UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
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FORM 10-Q
(Mark One)
[ X ] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
--- EXCHANGE ACT OF 1934
For the quarterly period ended September 29, 2003
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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: 0-18405
American Tax Credit Properties II L.P.
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(Exact name of Registrant as specified in its charter)
Delaware 13-3495678
- ------------------------------- -------------------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
Richman Tax Credit Properties II L.P.
599 West Putnam Avenue, 3rd Floor
Greenwich, Connecticut 06830
- -------------------------------------- ---------
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (203) 869-0900
--------------
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 filing requirements
for the past 90 days.
Yes X No .
----- -----
AMERICAN TAX CREDIT PROPERTIES II L.P.
PART I - FINANCIAL INFORMATION
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Item 1. Financial Statements
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Table of Contents Page
- ----------------- ----
Balance Sheets............................................................3
Statements of Operations..................................................4
Statements of Cash Flows..................................................5
Notes to Financial Statements.............................................7
2
AMERICAN TAX CREDIT PROPERTIES II L.P.
BALANCE SHEETS
(UNAUDITED)
September 29, March 30,
Notes 2003 2003
----- ------------ ------------
ASSETS
Cash and cash equivalents $ 382,560 $ 775,452
Investments in bonds 2 2,547,528 2,513,779
Investment in local partnerships 3 6,812,915 7,532,015
Interest receivable 30,805 31,514
------------ ------------
$ 9,773,808 $ 10,852,760
============ ============
LIABILITIES AND PARTNERS' EQUITY (DEFICIT)
Liabilities
Accounts payable and accrued expenses $ 617,526 $ 726,724
Payable to general partner and affiliates 1,169,297 996,159
Other liabilities 20,600 20,600
------------ ------------
1,807,423 1,743,483
------------ ------------
Commitments and contingencies 3
Partners' equity (deficit)
General partner (415,061) (403,451)
Limited partners (55,746 units of
limited partnership interest outstanding) 8,186,104 9,335,491
Accumulated other comprehensive income, net 2 195,342 177,237
------------ ------------
7,966,385 9,109,277
------------ ------------
$ 9,773,808 $ 10,852,760
============ ============
See Notes to Financial Statements.
3
AMERICAN TAX CREDIT PROPERTIES II L.P.
STATEMENTS OF OPERATIONS
(UNAUDITED)
Three Months Six Months Three Months Six Months
Ended Ended Ended Ended
September 29, September 29, September 29, September 29,
Notes 2003 2003 2002 2002
----- ------------- ------------ ------------ ------------
REVENUE
Interest $ 39,410 $ 77,894 $ 49,195 $ 90,513
Other income from local partnerships 3 6,127 6,515 32,272
----------- ----------- ----------- -----------
TOTAL REVENUE 45,537 84,409 49,195 122,785
----------- ----------- ----------- -----------
EXPENSES
Administration fees 73,603 147,208 74,830 149,653
Management fees 73,603 147,208 74,830 149,653
Professional fees 31,465 61,000 15,496 18,091
State of New Jersey filing fee 20,609 41,218
Printing, postage and other 364 14,623 3,431 11,179
----------- ----------- ----------- -----------
TOTAL EXPENSES 199,644 411,257 168,587 328,576
----------- ----------- ----------- -----------
Loss from operations (154,107) (326,848) (119,392) (205,791)
Equity in loss of investment in
local partnerships 3 (424,191) (834,149) (121,604) (318,311)
----------- ----------- ----------- -----------
Loss prior to gain on disposal
of local partnership interest (578,298) (1,160,997) (240,996) (524,102)
Gain on disposal of local
partnership interest 3 732,000
----------- ----------- ----------- -----------
NET INCOME (LOSS) (578,298) (1,160,997) (240,996) 207,898
Other comprehensive income (loss) 2 (19,417) 18,105 57,776 128,624
----------- ----------- ----------- -----------
COMPREHENSIVE INCOME (LOSS) $ (597,715) $(1,142,892) $ (183,220) $ 336,522
=========== =========== =========== ===========
NET INCOME (LOSS)
ATTRIBUTABLE TO
General partner $ (5,783) $ (11,610) $ (2,410) $ 2,079
Limited partners (572,515) (1,149,387) (238,586) 205,819
----------- ----------- ----------- -----------
$ (578,298) $(1,160,997) $ (240,996) $ 207,898
=========== =========== =========== ===========
NET INCOME (LOSS) per unit of
limited partnership interest
(55,746 units of limited
partnership interest) $ (10.27) $ (20.62) $ (4.28) $ 3.69
=========== =========== =========== ===========
See Notes to Financial Statements.
4
AMERICAN TAX CREDIT PROPERTIES II L.P.
