10-Q 1 fund9q3201310q.htm 10-Q Fund 9 Q3 2013 10Q
 
 
 
 
 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
  _______________________________________
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 30, 2013
or
o
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
 
For the transition period from _______ to _______

Commission file number 000-22039
  _______________________________________
WELLS REAL ESTATE FUND IX, L.P.
(Exact name of registrant as specified in its charter)
 _______________________________________
Georgia
 
58-2126622
(State or other jurisdiction of incorporation or organization)
 
(I.R.S. Employer Identification Number)
6200 The Corners Pkwy.,
Norcross, Georgia
 
30092-3365
(Address of principal executive offices)
 
(Zip Code)
 
 
 
Registrant's telephone number, including area code
 
(770) 449-7800
N/A
(Former name, former address, and former fiscal year, if changed since last report)
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  o
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes  x    No  o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of "large accelerated filer," "accelerated filer," and "smaller reporting company" in Rule 12b-2 of the Exchange Act.
Large accelerated filer
o
Accelerated filer
o
Non-accelerated filer
x (Do not check if a smaller reporting company)
Smaller reporting company
o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes  o    No  x

 
 
 
 
 


CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS
Certain statements contained in this Form 10-Q of Wells Real Estate Fund IX, L.P. (the "Partnership," "we," "our," "us," or the "Registrant") other than historical facts may be considered forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Such statements include, in particular, statements about our plans, strategies, and prospects and are subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as "may," "will," "expect," "intend," "anticipate," "estimate," "believe," "continue," or other similar words. Specifically, we consider, among others, statements concerning future operating results and cash flows, our ability to meet future obligations, and the amount and timing of any future distributions to limited partners to be forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date this report is filed with the Securities and Exchange Commission ("SEC"). We make no representations or warranties (express or implied) about the accuracy of any such forward-looking statements contained in this Form 10-Q, and we do not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.
Any such forward-looking statements are subject to unknown risks, uncertainties, and other factors and are based on a number of assumptions involving judgments with respect to, among other things, future economic, competitive, and market conditions, all of which are difficult or impossible to predict accurately. To the extent that our assumptions differ from actual results, our ability to meet such forward-looking statements, including our ability to generate positive cash flow from operations, provide distributions to partners, and maintain the value of our real estate properties, may be significantly hindered. See Item 1A in the Partnership's Annual Report on Form 10-K for the year ended December 31, 2012 for a discussion of some of the risks and uncertainties, although not all risks and uncertainties, which could cause actual results to differ materially from those presented in our forward-looking statements.
 


Page 2

WELLS REAL ESTATE FUND IX, L.P.
 
TABLE OF CONTENTS
 
 
 
 
Page No.
PART I.
 
 
 
 
 
 
 
 
Item 1.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Item 2.
 
 
 
 
 
 
 
Item 3.
 
 
 
 
 
 
 
Item 4.
 
 
 
 
 
 
PART II.
 
 
 
 
 
 
 
 
Item 1.
 
 
 
 
 
 
 
Item 1A.
 
 
 
 
 
 
 
Item 2.
 
 
 
 
 
 
 
Item 3.
 
 
 
 
 
 
 
Item 4.
 
 
 
 
 
 
 
Item 5.
 
 
 
 
 
 
 
Item 6.
 


Page 3

PART I.
FINANCIAL INFORMATION
 
ITEM 1.
FINANCIAL STATEMENTS
The information presented in the Partnership's accompanying balance sheets and statements of operations, partners' capital, and cash flows reflects all adjustments that are, in management's opinion, necessary for a fair and consistent presentation of the aforementioned financial statements.
The accompanying financial statements should be read in conjunction with the notes to the Partnership's financial statements and Management's Discussion and Analysis of Financial Condition and Results of Operations, all included in both this Quarterly Report on Form 10-Q and in the Partnership's Annual Report on Form 10-K for the year ended December 31, 2012. The Partnership's results of operations for the three months and nine months ended September 30, 2013 are not necessarily indicative of the operating results expected for the full year.



Page 4

WELLS REAL ESTATE FUND IX, L.P.
 
BALANCE SHEETS
 
 
(Unaudited)
 
 
 
September 30,
2013
 
December 31,
2012
Assets:
 
 
 
Investment in joint venture
$
1,617,617

 
$
4,109,865

Cash and cash equivalents
6,405,321

 
3,246,678

Due from joint venture
—

 
27,074

Other assets
10,146

 
12,226

Total assets
$
8,033,084

 
$
7,395,843

 
 
 
 
Liabilities:
 
 
 
Accounts payable and accrued expenses
$
2,883

 
$
11,092

Due to affiliates
4,346

 
7,539

Total liabilities
7,229

 
18,631

 
 
 
 
Commitments and Contingencies

 

 
 
 
 
Partners' Capital:
 
 
 
Limited partners:
 
 
 
Class A – 3,273,890 units issued and outstanding
7,300,870

 
7,376,545

Class B – 226,110 units issued and outstanding
724,985

 
—

General partners
—

 
667

Total partners' capital
8,025,855

 
7,377,212

Total liabilities and partners' capital
$
8,033,084

 
$
7,395,843


See accompanying notes.
 


Page 5

WELLS REAL ESTATE FUND IX, L.P.

STATEMENTS OF OPERATIONS
 
 
(Unaudited)
 
(Unaudited)
 
Three Months Ended
 
Nine Months Ended
 
September 30,
 
September 30,
 
2013
 
2012
 
2013
 
2012
Equity in Income (Loss) of Joint Venture
$
(58,561
)
 
$
3,269

 
$
772,335

 
$
158,915

 
 
 
 
 
 
 
 
Interest and Other Income
3,213

 
1,326

 
7,666

 
6,536

 
 
 
 
 
 
 
 
General and Administrative Expenses
34,293

 
42,295

 
131,358

 
144,005

Net Income (Loss)
$
(89,641
)
 
$
(37,700
)
 
$
648,643

 
$
21,446

 
 
 
 
 
 
 
 
Net Income (Loss) Allocated To:
 
 
 
 
 
 
 
Class A Limited Partners
$
—

 
$
(37,323
)
 
$
(75,675
)
 
$
(68,965
)
Class B Limited Partners
$
(89,641
)
 
$
—

 
$
724,985

 
$
90,196

General Partners
$
—

 
$
(377
)
 
$
(667
)
 
$
215

 
 
 
 
 
 
 
 
Net Income (Loss) Per Weighted-Average Limited Partner Unit:
 
 
 
 
 
 
 
Class A
$
0.00

 
$
(0.01
)
 
$
(0.02
)
 
$
(0.02
)
Class B
$
(0.40
)
 
$
0.00

 
$
3.21

 
$
0.40

 
 
 
 
 
 
 
 
Weighted-Average Limited Partner Units Outstanding:
 
 
 
 
 
 
 
Class A
3,273,890

 
3,273,890

 
3,273,890

 
3,273,890

Class B
226,110

 
226,110

 
226,110

 
226,110


See accompanying notes.


