SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, DC 20549
SCHEDULE TO/A
(AMENDMENT NO. 1)
TENDER OFFER STATEMENT UNDER SECTION 14(D)(1) OR 13(E)(1) OF THE SECURITIES
EXCHANGE ACT OF 1934
Consolidated Capital Properties IV
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(Name of Subject Company (Issuer))
AIMCO Properties, L.P.
Apartment Investment and Management Company
AIMCO-GP, Inc.
ConCap Equities, Inc.
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(Names of Filing Persons -- Offerors)
Limited Partnership Units
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(Title of Class Securities)
None
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(CUSIP Number of Class Securities)
Martha L. Long
Apartment Investment and Management Company
55 Beattie Place
P.O. Box 1089
Greenvile, South Carolina 29602
(864) 239-1000
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(Name, address, and telephone numbers of person authorized
to receive notices and communications on behalf of filing persons)
Copy to:
Joseph A. Coco
Skadden, Arps, Slate, Meagher & Flom LLP
Four Times Square New York, New York 10036
(212) 735-3000
and
Jonathan L. Friedman
Skadden, Arps, Slate, Meagher & Flom LLP
300 South Grand Avenue
Los Angeles, California 90071
(213) 687-5000
Calculation of Filing Fee
TRANSACTION VALUATION* AMOUNT OF FILING FEE
---------------------- --------------------
$ 25,290,889.27 $ 3,204.36
* For purposes of calculating the fee only. This amount assumes the
purchase of 139,098.50 units of limited partnership interest of the
subject partnership for $181.82 per unit. The amount of the filing fee,
calculated in accordance with Section 14(g)(1)(B)(3) and Rule 0-11(d)
under the Securities Exchange Act of 1934, as amended, equals $126.70
per million of the aggregate amount of cash offered by the bidder.
[X] Check the box if any part of the fee is offset as provided by Rule
0-11(a)(2) and identify the filing with which the offsetting fee was
previously paid. Identify the previous filing by registration statement
number, or the Form or Schedule and the date of its filing.
Amount Previously Paid: $3,204.36 Filing Party: AIMCO Properties, L.P.
Form or Registration No.: Schedule TO/13E-3 Date Filed: November 8, 2004
[ ] Check the box if the filing relates solely to preliminary communications
made before the commencement of a tender offer.
Check the appropriate boxes below to designate any transactions to which the
statement relates:
[X] third-party tender offer subject to Rule 14d-1
[ ] issuer tender offer subject to Rule 13e-4
[X] going-private transaction subject to Rule 13e-3
[ ] amendment to Schedule 13D under Rule 13d-2
Check the following box if the filing is a final amendment reporting the results
of the tender offer: [ ]
2
AMENDMENT NO. 1 TO SCHEDULE TO
This Amendment No. 1 amends and supplements the Tender Offer Statement
and Rule 13e-3 Transaction Statement on Schedule TO initially filed on November
8, 2004 (the "Schedule TO"). This Amendment No. 1 relates to the offer by AIMCO
Properties, L.P., a Delaware limited partnership, to purchase units of limited
partnership interest ("Units") of Consolidated Capital Properties IV, a
California limited partnership (the "Partnership"), at a price of $181.82 per
unit in cash, subject to the conditions set forth in the Litigation Settlement
Offer dated November 8, 2004 and in the related Letter of Transmittal (which,
together with any supplements or amendments, collectively constitute the
"Offer"). Copies of the Litigation Settlement Offer and the Letter of
Transmittal are filed with the Schedule TO as Exhibits (a)(1) and (a)(2),
respectively. The item numbers and responses thereto below are in accordance
with the requirements of Schedule TO, and all section and page references are to
the Litigation Settlement Offer. Unless defined herein, capitalized terms used
and not otherwise defined herein, and all section and page references are to the
Litigation Settlement Offer. have the respective meanings ascribed to such terms
in the Litigation Settlement Offer.
On December 1, 2004, AIMCO Properties, L.P. issued a press release
announcing the extension of the expiration date of the Offer from midnight, New
York City time, on December 8, 2004 to midnight, New York City time, on December
15, 2004. A copy of that press release has been filed as Exhibit (a)(4) to this
Amendment No. 1.
ITEM 1. SUMMARY TERM SHEET.