STATEMENTS OF CASH FLOWS
SIX MONTHS ENDED SEPTEMBER 29, 2003 AND 2002
(UNAUDITED)
2003 2002
--------- ---------
CASH FLOWS FROM OPERATING ACTIVITIES
Interest received $ 60,894 $ 79,708
Cash used for local partnerships for deferred
expenses (7,000)
Cash paid for
administration fees (16,520) (28,956)
management fees (104,758) (104,758)
professional fees (87,762) (62,769)
State of New Jersey filing fee (123,654)
printing, postage and other expenses (14,623) (14,710)
--------- ---------
Net cash used in operating activities (286,423) (138,485)
--------- ---------
CASH FLOWS FROM INVESTING ACTIVITIES
Investment in local partnerships (126,629) (110,701)
Cash distributions from local partnerships 18,095 889,880
Maturities/redemptions and sales of bonds 2,065 4,173
--------- ---------
Net cash provided by (used in) investing
activities (106,469) 783,352
--------- ---------
Net increase (decrease) in cash and cash
equivalents (392,892) 644,867
Cash and cash equivalents at beginning of period 775,452 10,520
--------- ---------
CASH AND CASH EQUIVALENTS AT END OF PERIOD $ 382,560 $ 655,387
========= =========
SIGNIFICANT NON-CASH INVESTING ACTIVITIES
Unrealized gain on investments in bonds, net $ 18,105 $ 128,624
========= =========
- --------------------------------------------------------------------------------
See reconciliation of net income (loss) to net cash used in operating activities
on page 6.
See Notes to Financial Statements.
5
AMERICAN TAX CREDIT PROPERTIES II L.P.
STATEMENTS OF CASH FLOWS - (Continued)
SIX MONTHS ENDED SEPTEMBER 29, 2003 AND 2002
(UNAUDITED)
2003 2002
----------- -----------
RECONCILIATION OF NET INCOME (LOSS) TO NET CASH
USED IN OPERATING ACTIVITIES
Net income (loss) $(1,160,997) $ 207,898
Adjustments to reconcile net income (loss) to net
cash used in operating activities
Equity in loss of investment in local partnerships 834,149 318,311
Distributions from local partnerships
classified as other income (6,515) (32,272)
Gain on disposal of local partnership interest (732,000)
Amortization of net premium on investments in bonds 1,779 2,178
Accretion of zero coupon bonds (19,488) (19,595)
Decrease in interest receivable 709 6,612
Increase in payable to general partner and affiliates 173,138 165,592
Decrease in accounts payable and accrued expenses (109,198) (48,209)
Decrease in other liabilities (7,000)
----------- -----------
NET CASH USED IN OPERATING ACTIVITIES $ (286,423) $ (138,485)
=========== ===========
See Notes to Financial Statements.
6
AMERICAN TAX CREDIT PROPERTIES II L.P.
NOTES TO FINANCIAL STATEMENTS
SEPTEMBER 29, 2003
(UNAUDITED)
1. Basis of Presentation
The accompanying unaudited financial statements have been prepared in
accordance with accounting principles generally accepted in the United States
of America for interim financial information. They do not include all
information and footnotes required by accounting principles generally
accepted in the United States of America for complete financial statements.
The results of operations are impacted significantly by the combined results
of operations of the Local Partnerships, which are provided by the Local
Partnerships on an unaudited basis during interim periods. Accordingly, the
accompanying financial statements are dependent on such unaudited
information. In the opinion of the General Partner, the financial statements
include all adjustments necessary to present fairly the financial position as
of September 29, 2003 and the results of operations and cash flows for the
interim periods presented. All adjustments are of a normal recurring nature.
The results of operations for the three and six month periods ended September
29, 2003 are not necessarily indicative of the results that may be expected
for the entire year.
2. Investments in Bonds
As of September 29, 2003 certain information concerning investments in bonds
is as follows:
Gross Gross
Amortized unrealized unrealized Estimated
Description and maturity cost gains losses fair value
------------------------ --------- ---------- ---------- ----------
Corporate debt securities
Within one year $ 200,234 $ 6,482 $ -- $ 206,716
After one year through five years 1,451,122 113,904 -- 1,565,026
---------- ---------- --------- ----------
1,651,356 120,386 -- 1,771,742
---------- ---------- --------- ----------
U.S. Treasury debt securities
After one year through five years 698,043 74,940 -- 772,983
---------- ---------- --------- ----------
U.S. government and agency securities
After one year through five years 2,787 16 -- 2,803
---------- ---------- --------- ----------
$2,352,186 $ 195,342 $ -- $2,547,528
========== ========== ========== ==========
7
AMERICAN TAX CREDIT PROPERTIES II L.P.
NOTES TO FINANCIAL STATEMENTS - (Continued)
SEPTEMBER 29, 2003
(UNAUDITED)
3. Investment in Local Partnerships
The Partnership originally acquired limited partnership interests in Local
Partnerships representing capital contributions in the aggregate amount of
$46,577,776, which amount includes advances made to certain Local
Partnerships. As of June 30, 2003, the Local Partnerships have outstanding
mortgage loans payable totaling approximately $85,020,000 and accrued
interest payable on such loans totaling approximately $7,876,000, which are
secured by security interests and liens common to mortgage loans on the Local
Partnerships' real property and other assets.