Page 6

WELLS REAL ESTATE FUND IX, L.P.
 
STATEMENTS OF PARTNERS' CAPITAL
FOR THE YEAR ENDED DECEMBER 31, 2012
AND THE NINE MONTHS ENDED SEPTEMBER 30, 2013 (UNAUDITED)
 
 
Limited Partners
 
General
Partners
 
Total
Partners'
Capital
 
Class A
 
Class B
 
 
Units
 
Amount
 
Units
 
Amount
 
BALANCE, December 31, 2011
3,263,890

 
$
10,731,553

 
236,110

 
$
166,839

 
$
887

 
$
10,899,279

 
 
 
 
 
 
 
 
 
 
 
 
Class B conversion elections
10,000

 
7,066

 
(10,000
)
 
(7,066
)
 
—

 
—

Net income (loss)


 
(112,043
)
 


 
90,196

 
(220
)
 
(22,067
)
Distributions of Net Sale Proceeds
($0.99 and $1.11 per weighted-average for Class A Unit and Class B Unit, respectively)


 
(3,250,031
)
 


 
(249,969
)
 
—

 
(3,500,000
)
BALANCE, December 31, 2012
3,273,890

 
7,376,545

 
226,110

 
—

 
667

 
7,377,212

 
 
 
 
 
 
 
 
 
 
 
 
Net income (loss)
—

 
(75,675
)
 
—

 
724,985

 
(667
)

648,643

BALANCE, September 30, 2013
3,273,890

 
$
7,300,870

 
226,110

 
$
724,985

 
$
—

 
$
8,025,855


See accompanying notes.


Page 7

WELLS REAL ESTATE FUND IX, L.P.
 
STATEMENTS OF CASH FLOWS
 
 
(Unaudited)
 
Nine Months Ended
 
September 30,
 
2013
 
2012
Cash Flows from Operating Activities:
 
 
 
Net income
$
648,643

 
$
21,446

Operating distributions received from joint venture
27,074

 
319,809

Adjustments to reconcile net income to net cash (used in) provided by operating activities:
 
 
 
Equity in income of joint venture
(772,335
)
 
(158,915
)
Changes in assets and liabilities:
 
 
 
Decrease in other assets
2,080

 
923

Decrease in accounts payable and accrued expenses
(8,209
)
 
(4,347
)
Decrease in due to affiliates
(3,193
)
 
(509
)
Net cash (used in) provided by operating activities
(105,940
)
 
178,407

 
 
 
 
Cash Flows from Investing Activities:
 
 
 
Net sale proceeds received from joint venture
3,562,821

 
—

Investment in joint venture
(298,238
)
 
—

Net cash provided by investing activities
3,264,583

 
—

 
 
 
 
Cash Flows from Financing Activities:
 
 
 
Distributions of net sale proceeds to limited partners
—

 
(3,500,000
)
Net Increase (Decrease) in Cash and Cash Equivalents
3,158,643

 
(3,321,593
)
 
 
 
 
Cash and Cash Equivalents, beginning of period
3,246,678

 
6,535,295

Cash and Cash Equivalents, end of period
$
6,405,321

 
$
3,213,702


See accompanying notes.


Page 8

WELLS REAL ESTATE FUND IX, L.P.

CONDENSED NOTES TO FINANCIAL STATEMENTS
SEPTEMBER 30, 2013 (unaudited)
 
1.
ORGANIZATION AND BUSINESS
Wells Real Estate Fund IX, L.P. (the "Partnership") is a Georgia public limited partnership with Leo F. Wells, III and Wells Partners, L.P. ("Wells Partners"), a Georgia nonpublic limited partnership, serving as its general partners (collectively, the "General Partners"). Wells Capital, Inc. ("Wells Capital") serves as the corporate general partner of Wells Partners. Wells Capital is a wholly owned subsidiary of Wells Real Estate Funds, Inc. ("WREF"). Leo F. Wells, III is the president and sole director of Wells Capital and the president, sole director, and sole owner of WREF. The Partnership was formed on August 15, 1994 for the purpose of acquiring, developing, constructing, owning, operating, improving, leasing, and managing income-producing commercial properties for investment purposes. Upon subscription, limited partners elected to have their units treated as Class A Units or Class B Units. Limited partners have the right to change their prior elections to have some or all of their units treated as Class A or Class B Units one time during each quarterly accounting period. Limited partners may vote to, among other things: (a) amend the partnership agreement, subject to certain limitations; (b) change the business purpose or investment objectives of the Partnership; (c) add or remove a general partner; (d) elect a new general partner; (e) dissolve the Partnership; (f) authorize a merger or a consolidation of the Partnership; and (g) approve a sale involving all or substantially all of the Partnership's assets, subject to certain limitations. A majority vote on any of the above-described matters will bind the Partnership without the concurrence of the General Partners. Each limited partnership unit has equal voting rights regardless of class.
On January 5, 1996, the Partnership commenced a public offering of up to $35,000,000 of Class A or Class B limited partnership units ($10.00 per unit) pursuant to a Registration Statement filed on Form S-11 under the Securities Act. The offering was terminated on December 30, 1996, at which time the Partnership had sold approximately 2,935,931 Class A Units and 564,069 Class B Units representing total limited partner capital contributions of $35,000,000.
The Partnership owns interests in all of its real estate assets through joint ventures with other entities affiliated with the General Partners and Piedmont Operating Partnership, LP ("Piedmont OP"), formerly known as Wells Operating Partnership, L.P. Piedmont OP is a Delaware limited partnership with Piedmont Office Realty Trust, Inc. ("Piedmont REIT"), formerly known as Wells Real Estate Investment Trust, Inc., serving as its general partner. Piedmont REIT is a Maryland corporation that has elected to be taxed as a real estate investment trust. During the periods presented, the Partnership owned interests in the following joint ventures (the "Joint Ventures") and properties:

Joint Venture
Joint Venture Partners
Ownership %
Properties
Fund VIII and Fund IX Associates
("Fund VIII-IX Associates")
• Wells Real Estate Fund VIII, L.P.
• Wells Real Estate Fund IX, L.P.
54.8%
45.2%
1. US Cellular Building(1)
A four-story office building located
in Madison, Wisconsin
 
2. 305 Interlocken Parkway
A two-story office building located
in Broomfield, Colorado
The Fund IX, Fund X, Fund XI and REIT Joint Venture
("Fund IX-X-XI-REIT Associates")(2)
• Wells Real Estate Fund IX, L.P.
• Wells Real Estate Fund X, L.P.
• Wells Real Estate Fund XI, L.P.
• Piedmont Operating Partnership, LP
39.0%
48.5%
8.8%
3.7%
No properties owned during the periods presented.
(1) 
This property sold in March 2013.
(2) 
This joint venture wound up its affairs in 2011 and was terminated in the first quarter of 2012.

