,000) (4,151,000)
-------------------- ---------------
Net increase in cash and cash equivalents 982,000 49,000
Cash and cash equivalents at the beginning of the period 949,000 1,540,000
-------------------- ---------------
Cash and cash equivalents at the end of the period $1,931,000 $1,589,000
==================== ===============
See accompanying notes.
5
PUBLIC STORAGE PROPERTIES XIV, INC.
NOTES TO CONDENSED FINANCIAL STATEMENTS
(UNAUDITED)
1. The accompanying unaudited condensed 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 financial statements should be
read in conjunction with the financial statements and related notes
appearing in the Company's Form 10-K for the year ended December 31, 1995.
2. In the opinion of management, the accompanying unaudited condensed
financial statements reflect all adjustments, consisting of only normal
accruals, necessary to present fairly the Company's financial position at
September 30, 1996 and December 31, 1995, the results of its operations for
the three and nine months ended September 30, 1996 and 1995 and its cash
flows for the nine months then ended.
3. The results of operations for the three and nine months ended September 30,
1996 are not necessarily indicative of the results expected for the full
year.
4. In March 1996, the Company obtained an unsecured revolving credit facility
with a bank for borrowings up to $2,500,000. Outstanding borrowings on the
credit facility which, at the Company's option, bear interest at either the
bank's prime rate plus .25% or the bank's LIBOR rate plus 2.25%, will
convert to a term loan on December 31, 1998. Interest is payable monthly.
Commencing on January 31, 1999, principal will be payable monthly in eleven
installments equal to one forty-eighth of the outstanding principal amount
of the line of credit on December 31, 1998. On December 31, 1999, the
remaining unpaid principal and interest is due and payable. There was no
outstanding balance on the credit facility at September 30, 1996.
5. In 1995, the Company prepaid eight months of 1996 management fees at a
total cost of $248,000. The amount has been expensed as management fees
paid to affiliate during the nine months ended September 30, 1996.
6
PUBLIC STORAGE PROPERTIES XIV, INC.
MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following is management's discussion and analysis of certain
significant factors occurring during the periods presented in the accompanying
Condensed Financial Statements.
RESULTS OF OPERATIONS.
- ----------------------
The Company's net income for the nine months ended September 30, 1996 and
1995 was $3,325,000 and $3,151,000, respectively, representing an increase of
$174,000 or 5%. Net income was $1,223,000 and $1,130,000 for the three months
ended September 30, 1996 and 1995, respectively, representing an increase of
$93,000 or 8%. These increases are primarily the result of increases in property
net operating income (rental income less cost of operations, management fees
paid to affiliates and depreciation expense).
Rental income for the nine months ended September 30, 1996 and 1995 was
$6,570,000 and $6,335,000, respectively, representing an increase of $235,000 or
4%. Rental income for the three months ended September 30, 1996 and 1995 was
$2,259,000 and $2,153,000, respectively, representing an increase of $106,000 or
5%. The Company's mini-warehouse operations showed increases in rental income of
$234,000 and $88,000 for the nine and three months ended September 30, 1996,
respectively, compared to the same periods in 1995, primarily due to an increase
in rental rates and occupancy levels. The Company's business park operations
also showed increases in rental income for the three and nine months ended
September 30, 1996 over 1995. The increase in rental income from business park
operations was generated by the Company's San Francisco, California business
park due to an increase in rental rates. The Company's Torrance, California
business park showed a decline in rental income for the nine months ended
September 30, 1996 over 1995 due primarily to a decrease in occupancy levels.
The Company's mini-warehouse operations had weighted average occupancy
levels of 94% and 93% for the nine month periods ended September 30, 1996 and
1995, respectively. The Company's business park operations had weighted average
occupancy levels of 93% and 96% for the nine month periods ended September 30,
1996 and 1995, respectively.
Cost of operations (including management fees paid to affiliates and
depreciation expense) for the nine months ended September 30, 1996 and 1995 was
$3,106,000 and $3,038,000, respectively, representing an increase of $68,000 or
2%. Cost of operations for the three months ended September 30, 1996 and 1995
was $989,000 and $967,000, respectively, representing an increase of $22,000 or
2%. These increases are primarily attributable to increases in payroll expense,
advertising and repairs and maintenance costs. The increase in repairs and
maintenance costs is primarily due to an increase in snow removal costs
associated with higher than normal snow levels experienced at the Company's
mini-warehouse properties in the eastern states offset by a decrease in costs
associated with storm damage sustained in early 1995 at the Company's Torrance,
California business park. The increase in repairs and maintenance costs for the
three months ended September 30, 1996 over 1995 is mainly due to an increase in
landscaping costs.