For the six months ended September 29, 2003, the investment in local
partnerships activity consists of the following:
Investment in local partnerships as of March $ 7,532,015
30, 2003
Advances to Local Partnerships 126,629
Equity in loss of investment in local partnerships (834,149)*
Cash distributions received from Local Partnerships (18,095)
Cash distributions classified as other income
from local partnerships 6,515
-----------
Investment in local partnerships as of
September 29, 2003 $ 6,812,915
===========
*Equity in loss of investment in local partnerships is limited to the
Partnership's investment balance in each Local Partnership; any excess is
applied to other partners' capital in any such Local Partnership. The amount
of such excess losses applied to other partners' capital was $1,340,892 for
the six months ended June 30, 2003 as reflected in the combined statement of
operations of the Local Partnerships reflected herein Note 3.
The combined unaudited balance sheets of the Local Partnerships as of June
30, 2003 and December 31, 2002 and the combined unaudited statements of
operations of the Local Partnerships for the three and six month periods
ended June 30, 2003 and 2002 are reflected on pages 9 and 10, respectively.
8
AMERICAN TAX CREDIT PROPERTIES II L.P.
NOTES TO FINANCIAL STATEMENTS - (Continued)
SEPTEMBER 29, 2003
(UNAUDITED)
3. Investment in Local Partnerships (continued)
The combined balance sheets of the Local Partnerships as of June 30, 2003 and
December 31, 2002 are as follows:
June 30, December 31,
2003 2002
------------- ------------
ASSETS
Cash and cash equivalents $ 1,377,244 $ 1,820,263
Rents receivable 484,904 426,140
Escrow deposits and reserves 6,400,686 6,047,039
Land 3,930,673 3,930,673
Buildings and improvements (net of
accumulated depreciation of $67,256,797
and $64,933,253) 76,600,717 78,780,411
Intangible assets (net of accumulated
amortization of $1,461,286 and $1,382,176) 1,295,444 1,327,698
Other assets 1,549,324 1,425,671
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$ 91,638,992 $ 93,757,895
============= =============
LIABILITIES AND PARTNERS' EQUITY (DEFICIT)
Liabilities
Accounts payable and accrued expenses $ 2,265,567 $ 2,014,029
Due to related parties 4,041,557 3,805,439
Mortgage loans 85,020,253 85,746,594
Notes payable 1,209,193 1,259,422
Accrued interest 7,875,974 7,515,988
Other liabilities 814,594 700,106
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101,227,138 101,041,578
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Partners' equity (deficit)
American Tax Credit Properties II L.P.
Capital contributions, net of distributions 44,890,761 44,786,623
Cumulative loss (36,945,573) (36,111,424)
------------- -------------
7,945,188 8,675,199
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General partners and other limited partners
Capital contributions, net of distributions 3,046,840 3,072,216
Cumulative loss (20,580,174) (19,031,098)
------------- -------------
(17,533,334) (15,958,882)
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(9,588,146) (7,283,683)
------------- -------------
$ 91,638,992 $ 93,757,895
============= =============
9
AMERICAN TAX CREDIT PROPERTIES II L.P.
NOTES TO FINANCIAL STATEMENTS - (Continued)
SEPTEMBER 29, 2003
(UNAUDITED)
3. Investment in Local Partnerships (continued)
The combined statements of operations of the Local Partnerships for the three
and six month periods ended June 30, 2003 and 2002 are as follows:
Three Months Six Months Three Months Six Months
Ended Ended Ended Ended
June 30, June 30, June 30, June 30,
2003 2003 2002 2002
------------ ----------- ----------- -----------
REVENUE
Rental $ 5,424,321 $ 10,856,558 $ 5,345,539 $ 10,758,082
Interest and other 132,008 269,993 173,489 328,358
------------ ------------ ------------ ------------
Total Revenue 5,556,329 11,126,551 5,519,028 11,086,440
------------ ------------ ------------ ------------
EXPENSES
Administrative 909,783 1,857,754 904,672 1,808,272
Utilities 812,722 1,946,839 758,957 1,715,838
Operating and maintenance 1,477,095 2,697,218 1,227,901 2,387,207
Taxes and insurance 816,819 1,659,425 721,174 1,416,647
Financial 1,493,719 2,944,824 1,600,166 3,138,719
Depreciation and amortization 1,181,901 2,403,716 1,203,345 2,413,918
------------ ------------ ------------ ------------
Total Expenses 6,692,039 13,509,776 6,416,215 12,880,601
------------ ------------ ------------ ------------
LOSS FROM OPERATIONS BEFORE
GAIN ON SALE OF PROPERTY
(1,135,710) (2,383,225) (897,187) (1,794,161)
Gain on sale of property 964,614 964,614
------------ ------------ ------------ ------------
NET INCOME (LOSS) $ (1,135,710) $ (2,383,225) $ 67,427 $ (829,547)
============ ============ ============ ============
NET INCOME (LOSS)
ATTRIBUTABLE TO
American Tax Credit $ (424,191) $ (834,149) $ (121,604) $ (318,311)
Properties II L.P.