Wells Real Estate Fund VIII, L.P. and Wells Real Estate Fund XI, L.P. are affiliated with the Partnership through common general partners. Wells Real Estate Fund X, L.P. was affiliated with the Partnership through one or more common general partners prior to its dissolution. Each of the properties described above was acquired on an all-cash basis. For further information regarding Fund VIII and Fund IX Associates and foregoing properties, refer to the Partnership's Annual Report on Form 10-K for the year ended December 31, 2012.



Page 9

2.
SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Basis of Presentation
The financial statements of the Partnership have been prepared in accordance with rules and regulations of the SEC, including the instructions to Form 10-Q and Article 10 of Regulation S-X, and in accordance with such rules and regulations, do not include all of the information and footnotes required by U.S. generally accepted accounting principles ("GAAP") for complete financial statements. In the opinion of the General Partners, the statements for the unaudited interim periods presented include all adjustments that are of a normal and recurring nature and necessary to fairly and consistently present the results for these periods. Results for interim periods are not necessarily indicative of full-year results. For further information, refer to the financial statements and footnotes included in the Partnership's Annual Report on Form 10-K for the year ended December 31, 2012.
Investment in Joint Venture
The Partnership has evaluated Fund VIII-IX Associates and concluded that it is not a variable interest entity. The Partnership does not have control over the operations of Fund VIII-IX Associates; however, it does exercise significant influence. Approval by the Partnership as well as the other joint venture partners is required for any major decision or any action that would materially affect Fund VIII-IX Associates or its real property investments. Accordingly, the Partnership accounts for its investments in Fund VIII-IX Associates using the equity method of accounting, whereby original investments are recorded at cost and subsequently adjusted for contributions, distributions, and net income (loss) attributable to the Partnership. Pursuant to the terms of the joint venture agreement, all income (loss) and distributions are allocated to joint venture partners in accordance with their respective ownership interests. Distributions of net cash from operations, if available, are generally distributed to the joint venture partners on a quarterly basis.
Evaluating the Recoverability of Real Estate Assets
The Partnership continually monitors events and changes in circumstances that could indicate that the carrying amounts of the real estate assets owned through the Partnership's investment in Fund VIII-IX Associates may not be recoverable. When indicators of potential impairment are present which suggest that the carrying amounts of real estate assets may not be recoverable, management assesses the recoverability of the real estate assets by determining whether the respective carrying values will be recovered through the estimated undiscounted future cash flows expected from the use of the assets and their eventual disposition for assets held for use, or with the estimated fair values, less costs to sell, for assets held for sale. In the event that the expected undiscounted future cash flows for assets held for use, or the estimated fair value, less costs to sell, for assets held for sale do not exceed the respective asset carrying value, management adjusts the real estate assets to their respective estimated fair values, pursuant to the provisions of the property, plant, and equipment accounting standard for the impairment or disposal of long-lived assets, and recognizes an impairment loss. Estimated fair values are determined based on the following information, dependent upon availability: (i) recently quoted market price(s) for the subject property, or highly comparable properties, under sufficiently active and normal market conditions, or (ii) the present value of future cash flows, including estimated residual value. The Partnership has determined that there have been no additional impairments in the carrying value of its real estate assets to date; however, certain of the Partnership's assets may be carried at an amount more than could be realized in a current disposition transaction.
While various techniques and assumptions can be used to estimate fair value depending on the nature of the asset or liability, the accounting standard for fair value measurements and disclosures describes three levels of inputs that may be used to measure fair value. Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the Partnership has the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals. Level 3 inputs are unobservable inputs for the asset or liability, which are typically based on an entity's own assumptions, as little, if any, related market activity or information is available. Examples of Level 3 inputs include estimated holding periods, discount rates, market capitalization rates, expected lease rental rates, timing of new leases, and sales prices; additionally, the Partnership may assign an estimated probability-weighting to more than one fair value estimate based on the Partnership's assessment of the likelihood of the respective underlying assumptions occurring as of the evaluation date. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Partnership's assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and consideration of factors specific to the asset or liability.


Page 10

Projections of expected future cash flows require that the Partnership estimate future market rental income, property operating expenses, the number of months it takes to re-lease the property, and the number of years the property is held for investment, among other factors. The subjectivity of assumptions used in the future cash flow analysis, including discount rates, could result in an incorrect assessment of the property's future cash flows and fair value, and could result in the misstatement of the carrying value of real estate assets held by Fund VIII-IX Associates and net income (loss) of the Partnership.
Distribution of Net Cash from Operations
Net cash from operations, if available and unless reserved, is generally distributed quarterly to the limited partners as follows:
•
First, to all limited partners holding Class A Units on a per-unit basis until such limited partners have received distributions equal to a 10% per annum return on their respective net capital contributions, as defined;
•
Second, to the General Partners until the General Partners have received distributions equal to 10% of the total cumulative distributions paid by the Partnership; and
•
Third, to the limited partners holding Class A Units on a per-unit basis and the General Partners allocated on a basis of 90% and 10%, respectively.
No distributions of net cash from operations will be made to limited partners holding Class B Units.
Distribution of Net Sale Proceeds
Upon sales of properties, unless reserved, net sale proceeds will be distributed in the following order:
•
In the event that the particular property sold is sold for a price that is less than its original property purchase price, to the limited partners holding Class A Units until they have received an amount equal to the excess of the original property purchase price over the price for which the property was sold, limited to the amount of depreciation, amortization, and cost recovery deductions taken by the limited partners holding Class B Units with respect to such property;
•
To limited partners holding units which at any time have been treated as Class B Units, until such limited partners have received an amount necessary to equal the net cash available for distribution previously received by the limited partners holding Class A Units on a per-unit basis;
•
To all limited partners on a per-unit basis until the limited partners have received 100% of their respective net capital contribution, as defined;
•
To all limited partners on a per-unit basis until the limited partners have received a cumulative 10% per annum return on their respective net capital contribution, as defined;
•
To limited partners on a per-unit basis until the limited partners have received an amount equal to their respective preferential limited partner return (defined as the sum of a 10% per annum cumulative return on net capital contributions for all periods during which the units were treated as Class A Units and a 15% per annum cumulative return on net capital contributions for all periods during which the units were treated as Class B Units);
•
To all General Partners until they have received 100% of their capital contributions; in the event that limited partners have received aggregate cash distributions from the Partnership over the life of their investment in excess of a return of their net capital contributions plus their preferential limited partner return, then the General Partners shall receive an additional sum equal to 25% of such excess; and
•
Thereafter, 80% to the limited partners on a per-unit basis and 20% to the General Partners.
Allocations of Net Income, Net Loss, and Gain on Sale
For the purpose of determining allocations per the partnership agreement, net income is defined as net income recognized by the Partnership, excluding deductions for depreciation, amortization, cost recovery, and the gain on the sale of assets. Net income, as defined, of the Partnership will be allocated each year in the same proportions that net cash from operations is distributed to the partners holding Class A Units and the General Partners. To the extent the Partnership's net income in any year exceeds net cash from operations, such excess net income will be allocated 99% to the limited partners holding Class A Units and 1% to the General Partners.
Net loss, depreciation, and amortization deductions for each fiscal year will be allocated as follows: (a) 99% to the limited partners holding Class B Units and 1% to the General Partners until their capital accounts are reduced to zero; (b) then, to any partner