The information incorporated by reference into Item 1 of the Schedule
TO is amended and supplemented as follows:
(1) The first paragraph of the second bullet point beginning with "The
Settlement Fund" under "SUMMARY TERM SHEET" on page 1 is amended by
adding the following to the end thereof:
"In addition, if you requested exclusion from the settlement but tender
your units, by signing the letter of transmittal, you will release us
from claims that you would otherwise have preserved by requesting
exclusion from the settlement class. If you did not request exclusion,
you will release any known or unknown claims arising out of the class
and derivative litigation if the judgment approving the settlement is
affirmed on appeal. By executing the enclosed letter of transmittal,
moreover, you will release those claims even if the judgment is
reversed or otherwise vacated on appeal. See "--Release and Assignment
of Future Claims" below."
ITEM 4. TERMS OF THE TRANSACTION.
The information incorporated by reference into Item 4(a) of the
Schedule TO is amended and supplemented as follows:
(1) The third bullet point on the front cover of the Litigation
Settlement Offer is amended by replacing the second sentence with the
following:
"We determined our offer price by estimating a net equity value for
your partnership units based on an aggregate gross property value of
$139,130,877 (equal to 106% of the aggregate value determined by the
independent appraisal in 2003), reduced by estimated prepayment
penalties of $8,483,965, resulting in an aggregate net property value
of $130,691,912. The aggregate gross property value is the sum of the
gross property value for each of your partnership's properties as
estimated by us, before reduction for any prepayment penalties."
(2) The fourth risk factor entitled, "OUR OFFER PRICE MAY NOT REFLECT
THE FAIR VALUE OF YOUR PARTNERSHIP'S PROPERTIES" under "RISK FACTORS"
on page 5 is amended by replacing the first sentence with the
following:
"We determined our offer price by estimating a net equity value for
your partnership units based on an aggregate gross property value of
$139,130,877 (equal to 106% of the aggregate value determined by the
independent appraisal in 2003), reduced by estimated prepayment
penalties of $8,483,965, resulting in an aggregate net property value
of $130,691,912. The aggregate gross property value is the sum of the
gross property value for each of your partnership's properties as
estimated by us, before reduction for any prepayment penalties."
(3) The risk factor entitled, "WE COULD DELAY ACCEPTANCE OF, AND
PAYMENT FOR, YOUR UNITS" under "RISK FACTORS" on page 8 is amended by
adding the following to the end thereof:
"We will pay for or return tendered units promptly after expiration of
the offer."
3
(4) "Section 6. Material Federal Income Tax Matters" is amended by
adding the following to the end thereof on page 19:
"Tax Consequences to the General Partner of Your Partnership
and its Affiliates, including AIMCO Properties, L.P. The sale of your
units pursuant to this offer will not be a taxable transaction for the
general partner of your partnership or its affiliates, including AIMCO
Properties, L.P. Consequently, the general partner of your partnership
and its affiliates will not recognize gain or loss in connection with
this offer. We intend to treat the entire offer price as consideration
paid to you for your units, regardless of whether you requested
exclusion from the settlement. We, like any other purchaser of units,
will receive a tax basis in the purchased units equal to the
consideration paid by us for the units. This tax basis will be
allocated over the assets owned by your partnership, and we will be
able to take depreciation and amortization deductions to the extent
basis is allocated to depreciable or amortizable property owned by your
partnership."
(5) "Section 7. Effects of the Offer" is amended by adding the
following before the paragraph entitled "Accounting Treatment" on page
20:
"Costs Associated with Being a Public Company. There are
various costs associated with being a public company, including costs
associated with preparing, auditing and filing our periodic reports
with the SEC. We estimate these expenses to be approximately $53,000
per year. This represents approximately 4% of the partnership's general
and administrative expenses and 0.25% of the partnership's total
expenses (based on 2003 expenses of approximately $1,334,000 and
$21,134,000, respectively). In addition, as a result of the
Sarbanes-Oxley Act of 2002, we estimate our costs will increase by
approximately 10% beginning in 2005. If the partnership were to
terminate its registration under the Exchange Act, the estimated cost
savings would be approximately $53,000 per year."
(6) The section entitled "Determination of Offer Price" under "Section
8. Valuation of Units" beginning on page 20 up to, but not including,
the table on page 23 immediately preceding the section entitled
"Comparison of Offer Price to Alternative Consideration" is amended and
restated as follows:
"Determination of Offer Price. We determined our offer price
by estimating the liquidation proceeds that would be payable to limited
partners if calculating a net equity value of units of limited
partnership interest based on a valuation of your partnership's
properties. Our starting point in this process was the value of each of
your partnership's properties as determined by the court-appointed,
independent appraiser in 2003. For a more a detailed description of the
independent appraisals of your partnership's properties, see "The
Litigation Settlement Offer -- Section 8. Valuation of Units; Estimated
Liquidation Proceeds Based on Independent Appraisal."