General partners and
other limited partners,
which includes $964,414 of
specially allocated revenue
to a certain general partner
for the three and six month
periods ended June 30, 2002,
and $595,729, $1,340,892,
$699,910 and $1,301,615 of
Partnership loss in excess
of investment (711,519) (1,549,076) 189,031 (511,236)
------------ ------------ ------------ ------------
$ (1,135,710) $ (2,383,225) $ 67,427 $ (829,547)
============ ============ ============ ============
The combined results of operations of the Local Partnerships for the three
and six month periods ended June 30, 2003 are not necessarily indicative of
the results that may be expected for an entire operating period.
10
AMERICAN TAX CREDIT PROPERTIES II L.P.
NOTES TO FINANCIAL STATEMENTS - (Continued)
SEPTEMBER 29, 2003
(UNAUDITED)
3. Investment in Local Partnerships (continued)
Effective October 1, 1998, in an attempt to avoid potential adverse tax
consequences, the Partnership and the local general partners of 2000-2100
Christian Street Associates ("2000 Christian Street") and Christian Street
Associates Limited Partnership ("Christian Street") agreed to equally share
the funding of operating deficits through June 30, 2000 in the case of
Christian Street and through September 30, 2000 in the case of 2000 Christian
Street (the respective "Funding Agreements"). The Funding Agreements have
been extended through December 31, 2004. Under the terms of the Funding
Agreements, the Partnership has advanced $358,488 as of September 29, 2003,
of which $67,338 was advanced during the six months then ended. Such advances
have been recorded as investment in local partnerships and have been offset
by additional equity in loss of investment in local partnerships.
The Partnership advanced $29,291 during the six months ended September 29,
2003 to College Avenue Apartments Limited Partnership to fund operating
deficits. Cumulative advances as of September 29, 2003 are $57,081. Such
advances have been recorded as investment in local partnerships and have been
offset by additional equity in loss of investment in local partnerships.
The Partnership advanced $30,000 during the six months ended September 29,
2003 to Ann Ell Apartments Associates Limited to fund operating deficits.
Cumulative advances as of September 29, 2003 are $469,545. Such advances have
been recorded as investment in local partnerships and have been offset by
additional equity in loss of investment in local partnerships.
4. Additional Information
Additional information, including the audited March 30, 2003 Financial
Statements and the Organization, Purpose and Summary of Significant
Accounting Policies, is included in the Partnership's Annual Report on Form
10-K for the fiscal year ended March 30, 2003 on file with the Securities and
Exchange Commission.
11
AMERICAN TAX CREDIT PROPERTIES II L.P.
Item 2. Management's Discussion and Analysis of Financial Condition and Results
of Operations
-----------------------------------------------------------------------
Material Changes in Financial Condition
- ---------------------------------------
As of September 29, 2003, American Tax Credit Properties II L.P. (the
"Registrant") has not experienced a significant change in financial condition as
compared to March 30, 2003. Principal changes in assets are comprised of
periodic transactions and adjustments and anticipated equity in loss from
operations of the local partnerships (the "Local Partnerships") which own
low-income multifamily residential complexes (the "Properties") which qualify
for the low-income tax credit in accordance with Section 42 of the Internal
Revenue Code (the "Low-income Tax Credit"). During the six months ended
September 29, 2003, Registrant received cash from interest revenue,
maturities/redemptions and sales of bonds and distributions from Local
Partnerships and utilized cash for operating expenses and advances to certain
Local Partnerships (see Local Partnership Matters below). Cash and cash
equivalents and investments in bonds decreased, in the aggregate, by
approximately $359,000 during the six months ended September 29, 2003 (which
includes a net unrealized gain on investments in bonds of approximately $18,000,
amortization of net premium on investments in bonds of approximately $2,000 and
accretion of zero coupon bonds of approximately $19,000). Notwithstanding
circumstances that may arise in connection with the Properties, Registrant does
not expect to realize significant gains or losses on its investments in bonds,
if any. During the six months ended September 29, 2003, the investment in local
partnerships decreased as a result of Registrant's equity in the Local
Partnerships' net loss for the six months ended June 30, 2003 of $834,149 and
cash distributions received from Local Partnerships of $11,580 (exclusive of
distributions from Local Partnerships of $6,515 classified as other income),
partially offset by advances to Local Partnerships of $126,629 (see discussion
below under Local Partnership Matters). Accounts payable and accrued expenses
includes deferred administration fees of $568,740, and payable to general
partner represents deferred administration and management fees in the
accompanying balance sheet as of September 29, 2003.
Results of Operations
- ---------------------
Registrant's operating results are dependent upon the operating results of the
Local Partnerships and are significantly impacted by the Local Partnerships'
policies. In addition, the operating results herein are not necessarily the same
for tax reporting. Registrant accounts for its investment in local partnerships
in accordance with the equity method of accounting. Accordingly, the investment
is carried at cost and is adjusted for Registrant's share of each Local
Partnership's results of operations and by cash distributions received. Equity
in loss of each investment in Local Partnership allocated to Registrant is
recognized to the extent of Registrant's investment balance in each Local
Partnership. Equity in loss in excess of Registrant's investment balance in a
Local Partnership is allocated to other partners' capital in any such Local
Partnership. As a result, the reported equity in loss of investment in local
partnerships is expected to decrease as Registrant's investment balances in the
respective Local Partnerships become zero. However, the combined statements of
operations of the Local Partnerships reflected in Note 3 to Registrant's
financial statements include the operating results of all Local Partnerships,
irrespective of Registrant's investment balances.