7
In 1995, the Company prepaid eight months of 1996 management fees on its
mini-warehouse operations (based on the management fees for the comparable
period during the calendar year immediately preceding the prepayment) discounted
at the rate of 14% per year to compensate for early payment. The Company has
expensed the prepaid management fees. The amount is included in management fees
paid to affiliates in the condensed statements of income. As a result of the
prepayment, the Company saved approximately $37,000 in management fees, based on
the management fees that would have been payable on rental income generated in
the nine months ended September 30, 1996 compared to the amount prepaid.
LIQUIDITY AND CAPITAL RESOURCES.
- --------------------------------
Cash flows from operating activities ($4,548,000 in 1996) and cash reserves
were sufficient to meet all current obligations and distributions of the Company
during the nine months ended September 30, 1996. Management expects cash flows
from operating activities will be sufficient to fund capital expenditures and
quarterly distributions.
In March 1996, the Company obtained an unsecured revolving credit facility
with a bank for borrowings up to $2,500,000. Outstanding borrowings on the
credit facility which, at the Company's option, bear interest at either the
bank's prime rate plus .25% or the bank's LIBOR rate plus 2.25%, will convert to
a term loan on December 31, 1998. Interest is payable monthly. Commencing on
January 31, 1999, principal will be payable monthly in eleven installments equal
to one-forty eighth of the outstanding principal amount of the line of credit on
December 31, 1998. On December 31, 1999, the remaining unpaid principal and
interest is due and payable. There was no outstanding balance on the credit
facility at September 30, 1996.
On November 12, 1996, the Company's Board of Directors declared a regular
quarterly distribution per share of $0.34 payable on January 15, 1997 to
shareholders of record on December 31, 1996.
The Company's Board of Directors has authorized the Company to purchase up
to 600,000 shares of Series A common stock. As of September 30, 1996, the
Company had repurchased 413,550 shares of Series A common stock, of which 41,000
were purchased in 1996.
The Company has elected and intends to continue to qualify as a real estate
investment trust ("REIT") for federal income tax purposes. As a REIT, the
Company must meet, among other tests, sources of income, share ownership, and
certain asset tests. The Company is not taxed on that portion of its taxable
income which is distributed to its shareholders provided that at least 95% of
its taxable income is so distributed to its shareholders prior to filing of the
Company's tax return. The primary difference between book income and taxable
income is depreciation expense. In 1995, the Company's federal tax depreciation
was $1,480,000.
The bylaws of the Company provide that, during 1997, unless shareholders
have previously approved such a proposal, the shareholders will be presented
with a proposal to approve or disapprove (a) the sale or financing of all or
substantially all of the properties and (b) the distribution of the proceeds
from such transaction and, in the case of a sale, the liquidation of the
Company.
8
SUPPLEMENTAL INFORMATION.
- -------------------------
The Company's funds from operations ("FFO") is defined generally by the
National Association of Real Estate Investment Trusts as net income before loss
on early extinguishment of debt and gain on disposition of real estate, plus
depreciation and amortization. FFO for the nine months ended September 30, 1996
and 1995 was $4,384,000 and $4,197,000, respectively. FFO for the three months
ended September 30, 1996 and 1995 was $1,587,000 and $1,484,000, respectively.
FFO is a supplemental performance measure for equity Real Estate Investment
Trusts used by industry analysts. FFO does not take into consideration principal
payments on debt, capital improvements, distributions and other obligations of
the Company. The only depreciation or amortization that is added to income to
derive FFO is depreciation and amortization directly related to physical real
estate. All depreciation and amortization reported by the Company relates to
physical real estate and does not include any depreciation or amortization
related to goodwill, deferred financing costs or other intangibles. FFO is not a
substitute for the Company's net cash provided by operating activities or net
income computed in accordance with generally accepted accounting principles, as
a measure of liquidity or operating performance.
9
PART II. OTHER INFORMATION
ITEMS 1 through 5 are inapplicable.
ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K.
---------------------------------
(A) EXHIBITS: The following exhibit is included herein:
(27) Financial Data Schedule
(B) REPORTS ON 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: November 13, 1996
PUBLIC STORAGE PROPERTIES XIV, INC.
BY: /s/ Ronald L. Havner, Jr.
-------------------------
Ronald L. Havner, Jr.
Senior Vice President and
Chief Financial Officer
10