For The Apartments, we assigned it a gross property value of
$7,000,000, which is equal to its appraised value.
For Arbours of Hermitage Apartments, we assigned it a gross
property value of $15,000,000, which is equal to its appraised value.
For Belmont Place Apartments (formerly Chimney Hill
Apartments), we assigned it a gross property value of $10,000,000 after
considering the value of completed redevelopment activities on the
property. The appraisal was for $2,900,000 and reflected the value of
the land only.
For Briar Bay Racquet Club, we assigned it a gross property
value of $18,315,900, which is equal to 90% of its sales price of
$20,254,000. The appraised value was $12,500,000.
For Citadel Apartments, we assigned it a gross property value
of $7,554,977, which is equal to 94% of its appraised value. We made
this determination based on certain factors, including the following:
- the property's vacancy rate for the month ended July 2004
was 5% and its loss rate was 12%, as compared to a vacancy and
loss rate of 8% projected by the appraiser;
- our assessment of recent housing trends in the local market
in which the property is located; and
- our assessment of the general economic outlook for the area
in which the property is located.
4
For Citadel Village Apartments, we assigned it a gross property
value of $4,950,000, which is equal to 90% of its appraised value. We
made this determination based on certain factors, including the
following:
- the property's vacancy rate for the month ended July 2004
was 3% and its loss rate was 41%, as compared to a vacancy and
loss rate of 13.5% projected by the appraiser;
- the property has offered fairly significant concessions in
order to obtain its 3% vacancy rate. The property's effective
gross income for the twelve months ended June 30, 2004 was
approximately $776,000 compared to a projected annual
effective gross income of $982,757 by the appraiser;
- our assessment of recent housing trends in the local market
in which the property is located; and
- our assessment of the general economic outlook for the area
in which the property is located.
For Foothill Place Apartments, we assigned it a gross property
value of $21,500,000, which is equal to its appraised value.
For Knollwood Apartments, we assigned it a gross property value of
$14,800,000, which is equal to its appraised value.
For Lake Forest Apartments, we assigned it a gross property value
of $10,980,000, which is equal to 90% of its appraised value. We made
this determination based on certain factors, including the following:
- the property's loss rate for the month ended July 2004 was
11%, as compared to a loss rate of 8% projected by the
appraiser;
- our assessment of recent housing trends in the local market
in which the property is located; and
- our assessment of the general economic outlook for the area
in which the property is located.
For Nob Hill Villa Apartments, we assigned it a gross property
value of $9,630,000, which is equal to 90% of its contracted sales
price of $10,700,000. The appraised value from 2003 was $12,400,000.
For Post Ridge Apartments, we assigned it a gross property value
of $7,400,000, which is equal to its appraised value.
For Rivers Edge Apartments, we assigned it a gross property value
of $7,500,000, which is equal to its appraised value.
For Village East Apartments, we assigned it a gross property value
of $4,500,000, which is equal to 90% of its appraised value. We made
this determination based on certain factors, including the following:
- the property's vacancy rate for the month ended July 2004
was 8% and its loss rate was 50%, as compared to a vacancy and
loss rate of 18% projected by the appraiser;
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- the appraisal assumed the loss rate would improve over a
24-month period as the property leased up. The lease up has
been slower than anticipated;
- our assessment of recent housing trends in the local market
in which the property is located; and
- our assessment of the general economic outlook for the area
in which the property is located.