Cumulative losses and cash distributions in excess of investment in local
partnerships may result from a variety of circumstances, including a Local
Partnership's accounting policies, subsidy structure, debt structure and
operating deficits, among other things. In addition, the carrying value of
Registrant's investment in local partnerships may be reduced if the book value
(the "Local Partnership Carrying Value") is considered to exceed the estimated
value derived by management. Accordingly, cumulative losses and cash
distributions in excess of the investment or an adjustment to a Local
Partnership's Carrying Value are not necessarily indicative of adverse operating
results of a Local Partnership. See discussion below under Local Partnership
Matters regarding certain Local Partnerships currently operating below economic
break even levels.
Registrant's operations for the three months ended September 29, 2003 and 2002
resulted in a net loss of $578,298 and $240,996, respectively. The increase in
net loss is primarily attributable to (i) an increase in equity in loss of
investment in local partnerships of approximately $303,000, which increase is
primarily the result of an increase in the net operating losses of certain Local
Partnerships in which Registrant continues to have an investment balance, (ii)
the filing fee charged to partnerships in the State of New Jersey in fiscal 2004
of approximately $21,000 and (iii) additional professional fees incurred in
connection with Local Partnership matters. Other comprehensive income (loss) for
the three months ended September 29, 2003 and 2002 resulted from a net
unrealized gain (loss) on investments in bonds of $(19,417) and $57,776,
respectively.
12
AMERICAN TAX CREDIT PROPERTIES II L.P.
Item 2. Management's Discussion and Analysis of Financial Condition and Results
of Operations (continued)
-----------------------------------------------------------------------
The Local Partnerships' loss from operations of approximately $1,136,000 for the
three months ended June 30, 2003 was attributable to rental and other revenue of
approximately $5,556,000, exceeded by operating and interest expense (including
interest on non-mandatory debt) of approximately $5,510,000 and approximately
$1,182,000 of depreciation and amortization expense. The Local Partnerships'
loss from operations of approximately $897,000 for the three months ended June
30, 2002 was attributable to rental and other revenue of approximately
$5,519,000, exceeded by operating and interest expense (including interest on
non-mandatory debt) of approximately $5,213,000 and approximately $1,203,000 of
depreciation and amortization expense. The results of operations of the Local
Partnerships for the three months ended June 30, 2003 are not necessarily
indicative of the results that may be expected in future periods.
Registrant's operations for the six months ended September 29, 2003 and 2002
resulted in net income (loss) of $(1,160,997) and $207,898, respectively. The
increase in net loss is primarily attributable to (i) gain on disposal of local
partnership interest of $732,000 in connection with Forest Village Housing
Partnership in fiscal 2002, (ii) an increase in equity in loss of investment in
local partnerships of approximately $516,000, which increase is primarily the
result of an increase in the net operating losses of certain Local Partnerships
in which Registrant continues to have an investment balance, (iii) the filing
fee charged to partnerships in the State of New Jersey in fiscal 2004 of
approximately $41,000, (iv) a decrease in other income from local partnerships
of approximately $26,000 and (v) additional professional fees incurred in
connection with Local Partnership matters. Other comprehensive income for the
six months ended September 29, 2003 and 2002 resulted from a net unrealized gain
on investments in bonds of $18,105 and $128,624, respectively.
The Local Partnerships' loss from operations of approximately $2,383,000 for the
six months ended June 30, 2003 was attributable to rental and other revenue of
approximately $11,127,000, exceeded by operating and interest expense (including
interest on non-mandatory debt) of approximately $11,106,000 and approximately
$2,404,000 of depreciation and amortization expense. The Local Partnerships'
loss from operations of approximately $1,794,000 for the six months ended June
30, 2002 was attributable to rental and other revenue of approximately
$11,086,000, exceeded by operating and interest expense (including interest on
non-mandatory debt) of approximately $10,466,000 and approximately $2,414,000 of
depreciation and amortization expense. The results of operations of the Local
Partnerships for the six months ended June 30, 2003 are not necessarily
indicative of the results that may be expected in future periods.
Local Partnership Matters
- -------------------------
Registrant's primary objective is to provide Low-income Tax Credits to limited
partners generally over a ten year period. The relevant state tax credit agency
has allocated each of Registrant's Local Partnerships an amount of Low-income
Tax Credits, which are generally available for a ten year period from the year
the Property is placed in service (the ("Ten Tear Credit Period"). The Ten Year
Credit Period was fully exhausted by the Local Partnerships as of December 31,
2001. The required holding period of each Property, in order to avoid Low-income
Tax Credit recapture, is fifteen years from the year in which the Low-income Tax
Credits commence on the last building of the Property (the "Compliance Period").
