-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, DBMfHw6g0bmkYCIz8Y+n3aGI1sp7k73Nz2lwJz5ylV36CTbt3ikO2Y+iLCFcksgJ IxKtp/zQdfF4D47be/pWlQ== 0000090794-98-000024.txt : 19980602 0000090794-98-000024.hdr.sgml : 19980602 ACCESSION NUMBER: 0000090794-98-000024 CONFORMED SUBMISSION TYPE: 10-Q PUBLIC DOCUMENT COUNT: 2 CONFORMED PERIOD OF REPORT: 19980331 FILED AS OF DATE: 19980601 SROS: NONE FILER: COMPANY DATA: COMPANY CONFORMED NAME: 250 WEST 57TH ST ASSOCIATES CENTRAL INDEX KEY: 0000100412 STANDARD INDUSTRIAL CLASSIFICATION: OPERATORS OF NONRESIDENTIAL BUILDINGS [6512] IRS NUMBER: 136083380 STATE OF INCORPORATION: NY FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q SEC ACT: SEC FILE NUMBER: 000-02666 FILM NUMBER: 98640349 BUSINESS ADDRESS: STREET 1: C/O WEIN MALKIN & BETTEX STREET 2: 60 WEST EAST 42ND STREET CITY: NEW YORK STATE: NY ZIP: 10165 BUSINESS PHONE: 2126878700 10-Q 1 FORM 10-Q SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 (Mark One) [x] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 1998 OR [ ] 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 0-2666 250 WEST 57th ST. ASSOCIATES (Exact name of registrant as specified in its charter) A New York Partnership 13-6083380 (State or other jurisdiction of (I.R.S. Employer incorporation or organization) Identification No.) 60 East 42nd Street, New York, New York 10165 (Address of principal executive offices) (Zip Code) (212) 687-8700 (Registrant's telephone number, including area code) 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 require- ments for the past 90 days. Yes [ X ]. No [ ] . An Exhibit Index is located on Page 13 of this Report. Number of pages (including exhibits) in this filing: 14 2. PART I. FINANCIAL INFORMATION Item 1. Financial Statements. 250 West 57th St. Associates Condensed Statement of Income (Unaudited) For the Three Months Ended March 31, 1998 1997 Income: Basic rent, from a related party (Note B) $ 79,289 $ 79,289 Advance of primary overage rent, from a related party (Note B) 188,000 188,000 -------- -------- Total income 267,289 267,289 -------- -------- Expenses: Interest on mortgage 66,609 67,117 Supervisory services, to a related party (Note C) 15,000 15,000 Amortization of mortgage refinancing costs 1,957 1,957 -------- -------- Total expenses 83,566 84,074 -------- -------- Net income $183,723 $183,215 ======== ======== Earnings per $5,000 partici- pation unit, based on 720 participation units out- standing during the year $ 255.17 $ 254.47 ======== ======== Distributions per $5,000 participation: Distributions per $5,000 participation consisted of the following: Income $ 250.00 $ 250.00 ======== ======== At March 31, 1996 and 1997, there were $3,600,000 of participations outstanding. 3. 250 West 57th St. Associates Condensed Balance Sheet (Unaudited) March 31, 1998 December 31, 1997 Assets Current assets: Cash $ 84,124 $ 84,124 ---------- ---------- Total current assets 84,124 84,124 ---------- ---------- Real estate, at cost: Property situated at 250-264 West 57th Street, New York, New York: Land 2,117,435 2,117,435 Building 4,940,682 4,940,682 Less: Accumulated depreciation 4,940,682 4,940,682 ---------- ---------- -0- -0- Building improvements 688,000 688,000 Less: Accumulated depreciation 688,000 688,000 ---------- ---------- -0- -0- Tenants' installations and improvements 249,791 249,791 Less: Accumulated amortization 249,791 249,791 ---------- ---------- -0- -0- Other assets: Mortgage refinancing costs 41,106 41,106 Less: Accumulated amortization 24,142 22,184 ---------- ---------- 16,964 18,922 ---------- ---------- Total assets $2,218,523 $2,220,481 ========== ========== Liabilities and Capital Current liabilities: Accrued interest payable $ 22,188 $ 22,232 First mortgage principal payments due within one year (Note B) 23,910 23,358 ---------- ---------- Total current liabilities 46,098 45,590 Long-term debt (Note B) 2,808,632 2,814,821 Capital (deficit) (See analysis, page 4): March 31, 1998 (636,207) -0- December 31, 1997 -0- (639,930) ---------- ---------- Total liabilities and capital: March 31, 1998 $2,218,523 December 31, 1997 ========== $2,220,481 ========== 4. 250 West 57th St. Associates Analysis of Capital (Deficit) (Unaudited) March 31, 1998 December 31, 1997 Capital: January 1, 1998 $ (639,930) January 1, 1997 $ (653,537) Add, Net income: January 1, 1998 through March 31, 1998 183,723 -0- January 1, 1997 through December 31, 1997 -0- 1,909,974 ---------- ---------- (456,207) 1,256,437 Less, Distributions: Distribution, December 2, 1997 of Secondary Overage Rent for the lease year ended September 30, 1997 -0- 1,176,367 Distributions January 1, 1998 through March 31, 1998 180,000 -0- Distributions, January 1, 1997 through December 31, 1997 -0- 720,000 ---------- ---------- 180,000 1,896,367 ---------- ---------- Capital (deficit): March 31, 1998 $ (636,207) December 31, 1997 ========== $ (639,930) ========== 5. 