FORM 10-Q
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Quarterly Report Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
For the quarterly period ended September 30, 2001
Commission File Number: 0-14386
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP IV
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(Exact name of registrant as specified in its charter)
Delaware 16-1245153
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(State of organization) (IRS Employer Identification No.)
2350 North Forest Road, Suite 12A,Getzville, New York 14068
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(Address of principal executive offices)
(716) 636-0280
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(Registrant's telephone number)
Indicate by a 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 [ ]
Item 1. Financial Statements
Condensed Consolidated Balance Sheets
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September 30, December 31,
2001 2000
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Assets
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Cost of property and equipment held for sale - 5,121,009
Less accumulated depreciation - 2,497,483
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- 2,623,526
Cash and equivalents 1,007,396 88,453
Other assets - 65,733
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Total assets $1,007,396 2,777,712
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Liabilities and Partners' Deficit
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Mortgage loan payable - 3,941,815
Accounts payable and accrued expenses 130,641 250,855
Payable to affiliates 1,622,245 1,466,355
Other liabilities - 69,993
Partners' deficit (745,490) (2,951,306)
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Total liabilities and partners' deficit $1,007,396 2,777,712
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Condensed Consolidated Statements of Operations
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Three months ended Sept. 30, Nine months ended Sept. 30,
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2001 2000 2001 2000
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Rental income $66,700 234,979 559,104 754,015
Other income 95,385 11,069 114,208 55,497
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Total income 162,085 246,048 673,312 809,512
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Property operating costs 70,823 138,979 349,362 469,947
Depreciation - 33,968 - 88,050
Administrative expense - affiliates 28,728 23,312 86,608 83,889
Other administrative expense 26,775 42,609 85,020 125,341
Interest - affiliates - 33,084 77,144 114,068
Mortgage loan interest 96,894 96,542 263,740 315,314
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Total expenses 223,220 368,494 861,874 1,196,609
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Operating loss (61,135) (122,446) (188,562) (387,097)
Gain on sale of property 2,394,378 2,394,378
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Net income (loss) $2,333,243 ($122,446) $2,205,816 ($387,097)
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Net loss per limited partnership unit $96.86 ($5.08) $91.57 ($16.07)
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Weighted average limited partnership units 23,366 23,366 23,366 23,366
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Condensed Consolidated Statements of Cash Flows
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Nine months ended September 30,
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2001 2000
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Operating activities:
Net income (loss) $2,205,816 (387,097)
Adjustments:
Gain on sale of property (2,394,378) -
Depreciation and amortization - 120,935
Increase (decrease) in payable to affiliates 155,890 (1,225,376)
Other, principally changes in other assets and liabilities (124,473) (4,864)
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Net cash provided (used) by operating activities (157,145) (1,496,402)
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Net cash used by investing activities:
Additions to property and equipment - (2,656)
Proceeds from sale of property 5,017,903 -
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Net cash provided (used) by investing activities 5,017,903 (2,656)
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Net cash used by financing activities -
principal payments on mortgage loans and
mortgage acquisition costs (3,941,815) (56,484)
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Net decrease in cash and equivalents 918,943 (1,555,542)
Cash and equivalents at beginning of period 88,453 1,686,913
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Cash and equivalents at end of period $1,007,396 131,371
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Notes to Financial Statements
September 30, 2001 and 2000
Organization
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Realmark Property Investors Limited Partnership - IV (the Partnership), a
Delaware limited partnership, was formed on February 12, 1985, to invest in a
diversified portfolio of income producing real estate investments. The general
partners are Realmark Properties, Inc. (the corporate general partner) and
Joseph M. Jayson (the individual general partner). Joseph M. Jayson is the sole
stockholder of J.M. Jayson & Company Inc. Realmark Properties, Inc. is a
wholly-owned subsidiary of J.M. Jayson & Company, Inc. Under the partnership
agreement, the general partners and their affiliates can receive compensation
for services rendered and reimbursement for expenses incurred on behalf of the
Partnership.
Basis of Presentation
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The accompanying interim financial statements have been prepared in accordance
with generally accepted accounting principles and, in the opinion of management,
contain all necessary adjustments for a fair presentation, on a going concern
basis. However, the Partnership will be dissolved in the near future since it
sold its one remaining property in the third quarter of 2001. If the Court
approves the settlement of the lawsuit as described in the contingency note
below, none of the payable to affiliated parties will be paid and that amount
will be effectively converted to capital upon dissolution.