Page 11

having a positive balance in his capital account in an amount not to exceed such positive balance; and (c) thereafter, to the General Partners.
Gain on the sale or exchange of the Partnership's properties will be allocated generally in the same manner that the net proceeds from such sale are distributed to partners after the following allocations are made, if applicable: (i) allocations made pursuant to the qualified income offset provisions of the partnership agreement; (ii) allocations to partners having negative capital accounts until all negative capital accounts have been restored to zero; and (iii) allocations to limited partners holding Class B Units in amounts equal to the deductions for depreciation and amortization previously allocated to them with respect to the specific property sold, but not in excess of the amount of gain on sale recognized by the Partnership with respect to the sale of such property.
Recent Accounting Pronouncement

In April 2013, the Financial Accounting Standards Board issued Accounting Standards Update 2013-07, Presentation of Financial Statements Topic Liquidation Basis of Accounting ("ASU 2013-07"). ASU 2013-07 requires an entity to prepare its financial statements using the liquidation basis of accounting when liquidation is imminent. Liquidation is considered imminent when the likelihood is remote that the organization will return from liquidation and either: (a) a plan for liquidation is approved by the person or persons with the authority to make such a plan effective and the likelihood is remote that the execution of the plan will be blocked by other parties; or (b) a plan for liquidation is being imposed by other forces. ASU 2013-07 will be effective for the Partnership beginning on January 1, 2014. The Partnership expects that the adoption of ASU 2013-07 will not have a material impact on its financial statements or disclosures.

3.
INVESTMENT IN JOINT VENTURE
Summary of Financial Information
Condensed financial information for the joint venture in which the Partnership held direct interests for the three months and nine months ended September 30, 2013 and 2012, respectively, is presented below:
 
Total Revenues
 
Loss From
Continuing Operations
 
Income (Loss) From
Discontinued Operations
 
Net Income (Loss)
 
Three Months Ended
 
Three Months Ended
 
Three Months Ended
 
Three Months Ended
 
September 30,
 
September 30,
 
September 30,
 
September 30,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
Fund VIII-IX Associates
$
—

 
$
53,614

 
$
(128,920
)
 
$
(56,633
)
 
$
(631
)
 
$
63,866

 
$
(129,551
)
 
$
7,233

 
Total Revenues
 
Income (Loss) From
Continuing Operations
 
Income From
Discontinued Operations
 
Net Income
 
Nine Months Ended
 
Nine Months Ended
 
Nine Months Ended
 
Nine Months Ended
 
September 30,
 
September 30,
 
September 30,
 
September 30,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
Fund VIII-IX Associates
$
—

 
$
446,979

 
$
(405,436
)
 
$
127,287

 
$
2,114,015

 
$
224,271

 
$
1,708,579

 
$
351,558

The Partnership allocates its share of net income, net loss, and gain on sale generated by the properties owned by Fund VIII-IX Associates to its Class A and Class B limited partners pursuant to the partnership agreement provisions outlined in Note 2. The components of income from discontinued operations recognized by Fund VIII-IX Associates are provided below:
 