In addition, certain of the Local Partnerships have entered into agreements with
the relevant state tax credit agencies whereby the Local Partnerships must
maintain the low-income nature of the Properties for a period which exceeds the
Compliance Period, regardless of any sale of the Properties by the Local
Partnerships after the Compliance Period. The Properties must satisfy various
requirements including rent restrictions and tenant income limitations (the
"Low-income Tax Credit Requirements") in order to maintain eligibility for the
recognition of the Low-income Tax Credit at all times during the Compliance
Period. Once a Local Partnership has become eligible for the Low-income Tax
Credit, it may lose such eligibility and suffer an event of recapture if its
Property fails to remain in compliance with the Low-income Tax Credit
Requirements.
The Properties are principally comprised of subsidized and leveraged low-income
multifamily residential complexes located throughout the United States and
Puerto Rico. Many of the Local Partnerships receive rental subsidy payments,
including payments under Section 8 of Title II of the Housing and Community
Development Act of 1974 ("Section 8"). The subsidy agreements expire at various
times during and after the Compliance Periods of the Local Partnerships. Since
October 1997, the United States Department of Housing and Urban Development
("HUD") has issued a series of directives related to project based Section 8
contracts that define owners' notification responsibilities, advise owners of
project based Section 8 properties of what their options are regarding the
renewal of Section 8 contracts, provide guidance and procedures to owners,
management agents, contract administrators and HUD staff concerning renewal of
Section 8 contracts, provide policies and procedures on setting renewal rents
and handling renewal rent adjustments and provide the requirements and
procedures for opting-out of a Section 8 project based
13
AMERICAN TAX CREDIT PROPERTIES II L.P.
Item 2. Management's Discussion and Analysis of Financial Condition and Results
of Operations (continued)
-----------------------------------------------------------------------
contract. Registrant cannot reasonably predict legislative initiatives and
governmental budget negotiations, the outcome of which could result in a
reduction in funds available for the various federal and state administered
housing programs including the Section 8 program. Such changes could adversely
affect the future net operating income before debt service ("NOI") and debt
structure of any or all Local Partnerships currently receiving such subsidy or
similar subsidies. Six Local Partnerships' Section 8 contracts, certain of which
cover only certain rental units, are currently subject to renewal under
applicable HUD guidelines. In addition, two Local Partnerships entered into
restructuring agreements in 2001, resulting in both a lower rent subsidy
(resulting in lower NOI) and lower mandatory debt service.
The Local Partnerships have various financing structures which include (i)
required debt service payments ("Mandatory Debt Service") and (ii) debt service
payments which are payable only from available cash flow subject to the terms
and conditions of the notes, which may be subject to specific laws, regulations
and agreements with appropriate federal and state agencies ("Non-Mandatory Debt
Service or Interest"). During the six months ended June 30, 2003, revenue from
operations of the Local Partnerships has generally been sufficient to cover
operating expenses and Mandatory Debt Service. Most of the Local Partnerships
are effectively operating at or above break even levels, although certain Local
Partnerships' operating information reflects operating deficits that do not
represent cash deficits due to their mortgage and financing structure and the
required deferral of property management fees. However, as discussed below,
certain Local Partnerships' operating information indicates below break even
operations after taking into account their mortgage and financing structure and
any required deferral of property management fees.
Christian Street Associates Limited Partnership ("Christian Street") and
2000-2100 Christian Street Associates ("2000 Christian Street"), which Local
Partnerships have certain common general partner interests and a common first
mortgage lender, have experienced ongoing operating deficits. Under terms of the
partnership agreements, the Local General Partners exceeded their respective
operating deficit guarantees and, as of September 30, 1998, had advanced in
excess of $1,000,000 in the aggregate to Christian Street and 2000 Christian
Street. The Local General Partners approached the lender with the intention to
restructure the loans; however the lender indicated that in connection with any
such restructuring, the respective Local Partnerships would be responsible for
certain costs, which would likely have been significant. If the Local General
Partners were to cease funding the operating deficits, Registrant would likely
incur substantial recapture of Low-income Tax Credits. Effective October 1,
1998, in an attempt to avoid potential adverse tax consequences, Registrant and
the Local General Partners agreed to equally share the funding of operating
deficits through June 30, 2000 in the case of Christian Street and through
September 30, 2000 in the case of 2000 Christian Street (the respective "Funding
Agreements"). The Funding Agreements have been extended through December 31,
2004. The Local General Partners agreed to cause the management agent to accrue
and defer its management fees during the period of the Funding Agreements and
the accrued management fees are excluded when determining the operating
deficits. Christian Street and 2000 Christian Street reported a combined
operating deficit of approximately $128,000, excluding accrued management fees
of approximately $21,000, for the six months ended June 30, 2003. Under the
terms of the Funding Agreements, Registrant has advanced $358,488 as of
September 29, 2003, of which $67,338 was advanced during the six months then
ended. Payments on the mortgages and real estate taxes are current. Registrant's
investment balances in Christian Street and 2000 Christian Street, after
cumulative equity losses, became zero during the year ended March 30, 1997 and
advances made by Registrant have been offset by additional equity in loss of
investment in local partnerships. Christian Street and 2000 Christian Street
generated approximately $8.2 and approximately $4.4 per Unit per year to the
limited partners upon the expiration of their Low-income Tax Credit allocations
in 2000 and 2001, respectively.