We then deducted from the gross property values estimated
prepayment penalties of $1,457,257 for The Apartments, $185,059 for
Arbours of Hermitage Apartments, $114,639 for Briar Bay Racquet Club,
$1,812,524 for Citadel Apartments, $80,247 for Citadel Village
Apartments, $330,814 for Foothill Place Apartments, $222,071 for
Knollwood Apartments, $2,380,811 for Lake Forest Apartments, $810,254
for Post Ridge Apartments, $974,868 for Rivers Edge Apartments and
$70,421 for Village East Apartments, respectively, to determine their
net property values. The following table compares the appraised values
of your partnership's properties to the net property values that we
used to determine our offer price:
<Table>
<Caption>
GROSS PREPAYMENT NET
PROPERTY APPRAISED VALUE PROPERTY VALUE PENALTY PROPERTY VALUE
- -------- --------------- -------------- ---------- --------------
The Apartments ..................... $ 7,000,000 $ 7,000,000 $1,457,257 $ 5,542,743
Arbours of Hermitage Apartments .... 15,000,000 15,000,000 185,059 14,814,941
Belmont Place Apartments ........... 2,900,000 10,000,000 -- 10,000,000
Briar Bay Racquet Club ............. 12,500,000 18,315,900 114,639 18,201,261
Citadel Apartments ................. 8,000,000 7,554,977 1,812,524 5,742,453
Citadel Village Apartments ......... 5,500,000 4,950,000 80,247 4,869,753
Foothill Place Apartments .......... 21,500,000 21,500,000 330,814 21,169,186
Knollwood Apartments ............... 14,800,000 14,800,000 222,071 14,577,929
Lake Forest Apartments ............. 12,200,000 10,980,000 2,380,811 8,599,189
Nob Hill Villa Apartments .......... 12,400,000 9,630,000 -- 9,630,000
Post Ridge Apartments .............. 7,400,000 7,400,000 810,254 6,589,746
Rivers Edge Apartments ............. 7,500,000 7,500,000 974,868 6,525,132
Village East Apartments ............ 5,000,000 4,500,000 70,421 4,429,579
--------------- -------------- ---------- --------------
Total .............................. $ 131,700,000 $ 139,130,877 $8,483,965 $ 130,691,912
=============== ============== ========== ==============
</Table>
The aggregate net property value for all of your partnership's
properties is $130,691,912. This is determined by aggregating the net
property values of all properties. After determining the aggregate net
property value, we then calculated a net equity value for your
partnership based on such aggregate net property value by adding the
value of the non-real estate assets of your partnership and deducting
its liabilities, including mortgage debt and debt owed by your
partnership to the general partner or its affiliates.
Finally, we allocated 100% of this net equity value to limited
partners, which is the percentage of net proceeds that would be paid to
limited partners in the event of a liquidation of your partnership. Our
offer price represents the net equity value per unit determined in this
manner, plus a pro rata portion of the settlement fund, as indicated
below."
(7) The first line of the table on page 23 immediately preceding the
section entitled "Comparison of Offer Price to Alternative
Consideration" under "Section 8. Valuation of Units - Determination of
Offer Price" is amended by replacing "Aggregate gross property value of
partnership properties" with "Aggregate net property value of
partnership properties".
(8) "Section 8. Valuation of Units - Estimated Liquidation Proceeds
Based on Independent Appraisal" on page 24 is amended by replacing the
first paragraph with the following:
"Selection and Qualifications of Independent Appraiser. Your
partnership's property was appraised by American Appraisal Associates,
Inc. ("AAA"), an independent appraiser appointed by the court. Under
the terms of the settlement, the independent appraiser was required to
provide in writing its professional opinion as to the market value of
each of the partnership's properties as of the date of the delivery of
the written appraisal, describing the methodologies used and other
information which the appraiser deemed appropriate to support or
explain its work. The appraiser was also required to prepare an
executive summary of each appraisal that included all material
information. As the appraiser was court-appointed, no special valuation
instructions were given to the appraiser by the partnership, us or our
affiliates. The information set forth below was provided to us by AAA
with respect to its appraisals."
6
(9) The paragraph entitled, "Summary of Independent Appraisals of Your
Partnership's Property" on page 28 under "Section 8. Valuation of Units
- Estimated Liquidation Proceeds Based on Independent Appraisal" is
amended by replacing the last sentence with the following:
"The estimated total "as is" market value of the fee simple estate of
your partnership's property is $131,700,000, which was determined by
adding the estimated values determined by AAA for each of your
partnership's properties and which is higher than the aggregate net
property value of $130,691,912 as estimated by us."
(10) The second bullet point on page 74 under "Section 19. Conditions
to the Offer" is amended by replacing items "(v)" through "(vii)" with
the following:
"(v) any limitation (whether or not mandatory) by any governmental
authority on, or any other material event which, in either case, could
reasonably be expected to affect the extension of credit by banks or
other lending institutions, or (vi) in the case of any of the foregoing
existing at the time of the commencement of the offer, a material
acceleration or worsening thereof; or"
(11) The first sentence of the last paragraph on page 75 under "Section
19. Conditions to the Offer" is amended by replacing the first sentence
with the following:
"The foregoing conditions are for our sole benefit and may be
asserted by us regardless of the circumstances (other than
circumstances arising out of actions or inactions by us or our
affiliates) giving rise to such conditions or may be waived by us at
any time in our reasonable discretion prior to the expiration of this
offer."
ITEM 12. EXHIBITS.
Item 12 of the Schedule TO is amended and supplemented as follows:
(a)(4) Press Release dated December 1, 2004.