Nine Months Ended
 
Nine Months Ended
 
September 30, 2013
 
September 30, 2012
 
Operating
Income
 
Gain
on Sale
 
Total
 
Operating
Income
 
Gain
on Sale
 
Total
Fund VIII-IX Associates
$
87,612

 
$
2,026,403

 
$
2,114,015

 
$
224,271

 
$
—

 
$
224,271




Page 12

Due from Joint Venture
As presented in the accompanying balance sheets, due from joint venture as of December 31, 2012 represents operating cash flow generated by Fund VIII-IX Associates for the three months ended December 31, 2012, which is attributable to the Partnership.
4.
RELATED-PARTY TRANSACTIONS
Management and Leasing Fees
The Partnership entered into a property management and leasing agreement with Wells Management Company, Inc. ("Wells Management"), an affiliate of the General Partners. In accordance with the property management and leasing agreement, Wells Management receives compensation for the management and leasing of the Partnership's properties owned through the Joint Ventures, equal to (a) 3% for management services and 3% for leasing services of the gross revenues collected monthly, plus a separate fee for the one-time initial lease-up of newly constructed properties in an amount not to exceed the fee customarily charged in arm's-length transactions by others rendering similar services in the same geographic area for similar properties, which is assessed periodically based on market studies, or (b) in the case of commercial properties leased on a long-term net basis (ten or more years), 1% of the gross revenues except for initial leasing fees equal to 3% of the gross revenues over the first five years of the lease term. Management and leasing fees are paid by the Joint Ventures and, accordingly, are included in equity in income (loss) of joint ventures in the accompanying statements of operations. The Partnership's share of management and leasing fees and lease acquisition costs incurred through Fund VIII and Fund IX Associates and payable to Wells Management is $0 and $11,080 for the three months ended September 30, 2013 and 2012, respectively, and $4,992 and $36,982 for the nine months ended September 30, 2013 and 2012, respectively.
Administrative Reimbursements
Wells Capital, the corporate general partner of Wells Partners, one of the Partnership's General Partners, and Wells Management perform certain administrative services for the Partnership, relating to accounting and other partnership administration, and incur the related expenses. Such expenses are allocated among other entities affiliated with the General Partners based on estimates of the amount of time dedicated to each fund by individual administrative personnel. In the opinion of the General Partners, this allocation is a reasonable estimation of such expenses. The Partnership incurred administrative expenses payable to Wells Capital and Wells Management of $13,255 and $25,445 for the three months ended September 30, 2013 and 2012, respectively, and $44,391 and $68,783 for the nine months ended September 30, 2013 and 2012, respectively. In addition, Wells Capital and Wells Management pay for certain operating expenses of the Partnership ("bill-backs") directly and invoice the Partnership for the reimbursement thereof on a quarterly basis. As presented in the accompanying balance sheets, due to affiliates as of September 30, 2013 and December 31, 2012 represents administrative reimbursements and bill-backs due to Wells Capital and/or Wells Management.
Operational Dependency
The Partnership has engaged Wells Capital and Wells Management to provide certain essential services, including supervision of the management and leasing of its properties, asset acquisition and disposition services, as well as other administrative responsibilities, including accounting services and investor communications and relations. These agreements are terminable by either party upon 60 days' written notice. As a result of these relationships, the Partnership's operations are dependent upon Wells Capital and Wells Management.
Wells Capital and Wells Management are owned and controlled by WREF. The operations of Wells Capital, Wells Investment Securities, Inc., Wells Management, Wells Core Office Income REIT Advisory Services, LLC, and their affiliates represent substantially all of the business of WREF. Accordingly, we focus on the financial condition of WREF when assessing the financial condition of Wells Capital and Wells Management. In the event that WREF were to become unable to meet its obligations as they become due, we might be required to find alternative service providers.
Future net income generated by WREF will be largely dependent upon the amount of fees earned by Wells Capital and Wells Management based on, among other things, the management of assets for WREF-sponsored programs and the volume of future dispositions of real estate assets by WREF-sponsored programs, as well as distribution income earned from its holdings of common stock of Piedmont REIT, which was acquired in connection with the Piedmont REIT internalization transaction. As of September 30, 2013, the Partnership has no reason to believe that WREF does not have access to adequate liquidity and capital resources, including cash flow generated from operations, cash on hand, other investments, and borrowing capacity, necessary to meet its current and future obligations as they become due. Modifying service agreements between WREF, or its affiliates, and the Partnership, or other WREF-sponsored programs, could impact WREF's future net income and future access to liquidity and capital resources.


Page 13

For example, a large portion of WREF's income is derived under agreements with Columbia Property Trust, Inc. ("Columbia"), formerly known as Wells Real Estate Investment Trust II, Inc. Effective February 28, 2013, Columbia transitioned to self-management and indicated that it does not expect to rely on WREF for the same level of services beyond December 31, 2013. In addition, a smaller portion of WREF’s income is derived under agreements with CatchMark Timber Trust, Inc. (“CatchMark”), formerly known as Wells Timberland REIT, Inc. Effective October 25, 2013, CatchMark also transitioned to self-management and indicated that it does not expect to rely on WREF for the same level of services beyond June 30, 2014. As such, WREF does not expect to receive significant compensation from Columbia or CatchMark beyond December 31, 2013 and June 30, 2014, respectively.
5.
COMMITMENTS AND CONTINGENCIES
From time to time, the Partnership and its General Partners are parties to legal proceedings which arise in the ordinary course of the Partnership's business. The Partnership is not currently involved in any litigation for which the outcome would, in the judgment of the General Partners based on information currently available, have a materially adverse impact on the results of operations or financial condition of the Partnership, nor is management aware of any such litigation threatened against us.
6.
SUBSEQUENT EVENT
Distribution of Net Sale Proceeds
On November 1, 2013, net sale proceeds of approximately $3,750,000 from the sales of the 360 Interlocken Building and the US Cellular Building were distributed to the limited partners of record as of September 30, 2013, which, under the terms of the partnership agreement, does not include limited partners acquiring units after June 30, 2013. Accordingly, the General Partners have determined to hold residual net sale proceeds in reserve to fund the Partnership's pro rata share of anticipated re-leasing costs at the Partnership's remaining property.
ITEM 2.
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following discussion and analysis should be read in conjunction with the accompanying financial statements and notes thereto. See also "Cautionary Note Regarding Forward-Looking Statements" preceding Part I, as well as our financial statements, the notes thereto, and Management's Discussion and Analysis of Financial Condition and Results of Operations, all provided in our Annual Report on Form 10-K for the year ended December 31, 2012.
Overview
Management believes that the Partnership typically operates through the following five key life cycle phases. The duration of each phase is dependent upon various economic, industry, market, and other internal/external factors. Some overlap naturally exists in the transition from one phase to the next.
•
Fundraising phase
The period during which the Partnership is raising capital through the sale and issuance of limited partner units to the public;
•
Investing phase
The period during which the Partnership invests the capital raised during the fundraising phase, less upfront fees, into the acquisition of real estate assets;
•
Holding phase
The period during which the Partnership owns and operates its real estate assets during the initial lease terms of the tenants;
•
Positioning-for-sale phase
The period during which the leases in place at the time of acquisition expire and, thus, the Partnership expends time, effort, and funds to re-lease such space to existing and/or new tenants. Following the holding phase, the Partnership continues to own and operate the real estate assets, evaluate various options for disposition, and market the real estate assets for sale; and
•
Disposition-and-liquidation phase
The period during which the Partnership sells its real estate investments, distributes net sale proceeds to the partners, liquidates, and terminates the Partnership.