The terms of the partnership agreement of College Avenue Apartments Limited
Partnership ("College Avenue") require the management agent to defer property
management fees in order to avoid a default under the mortgage. College Avenue
reported an operating deficit of approximately $28,000 for the six months ended
June 30, 2003, which includes property management fees of approximately $7,000.
Registrant has made cumulative advances to College Avenue of $57,081 as of
September 29, 2003, of which $29,291 was advanced during the six months then
ended. Payments on the mortgage and real estate taxes are current. Registrant's
investment balance in College Avenue, after cumulative equity losses, became
zero during the year ended March 30, 1999 and advances made by Registrant have
been offset by additional equity in loss of investment in local partnerships.
College Avenue generated approximately $1.2 per Unit per year to the limited
partners upon the expiration of its Low-income Tax Credit allocation in 2000.
14
AMERICAN TAX CREDIT PROPERTIES II L.P.
Item 2. Management's Discussion and Analysis of Financial Condition and Results
of Operations (continued)
-----------------------------------------------------------------------
During the six months ended June 30, 2003, Ann Ell Apartments Associates, Ltd.
("Ann Ell") reported an operating deficit of approximately $25,000. Registrant
has made cumulative advances to Ann Ell of $469,545 as of September 29, 2003, of
which $30,000 was advanced during the six months then ended. Payments on the
mortgage and real estate taxes are current. Registrant's investment balance in
Ann Ell, after cumulative equity losses, became zero during the year ended March
30, 1994 and advances made by Registrant have been offset by additional equity
in loss of investment in local partnerships. Ann Ell generated approximately
$1.7 per Unit per year to the limited partners upon the expiration of its
Low-income Tax Credit allocation in 2001.
The Local General Partner of Hill Com I Associates Limited Partnership ("Hill
Com I"), has reported that, on April 30, 2003, Hill Com I sold 13 of its 67
dwelling units under the threat of eminent domain by the Urban Renewal
Development Agency of Philadelphia, Pennsylvania. The sale occurred without
Registrant's knowledge and will result in the recapture of Low-income Tax
Credits and interest under Section 42 of the Internal Revenue Code in the amount
of approximately $1 per Unit for those holding Units as of such date. Registrant
is exploring the feasibility of obtaining monetary compensation from the Local
General Partner in an attempt to minimize any adverse tax consequences resulting
from the sale. Registrant's investment balance in Hill Com I, after cumulative
equity losses, became zero during the year ended March 30, 2002. Hill Com I
generated approximately $2.9 per Unit per year to the limited partners upon the
expiration of its Low-income Tax Credit allocation in 2000.
The terms of the partnership agreement of Hill Com II Associates Limited
Partnership ("Hill Com II") require the management agent to defer property
management fees in order to avoid a default under the mortgage. During the six
months ended June 30, 2003, Hill Com II incurred an operating deficit of
approximately $31,000, which includes property management fees of approximately
$9,000. Payments on the mortgage and real estate taxes are current. Registrant's
investment balance in Hill Com II, after cumulative equity losses, became zero
during the year ended March 30, 2001. Hill com II generated approximately $2.3
per Unit per year to the limited partners upon the expiration of its Low-income
Tax Credit allocation in 2000.
The terms of the partnership agreement of Harborside Housing Limited Partnership
("Harborside") require the management agent to defer property management fees in
order to avoid a default under the mortgage. During the six months ended June
30, 2003, Harborside incurred an operating deficit of approximately $210,000,
which includes property management fees of approximately $61,000. Payments on
the mortgage and real estate taxes are current. Harborside generated
approximately $6.1 per Unit per year to the limited partners upon the expiration
of its Low-income Tax Credit allocation in 2000.
The terms of the partnership agreement of Queen Lane Investors ("Queen Lane")
require the management agent to defer property management fees in order to avoid
a default under the mortgage. During the six months ended June 30, 2003, Queen
Lane incurred an operating deficit of approximately $16,000, which includes
property management fees of approximately $6,000. Payments on the mortgage and
real estate taxes are current. Registrant's investment balance in Queen Lane,
after cumulative equity losses, became zero during the year ended March 30,
2001. Queen Lane generated approximately $1.9 per Unit per year to the limited
partners upon the expiration of its Low-income Tax Credit allocation in 2001.
The terms of the partnership agreement of Powelton Gardens Associates
("Powelton") require the local general partners to fund all operating deficits
through the Compliance Period. During the six months ended June 30, 2003,
Powelton incurred an operating deficit of approximately $10,000, which includes
property management fees of approximately $6,000. Powelton remains approximately
two months in arrears on its Mandatory Debt Service, including escrow and
replacement reserve deposits. The local general partner has reported that the
lender has not declared a default as a result of the arrearage and that payments
on the real estate taxes are current. Registrant's investment balance in
Powelton, after cumulative equity losses, became zero during the year ended
March 30, 2002. Powelton generated approximately $2.6 per Unit per year to the
limited partners upon the expiration of its Low-income Tax Credit allocation in
2001.