7
ITEM 13. INFORMATION REQUIRED BY SCHEDULE 13E-3.
ITEM 7. PURPOSES, ALTERNATIVES, REASONS AND EFFECTS.
The information incorporated by reference into Item 7(d) of
Item 13 of the Schedule TO is amended and supplemented as follows:
(1) "Section 6. Material Federal Income Tax Matters" is amended by
adding the following to the end thereof on page 19:
"Tax Consequences to the General Partner of Your
Partnership and its Affiliates, including AIMCO Properties, L.P.
The sale of your units pursuant to this offer will not be a
taxable transaction for the general partner of your partnership or
its affiliates, including AIMCO Properties, L.P. Consequently, the
general partner of your partnership and its affiliates will not
recognize gain or loss in connection with this offer. We intend to
treat the entire offer price as consideration paid to you for your
units, regardless of whether you requested exclusion from the
settlement. We, like any other purchaser of units, will receive a
tax basis in the purchased units equal to the consideration paid
by us for the units. This tax basis will be allocated over the
assets owned by your partnership, and we will be able to take
depreciation and amortization deductions to the extent basis is
allocated to depreciable or amortizable property owned by your
partnership."
(2) "Section 7. Effects of the Offer" is amended by adding the
following before the paragraph entitled "Accounting Treatment" on
page 20:
"Costs Associated with Being a Public Company. There are
various costs associated with being a public company, including
costs associated with preparing, auditing and filing our periodic
reports with the SEC. We estimate these expenses to be
approximately $53,000 per year. This represents approximately 4%
of the partnership's general and administrative expenses and 0.25%
of the partnership's total expenses (based on 2003 expenses of
approximately $1,334,000 and $21,134,000, respectively). In
addition, as a result of the Sarbanes-Oxley Act of 2002, we
estimate our costs will increase by approximately 10% beginning in
2005. If the partnership were to terminate its registration under
the Exchange Act, the estimated cost savings would be
approximately $53,000 per year."
ITEM 9. REPORTS, OPINIONS, APPRAISALS AND NEGOTIATIONS.
The information incorporated by reference into Item 9(b) of
Item 13 of the Schedule TO is amended and supplemented as follows:
(1) "Section 8. Valuation of Units - Estimated Liquidation
Proceeds Based on Independent Appraisal" on page 24 is amended by
replacing the first paragraph with the following:
"Selection and Qualifications of Independent Appraiser.
Your partnership's property was appraised by American Appraisal
Associates, Inc. ("AAA"), an independent appraiser appointed by
the court. Under the terms of the settlement, the independent
appraiser was required to provide in writing its professional
opinion as to the market value of each of the partnership's
properties as of the date of the delivery of the written
appraisal, describing the methodologies used and other information
which the appraiser deemed appropriate to support or explain its
work. The appraiser was also required to prepare an executive
summary of each appraisal that included all material information.
As the appraiser was court-appointed, no special valuation
instructions were given to the appraiser by the partnership, us or
our affiliates. The information set forth below was provided to us
by AAA with respect to its appraisals."
(2) The paragraph entitled, "Summary of Independent Appraisals of
Your Partnership's Property" on page 28 under "Section 8.
Valuation of Units - Estimated Liquidation Proceeds Based on
Independent Appraisal" is amended by replacing the last sentence
with the following:
"The estimated total "as is" market value of the fee simple estate
of your partnership's property is $131,700,000, which was
determined by adding the estimated values determined by AAA for
each of your partnership's properties and which is higher than the
aggregate net property value of $130,691,912 as estimated by us."
8
SIGNATURE
After due inquiry and to the best of its knowledge and belief, the
undersigned hereby certify that the information set forth in this statement is
true, complete and correct.
Date: December 1, 2004
AIMCO PROPERTIES, L.P.
By: AIMCO-GP, INC.
Its General Partner
By: /s/ MARTHA L. LONG
----------------------------
Martha L. Long
Senior Vice President
APARTMENT INVESTMENT AND
MANAGEMENT COMPANY
By: /s/ MARTHA L. LONG
----------------------------
Martha L. Long
Senior Vice President
AIMCO-GP, INC.
By: /s/ MARTHA L. LONG
----------------------------
Martha L. Long
Senior Vice President
CONCAP EQUITIES, INC.
By: /s/ MARTHA L. LONG
----------------------------
Martha L. Long
Senior Vice President
9
EXHIBIT INDEX
EXHIBIT NO. DESCRIPTION
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(a)(4) Press release dated December 1, 2004.
10