Page 14

Portfolio Overview
We are currently in the positioning-for-sale phase of our life cycle. We have sold seven of the eight properties in which we have held interests. On September 25, 2013, Fund VIII-IX Associates entered into an agreement to sell our remaining asset, 305 Interlocken Parkway, to an unaffiliated third party, for a gross sales price of $6,100,000, exclusive of closing costs (the "Agreement"). The Agreement is subject to a 60-day due diligence period and a financing contingency which must be satisfied by November 30, 2013. The earnest money deposit of $150,000 will become non-refundable upon the expiration of the due diligence period and satisfaction of the aforementioned financing contingency. The Partnership expects the closing of this transaction to occur during the fourth quarter of 2013; however, there are no assurances regarding when or if this sale will be completed.
The third quarter 2013 operating distributions to limited partners were reserved. Our General Partners anticipate that operating distributions to limited partners will continue to be reserved in the near-term due to the current vacancy at our remaining property, 305 Interlocken Parkway, and our intention to fund our pro rata share of property operating costs and anticipated re-leasing costs should the transaction disclosed above not be completed as anticipated. On November 1, 2013, our General Partners distributed approximately $3,750,000 from the sales of the 360 Interlocken Building and the US Cellular Building.
Property Summary
As of October 31, 2013, we owned an interest in one property. As noted above under Portfolio Overview, we anticipate selling our remaining property in the fourth quarter of 2013, but as there are no assurances regarding when or if this sale will be completed, we will continue our leasing and marketing efforts.
Information relating to the properties owned, or previously owned, by the joint ventures is provided below:
•
The 15253 Bake Parkway property was sold on December 2, 2004.
•
The Alstom Power – Knoxville Building was sold on March 15, 2005.
•
The 1315 West Century Drive property was sold on December 22, 2006.
•
The Iomega Building was sold on January 31, 2007.
•
The 14079 Senlac Drive property was sold on November 29, 2007.
•
The Avaya Building was sold on October 15, 2010.
•
The 360 Interlocken Building was sold on June 2, 2011.
•
The US Cellular Building, located in Madison, Wisconsin was sold on March 22, 2013.
•
The 305 Interlocken Parkway property, located in the Broomfield submarket of Denver, Colorado, is currently vacant. On September 25, 2013, Fund VIII-IX Associates entered into an agreement to sell the 305 Interlocken Parkway property; however, there are no assurances regarding when or if this sale will be completed.
Liquidity and Capital Resources
Overview
The Partnership is an investment vehicle formed for the purpose of acquiring, owning, and operating income-producing real properties or investing in joint ventures formed for the same purpose, and has invested all of the partners' original net offering proceeds available for investment. Thus, it is unlikely that we will acquire interests in any additional properties or joint ventures. Historically, our investment strategy has generally involved acquiring properties on an all-cash basis that are preleased to creditworthy tenants through joint ventures with affiliated partnerships.
Our operating strategy entails funding expenditures related to the recurring operations of Fund VIII-IX Associates' remaining property and the portfolio with operating cash flows, including current and prior period operating distributions received from Fund VIII-IX Associates, and assessing the amount of remaining cash flows that will be required to fund known future re-leasing costs and other capital improvements. Any residual operating cash flows are generally considered available for distribution to the Class A limited partners and, unless reserved, are generally paid quarterly. To the extent that operating cash flows are insufficient to fund our recurring operations, net sale proceeds will be utilized. As a result, the ongoing monitoring of our cash position is critical to ensuring that adequate liquidity and capital resources are available. Economic downturns in our remaining market could adversely impact our ability to re-lease the current space at 305 Interlocken Parkway on favorable terms, which could have an adverse effect on our operating cash flows and our ability to provide funding for capital needs.
Short-Term Liquidity
During the nine months ended September 30, 2013, net cash outflows from operating activities were approximately $106,000 primarily due to (i) Fund VIII-IX Associates retaining its operating cash flow to fund re-leasing costs at the US Cellular Building


Page 15

prior to its disposition and property costs at 305 Interlocken Parkway as a result of the current vacancy, and (ii) funding our general and administrative expenses. The extent to which future operating distributions are paid to limited partners will be largely dependent upon the amount of cash generated by Fund VIII-IX Associates, our expectations of future cash flows, and determination of near-term cash needs to fund our share of property operating costs, tenant re-leasing costs and other capital improvements for our remaining property. We anticipate that operating distributions from Fund VIII-IX Associates will decline in the near-term as a result of (i) the current vacancy at the 305 Interlocken Parkway property and (ii) our intention to fund our pro rata share of anticipated re-leasing costs at the 305 Interlocken Parkway property should the anticipated disposition transaction not be completed as anticipated.
During the nine months ended September 30, 2013, we received net sale proceeds from the sale of the US Cellular Building of approximately $3,563,000. During the nine months ended September 30, 2013, we invested approximately $298,000 in Fund VIII-IX Associates to (i) fund our pro rata share of tenant improvements at the US Cellular Building related to recent leasing activity, prior to its disposition and (ii) fund our pro rata share of operating expenses at the 305 Interlocken Parkway property.
We believe that the cash on hand will be sufficient to cover our working capital needs, including those provided for within our total liabilities of approximately $7,000, as of September 30, 2013.
Long-Term Liquidity
We expect that our future sources of capital will be primarily derived from operating cash flows generated from the remaining property owned by Fund VIII-IX Associates, once it is leased, and net proceeds generated from the sale of our remaining property. Our future long-term liquidity requirements will include, but not be limited to, funding our share of tenant improvements, renovations, expansions, and other significant capital improvements necessary for the remaining property owned through Fund VIII-IX Associates. We expect to continue to use substantially all future net cash from operations, including future distributions received from Fund VIII-IX Associates, to fund (i) leasing costs and capital expenditures necessary to position our remaining property for sale should the anticipated disposition transaction not be completed as anticipated and (ii) our general and administrative expenses. To the extent that residual operating cash flows remain after considering these funding requirements, we would then distribute such residual operating cash flow to the limited partners.
Capital Resources
We fund capital expenditures primarily related to building improvements for the purpose of maintaining the quality of our remaining property, and tenant improvements for the purpose of readying our remaining property for re-leasing. We will work with the Joint Venture to market the space to prospective new tenants. Generally, tenant improvements funded in connection with lease renewals require less capital than those funded in connection with new leases. However, external conditions, such as the supply of and demand for comparable space available within a given market, drive capital costs as well as rental rates.
Operating cash flows, if available, are generally distributed from the Joint Venture to us approximately one month following calendar quarter-ends. However, the Joint Venture will reserve operating distributions, or a portion thereof, as needed in order to fund known capital and other expenditures. Our cash management policy typically includes first utilizing current period operating cash flows until depleted, at which point operating reserves are utilized to fund capital and other required expenditures. In the event that current and prior period accumulated operating cash flows are insufficient to fund such costs, net sale proceeds reserves, if available, would then be utilized. Any capital or other expenditures not funded from the operations of the Joint Venture will be required to be funded by us and the other respective joint venture partners on a pro rata basis.