The terms of the partnership agreement of Nixa Heights Apartments, L.P. ("Nixa
Heights") require the management agent to defer property management fees in
order to avoid a default under the mortgage. During the six months ended June
30, 2003, Nixa Heights incurred an operating deficit of approximately $13,000,
which includes property management fees of approximately $8,000. Payments on the
mortgage and real estate taxes are current. Registrant's investment balance in
Nixa Heights, after cumulative equity losses, became zero during the year ended
March 30, 2001. Nixa Heights generated less than $1 per Unit per year to the
limited partners upon the expiration of its Low-income Tax Credit allocation in
2000.
15
AMERICAN TAX CREDIT PROPERTIES II L.P.
Item 2. Management's Discussion and Analysis of Financial Condition and Results
of Operations (continued)
-----------------------------------------------------------------------
On November 3, 2003, the Local General Partners of Elm Hill Housing Limited
Partnership ("Elm Hill") entered into a Purchase and Sale agreement whereby the
Property is expected to be sold on March 1, 2004. Such date is subject to change
under the terms of the agreement but will occur no earlier than January 5, 2004.
The Compliance Period for Elm Hill expires December 31, 2004. Under the terms of
the agreement, the purchaser is required to purchase a bond in order to avoid
recapture of Low-income Tax Credits. The estimated proceeds to be received by
Registrant in connection with the sale is approximately $568,000. The agreement
is subject to various terms and conditions and is subject to termination;
accordingly, there is no assurance that such sale will ultimately take place.
Critical Accounting Policies and Estimates
- ------------------------------------------
The financial statements are prepared in accordance with accounting principles
generally accepted in the United States of America, which requires Registrant to
make certain estimates and assumptions. The following section is a summary of
certain aspects of those accounting policies that may require subjective or
complex judgments and are most important to the portrayal of Registrant's
financial condition and results of operations. Registrant believes that there is
a low probability that the use of different estimates or assumptions in making
these judgments would result in materially different amounts being reported in
the financial statements.
o Registrant accounts for its investment in local partnerships in
accordance with the equity method of accounting since Registrant does
not control the operations of a Local Partnership.
o If the book value of Registrant's investment in a Local Partnership
exceeds the estimated value derived by management, Registrant reduces
its investment in any such Local Partnership and includes such
reduction in equity in loss of investment in local partnerships.
Item 3. Quantitative and Qualitative Disclosure about Market Risk
---------------------------------------------------------
Registrant has invested a significant portion of its working capital reserves in
corporate bonds, U.S. Treasury instruments and U.S. government and agency
securities. The market value of such investments is subject to fluctuation based
upon changes in interest rates relative to each investment's maturity date and
the associated bond rating. Since Registrant's investments in bonds have various
maturity dates through 2008, the value of such investments may be adversely
impacted in an environment of rising interest rates in the event Registrant
decides to liquidate any such investment prior to its maturity. Although
Registrant may utilize reserves to assist an under performing Property, it
otherwise intends to hold such investments to their respective maturities.
Therefore, Registrant does not anticipate any material adverse impact in
connection with such investments.
Item 4. Controls and Procedures
-----------------------
Evaluation of Disclosure Controls and Procedures
a. Within the 90 days prior to the date of this report, Registrant's Chief
Executive Officer and Chief Financial Officer carried out an evaluation of
the effectiveness of Registrant's "disclosure controls and procedures" as
defined in the Securities Exchange Act of 1934 Rules 13a-14(c) and
15(d)-14(c). Based on that evaluation, Registrant's Chief Executive Officer
and Chief Financial Officer have concluded that as of the date of the
evaluation, Registrant's disclosure controls and procedures were adequate and
effective in timely alerting them to material information relating to
Registrant required to be included in Registrant's periodic SEC filings.
Changes in Internal Controls
b. There were no significant changes in Registrant's internal controls or in
other factors that could significantly affect Registrant's internal controls
subsequent to the date of that evaluation.
16
AMERICAN TAX CREDIT PROPERTIES II L.P.
PART II - OTHER INFORMATION
-----------------
Item 1. Legal Proceedings
-----------------
Registrant is not aware of any material legal proceedings.
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
Exhibit 31.1 Rule 13a-14/15d-14(a) Certification of Chief Executive
Officer
Exhibit 31.2 Rule 13a-14/15d-14(a) Certification of Chief Financial
Officer
Exhibit 32.1 Section 1350 Certification of Chief Executive Officer
Exhibit 32.2 Section 1350 Certification of Chief Financial Officer
b. Reports on Form 8-K
None
17
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.
AMERICAN TAX CREDIT PROPERTIES II L.P.
(a Delaware limited partnership)
By: Richman Tax Credit Properties II L.P.,
General Partner
by: Richman Tax Credits Inc.,
general partner
Dated: November 13, 2003 /s/ David Salzman
-------------------------------------
by: David Salzman
Chief Executive Officer
Dated: November 13, 2003 /s/ Neal Ludeke
------------------------------------
by: Neal Ludeke
Chief Financial Officer
18