The Partnership's significant accounting policies are set forth in its December
31, 2000 Form 10-K. The interim financial statements should be read in
conjunction with the financial statements included therein. The interim results
should not be considered indicative of the annual results. Certain
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reclassifications of prior period numbers may have been made to conform to the
current period presentation.
Property and Equipment
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Since 1998, the Partnership's only property, the Andover Park apartment complex,
has been actively marketed for sale. Depreciation expense not recorded in each
of the 2001 and 2000 three and nine month periods was approximately $44,000 and
$130,000.
In its March 31, 2001 and June 30, 2001 Form 10-Qs, the Partnership reported the
existence of a contingent sales agreement covering Andover Park. On August 16,
2001, the sale was consummated with an unaffiliated entity, Andover Park
Apartments Limited Partnership, for cash of $5.2 million, resulting in a net
gain of approximately $2.4 million.
In 2000 and 2001, the results of operations of the Partnership were the same as
the results of Andover Park's operations plus administrative expenses of the
Partnership. Therefore, presentation of pro forma data is inapplicable.
Contingency
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The Partnership, as a nominal defendant, the General Partners of all of the
Realmark Partnerships and the officers and directors of the Corporate General
Partner, as defendants, were served with a Summons and Complaint on April 7,
2000 in a class and derivative lawsuit instituted by Ira Gaines and on August 8,
2000 in a class and derivative lawsuit instituted by Sean O'Reilly and Louise
Homburger, each in Supreme Court, County of Erie, State of New York
(the"Court"). In September 2000, the Court signed an order consolidating these
lawsuits. The consolidated lawsuit alleges claims of mismanagement and improper
use of partnership funds relating to the Realmark Partnerships. The consolidated
lawsuit seeks declaratory relief, unspecified damages, a receiver, an order
liquidating the partnership, punitive damages, attorneys' fees and related
relief.
While the defendants deny any liability and have vigorously defended this
lawsuit, on August 29, 2001, the parties entered into a Stipulation of
Settlement (the "Agreement"). On October 4, 2001, the Court issued an "Order
Preliminarily Approving Settlement" that, among other things, calls for a
hearing on November 21, 2001 to determine whether the Agreement should be
approved by the Court. The Agreement provides, among other things, that:
* $1 million of the amount owed to the General Partners and/or their
affiliates by Realmark Property Investors Limited Partnership IV be
forgiven.
* The payable to the General Partners and/or their affiliates by Realmark
Property Investors Limited Partnership VI-A at March 31, 2001, in the
amount of $481,598, cease to accrue interest.
* All of the Realmark Partnerships' properties be disposed of within 360
days of the hearing order.
The consolidated financial statements do not include any adjustments that might
result from the outcome of this matter, pending the action of the Court.
Current Accounting Pronouncements
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Statements of Financial Accounting Standards Nos. 138 and 133, which concern
accounting for derivative instruments and hedging activities, became effective
for the Partnership on January 1, 2001 and did not have any effect on the
Partnership's financial statements.
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PART I - Item 2. Management's Discussion and Analysis of Financial Condition
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and Results of Operations
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Liquidity and Capital Resources
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The net proceeds from the sale of the Andover Park property are in cash and
equivalents at September 30, 2001. That balance will be used to pay the
remaining trade liabilities of the Partnership with the remainder to be
distributed to the limited partners in accordance with the Agreement described
above in the contingency note to the financial statements.
PART I - Item 3. Quantitative and Qualitative Disclosures About Market Risk
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The Partnership's cash equivalents are short-term, interest-bearing bank
accounts. It has not entered into any derivative contracts. Therefore, it has no
market risk exposure.
PART II - Item 6 Exhibits and Reports on Form 8-K
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On August 31, 2001, the Partnership filed a Form 8-K, reporting the sale of
Andover Park under item 2 thereof.
SIGNATURES
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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.
REALMARK PROPERTY INVESTORS LIMITED PARTNERHIP IV
November 14, 2001 /s/ Joseph M. Jayson
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Date Joseph M. Jayson,
Individual General Partner and
Principal Financial Officer
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