Page 16

As of September 30, 2013, we have received, used, distributed, and held net sale proceeds allocated to us from the sale of properties as presented below:
Property Sold
 
Net Sale
Proceeds
 
Partnership's
Approximate
Ownership %
 
Net Sale  Proceeds
Allocated to
the Partnership
 
Use of
Net Sale Proceeds
 
Net Sale Proceeds
Distributed to
Partners
 
Undistributed Net
Sale Proceeds
Amount
 
Purpose
 
305 Interlocken Parkway
(early termination in 2004)
 
$
800,000

(1)
45.2%
 
$
361,626

 
$
—

 
—
 
$
361,626

 
$
—

15253 Bake Parkway
(sold in 2004)
 
$
11,892,035

  
38.1%
 
4,526,770

 
237,910

 
Re-leasing 15253 Bake Parkway (2004)
 
4,288,860

 
—

Alstom Power –Knoxville Building
(sold in 2005)
 
$
11,646,089

  
39.0%
 
4,545,538

 
—

 
—
 
4,545,538

 
—

1315 West Century Drive
(sold in 2006)
 
$
8,059,625

  
39.0%
 
3,145,720

 
—

 
—
 
3,145,720

 
—

Iomega Building
(sold in 2007)
 
$
4,685,151

  
39.0%
 
1,828,642

 
—

 
—
 
1,828,642

 
—

14079 Senlac Drive
(sold in 2007)
 
$
5,107,237

  
45.2%
 
2,308,640

 
—

 
—
 
2,308,640

 
—

Avaya Building
(sold in 2010)
 
$
5,107,662

 
39.0%
 
1,993,551

 
—

 
—
 
1,993,551

 
—

360 Interlocken Building
(sold in 2011)
 
$
8,686,166

 
39.0%
 
3,389,872

 
—

 
—
 
727,424

 
2,662,448

US Cellular Building
(sold in 2013)
 
$
7,881,771

 
45.2%
 
3,562,821

 
—

 
—
 
—

 
3,562,821

Total
 
 
 
 
 
$
25,663,180

 
$
237,910

 
 
 
$
19,200,001

 
$
6,225,269

(1) 
The Partnership continues to own this property. The net sale proceeds represents payment received for unamortized tenant improvements in connection with the Cirrus Logic, Inc. lease termination.
Our General Partners distributed net sale proceeds of approximately $3,750,000 in November 2013 from the sales of the 360 Interlocken Building and the US Cellular Building. Our General Partners have decided to reserve the remainder of the net sale proceeds at this time due to the current vacancy at our remaining property, 305 Interlocken Parkway, and our intention to fund our pro rata share of property operating costs and anticipated re-leasing costs should the anticipated disposition transaction not be completed as anticipated.

Results of Operations
Comparison of the three months ended September 30, 2012 versus the three months ended September 30, 2013
Equity in Income (Loss) of Joint Ventures
Equity in income (loss) of Joint Ventures decreased from income of $3,269 for the three months ended September 30, 2012 to a loss of $(58,561) for the three months ended September 30, 2013, primarily due to the sale of the US Cellular Building in March 2013. Absent disposition or leasing activity at our remaining property, we expect equity in loss of Fund VIII-IX Associates for future periods to remain at a similar level as compared to the third quarter of 2013.
General and Administrative Expenses
General and administrative expenses decreased from $42,295 for the three months ended September 30, 2012 to $34,293 for the three months ended September 30, 2013, primarily due to a decrease in administrative reimbursements and administrative costs related to reporting and regulatory requirements. We anticipate that future general and administrative expenses will vary primarily based on future changes in our reporting and regulatory requirements.





Page 17

Comparison of the nine months ended September 30, 2012 versus the nine months ended September 30, 2013
Equity in Income of Joint Ventures
Equity in income of Joint Ventures increased from $158,915 for the nine months ended September 30, 2012 to $772,335 for the nine months ended September 30, 2013, primarily due to the gain recognized on the sale of the US Cellular Building in March 2013, of which approximately $916,000 was allocated to the Partnership, partially offset by a decrease in rental and reimbursement income at the 305 Interlocken Parkway property as a result of the current vacancy. Absent disposition or leasing activity at our remaining property, we expect equity in income of Fund VIII-IX Associates for future periods to decline as a result of the disposition of the US Cellular Building in the first quarter of 2013.
General and Administrative Expenses
General and administrative expenses decreased from $144,005 for the nine months ended September 30, 2012 to $131,358 for the nine months ended September 30, 2013, primarily due to a decrease in administrative reimbursements and administrative costs related to reporting and regulatory requirements. We anticipate that future general and administrative expenses will vary primarily based on future changes in our reporting and regulatory requirements.
Application of Critical Accounting Policies
Summary
Our accounting policies have been established to conform with GAAP. The preparation of financial statements in conformity with GAAP requires management to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. If management's judgment or interpretation of the facts and circumstances relating to various transactions had been different, it is possible that different accounting policies would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies may utilize different estimates that may impact comparability of our results of operations to those of companies in similar businesses.
Below is a discussion of the accounting policies used by us and the Joint Venture, which are considered to be critical in that they may require complex judgment in their application or require estimates about matters that are inherently uncertain.
Investment in Real Estate Assets
We are required to make subjective assessments as to the useful lives of our depreciable assets. We consider the period of future benefit of the assets to determine the appropriate useful lives. These assessments have a direct impact on net income. The estimated useful lives of the Joint Venture's assets are depreciated using the straight-line method over the following useful lives:
 
Buildings
40 years
Building improvements
5-25 years
Land improvements
20 years
Tenant improvements
Shorter of lease term or economic life

In the event that Fund VIII-IX Associates utilizes inappropriate useful lives or methods of depreciation, our net income would be misstated.
Evaluating the Recoverability of Real Estate Assets
We continually monitor events and changes in circumstances that could indicate that the carrying amounts of the real estate assets in which we have an ownership interest through our investment in Fund VIII-IX Associates may not be recoverable. When indicators of potential impairment are present which suggest that the carrying amounts of real estate assets may not be recoverable, we assess the recoverability of the real estate assets by determining whether the respective carrying values will be recovered through the estimated undiscounted future cash flows expected from the use of the assets and their eventual disposition for assets held for use, or with the estimated fair values, less costs to sell, for assets held for sale. In the event that such expected undiscounted future cash flows for assets held for use, or the estimated fair values, less costs to sell, for assets held for sale, do not exceed the respective assets' carrying values, we adjust the real estate assets to their respective estimated fair values, pursuant to the provisions of the property, plant, and equipment accounting standard for the impairment or disposal of long-lived assets, and recognize an impairment loss. Estimated fair values are determined based on the following information, dependent upon availability: (i) recently quoted


Page 18

market price(s) for the subject property, or highly comparable properties, under sufficiently active and normal market conditions, or (ii) the present value of future cash flows, including estimated residual value. We have determined that there have been no additional impairments in the carrying value of our real estate assets to date; however, certain of our assets may be carried at an amount more than could be realized in a current disposition transaction.
Projections of expected future cash flows require that we estimate future market rental income amounts subsequent to the expiration of current lease agreements, property operating expenses, the number of months it takes to re-lease the property, and the number of years the property is held for investment, among other factors. The subjectivity of assumptions used in the future cash flow analysis, including discount rates, could result in an incorrect assessment of the property's future cash flows and fair value, and could result in the misstatement of the carrying value of real estate assets held by Fund VIII-IX Associates and our net income (loss).
Related-Party Transactions
We have entered into agreements with Wells Capital and Wells Management, affiliates of our General Partners, or their affiliates, whereby we pay certain fees and expense reimbursements to Wells Capital, Wells Management, or their affiliates for asset management; the management and leasing of our properties; and administrative services relating to accounting, property management, and other partnership administration, and we incur the related expenses. See Note 4 to our financial statements included in this report for a description of these fees and expense reimbursements we have incurred.
Commitments and Contingencies
We are subject to certain commitments and contingencies with regard to certain transactions. See Note 4 and Note 5 to our financial statements included in this report for further explanations. Examples of such commitments and contingencies include our property management and leasing agreements and anticipated distributions of net sale proceeds.
Subsequent Event

On November 1, 2013, net sale proceeds of approximately $3,750,000 from the sales of the 360 Interlocken Building and the US Cellular Building were distributed to the limited partners of record as of September 30, 2013, which, under the terms of the partnership agreement, does not include limited partners acquiring units after June 30, 2013. Accordingly, the General Partners have determined to hold residual net sale proceeds in reserve to fund the Partnership's pro rata share of anticipated re-leasing costs at the Partnership's remaining property.

ITEM 3.
QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Since we do not borrow any money, make any foreign investments, or invest in any market risk-sensitive instruments, we are not subject to risks relating to interest rates, foreign currency exchange rate fluctuations, or the other market risks contemplated by Item 305 of Regulation S-K.
ITEM 4.
CONTROLS AND PROCEDURES
Management's Conclusions Regarding the Effectiveness of Disclosure Controls and Procedures

We carried out an evaluation, under the supervision and with the participation of management of Wells Capital, the corporate general partner of Wells Partners, including the Principal Executive Officer and the Principal Financial Officer of Wells Capital, of the effectiveness of the design and operation of the Partnership's disclosure controls and procedures as defined in Rule 13a-15(e) of the Exchange Act as of the end of the quarterly period covered by this report. Based upon that evaluation, the Principal Executive Officer and the Principal Financial Officer of Wells Capital concluded that our disclosure controls and procedures were effective as of the end of the period covered by this quarterly report in providing a reasonable level of assurance that information we are required to disclose in the reports we file or submit under the Exchange Act is recorded, processed, summarized, and reported within the time periods specified in applicable SEC rules and forms, including providing a reasonable level of assurance that information required to be disclosed by us in the reports we file under the Exchange Act is accumulated and communicated to our management, including the Principal Executive Officer and the Principal Financial Officer of Wells Capital, as appropriate, to allow timely decisions regarding required disclosure.
Changes in Internal Control Over Financial Reporting
There were no changes in our internal control over financial reporting during the quarter ended September 30, 2013 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.


Page 19

PART II.
OTHER INFORMATION
ITEM 1.
LEGAL PROCEEDINGS
We are from time to time a party to legal proceedings, which arise in the ordinary course of our business. We are not currently involved in any litigation the outcome of which would, in management's judgment based on information currently available, have a material adverse effect on our results of operations or financial condition, nor is management aware of any such litigation threatened against us during the quarter ended September 30, 2013, requiring disclosure under Item 103 of Regulation S-K.
ITEM 1A.
RISK FACTORS
There have been no material changes from the risk factors previously disclosed in our Annual Report on Form 10-K for the year ended December 31, 2012.
ITEM 2.
UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS
(a)
We did not sell any equity securities that were not registered under the Securities Act during the quarter ended September 30, 2013.
(b)
Not applicable.
(c)
We did not redeem any securities during the quarter ended September 30, 2013.
ITEM 3.
DEFAULTS UPON SENIOR SECURITIES
(a)
We were not subject to any indebtedness and, therefore, did not default with respect to any indebtedness during the quarter ended September 30, 2013.
(b)
Not applicable.
ITEM 4.
MINE SAFETY DISCLOSURES
Not applicable.
ITEM 5.
OTHER INFORMATION
(a)
During the quarter ended September 30, 2013, there was no information required to be disclosed in a report on Form
8-K which was not disclosed in a report on Form 8-K.
(b)
Not applicable.
ITEM 6.
EXHIBITS
The Exhibits to this report are set forth on Exhibit Index to Third Quarter Form 10-Q attached hereto.


Page 20

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.
 
 
WELLS REAL ESTATE FUND IX, L.P.
(Registrant)
 
 
 
 
By:
WELLS PARTNERS, L.P.
(General Partner)
 
 
 
 
By:
WELLS CAPITAL, INC.
(Corporate General Partner)
 
 
 
November 12, 2013
 
/s/  DOUGLAS P. WILLIAMS
 
 
Douglas P. Williams
 
 
On behalf of the registrant and as Senior Vice President and Principal Financial Officer of Wells Capital, Inc.




Page 21

EXHIBIT INDEX
TO THIRD QUARTER FORM 10-Q
OF
WELLS REAL ESTATE FUND IX, L.P.
 
Exhibit
Number
 
Description of Document
 
 
 
 
10.1

*
 
Purchase and Sale Agreement for the sale of the 305 Interlocken Parkway property (Exhibit 10.1 to Form 10-Q of Wells Real Estate Fund VIII, L.P. for the period ended September 30, 2013, Commission File No. 000-27888)
 
 
 
 
31.1

 
 
Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
 
 
 
 
31.2

 
 
Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
 
 
 
 
32.1

 
 
Certification of Principal Executive Officer and Principal Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
 
 
 
 
101.INS

 
 
XBRL Instance Document.
 
 
 
 
101.SCH

 
 
XBRL Taxonomy Extension Schema.
 
 
 
 
101.CAL

 
 
XBRL Taxonomy Extension Calculation Linkbase.
 
 
 
 
101.DEF

 
 
XBRL Taxonomy Extension Definition Linkbase.
 
 
 
 
101.LAB

 
 
XBRL Taxonomy Extension Label Linkbase.
 
 
 
 
101.PRE

 
 
XBRL Taxonomy Extension Presentation Linkbase.
*
Previously filed and incorporated herein by reference.






Page 22