250 West 57th St. Associates Condensed Statements of Cash Flows (Unaudited) January 1, 1998 January 1, 1997 through through March 31, 1998 March 31, 1997 Cash flows from operating activities: Net income $ 183,723 $ 183,215 Adjustments to reconcile net income to cash provided by operating activities: Amortization of mortgage refinancing costs 1,957 1,957 Change in accrued interest payable (44) (40) ----------- ----------- Net cash provided by operating activities 185,636 185,132 ----------- ----------- Cash flows from financing activities: Cash distributions (180,000) (180,000) Principal payments on long-term debt (5,636) (5,132) ----------- ----------- Net cash used in financing activities (185,636) (185,132) ----------- ----------- Net increase (decrease) in cash -0- -0- Cash, beginning of period 84,124 84,124 ----------- ----------- Cash, end of period 84,124 $ 84,124 =========== =========== January 1, 1998 January 1, 1997 through through March 31, 1998 March 31, 1997 Cash paid for: Interest $ 66,653 $ 67,157 =========== =========== 250 West 57th St. Associates 6. March 31, 1998 NOTES TO CONDENSED FINANCIAL STATEMENTS (UNAUDITED) Note A - Basis of Presentation The accompanying unaudited condensed financial state- ments have been prepared in accordance with the instructions to Form 10-Q and therefore do not include all information and foot- notes necessary for a fair presentation of financial position, results of operations and statement of cash flows in conformity with generally accepted accounting principles. The accompanying unaudited condensed financial statements include all adjustments (consisting only of normal recurring accruals) which are, in the opinion of the joint venturers in Registrant, necessary for a fair statement of the results for such interim periods. The joint venturers in Registrant believe that the accompanying unaudited condensed financial statements and the notes thereto fairly dis- close the financial condition and results of Registrant's opera- tions for the periods indicated and are adequate to make the information presented therein not misleading. Note B - Interim Period Reporting The results for the interim period are not necessarily indicative of the results to be expected for a full year. Registrant is a New York joint venture which was organized on May 25, 1953. On September 30, 1953, Registrant acquired fee title to the "Fisk Building" (the "Building") and the land thereunder located at 250-264 West 57th Street, New York, New York (collectively, the "Property"). As of April 15, 1998, Registrant's joint venturers are Peter L. Malkin and Anthony E. Malkin (the "Joint Venturers"), each of whom also acts as an agent for holders of participations in their undivided joint venture interests in Registrant (the "Participants"). Registrant leases the Property to Fisk Building Associates (the "Net Lessee"), under a long-term net operating lease (the "Net Lease"), the current term of which expires on September 30, 2003. Net Lessee is a New York partnership in which Peter L. Malkin is among its partners. In addition, he is also a member of the law firm of Wien & Malkin LLP, 60 East 42nd Street, New York, New York, counsel to Registrant and Net Lessee ("Counsel"). See Note C of this Item 1 ("Note C"). Under the Net Lease, Net Lessee must pay (i) annual basic rent equal to the sum of $28,000 plus an amount equal to the rate of constant payments for interest and amortization required annually under the first mortgage described below (the "Basic Rent"), and (ii)(A) primary overage rent equal to the lesser of (1) Net Lessee's net operating income for the preceding lease year or (2) $752,000 (the "Primary Overage Rent"), and (B) secondary overage rent equal to 50% of any remaining balance of Net Lessee's 250 West 57th St. Associates 7. March 31, 1998 net operating income for such lease year ("Secondary Overage Rent"). Net Lessee is required to make a monthly payment to Registrant, as an advance against Primary Overage Rent, of an amount equal to its operating profit for its previous lease year in the maximum amount of $752,000 per annum. Net Lessee currently advances $752,000 each year, which permits Registrant to make regular monthly distributions at 20% per annum on the Participants' remaining original cash investment. For the lease year ended September 30, 1997, Net Lessee reported net operating profit of $3,405,968 after deduction of Basic Rent. Net Lessee paid Primary Overage Rent of $752,000, together with Secondary Overage Rent of $1,326,984 for the fiscal year ended September 30, 1997. The Secondary Overage Rent of $1,326,984 represents 50% of the excess of the net operating profit of $3,405,968 over $752,000. After payment of $19,909 for fees and expenses in connection with the August 6, 1997 Consent Solicitation Program and $130,708 to Counsel as an additional payment for supervisory services, the balance of $1,176,367 was distributed to the Participants on December 2, 1997. Secondary Overage Rent income is recognized when earned from Net Lessee, at the close of the lease year ending September 30. Such income is not determinable until Net Lessee, pursuant to the Net Lease, renders to Registrant a certified report on the operation of the Property. The Net Lease does not provide for the Net Lessee to render interim reports to Registrant, so no income is reflected for the period between the end of the lease year and the end of Registrant's fiscal year. The Net Lease provides for one renewal option of 25 years. The Participants in Registrant and the partners in Net Lessee have agreed to execute three additional 25-year renewal terms on or before the expiration of the then applicable renewal term. Effective March 1, 1995, the first mortgage loan on the Property, in the principal amount of $2,890,758, held by Apple Bank for Savings ("Apple Bank") was refinanced (the "Refinancing"). The material terms of the refinanced mortgage loan (the "Mortgage Loan") are as follows: (i) a maturity date of June 1, 2000; (ii) monthly payments of $24,096 aggregating $289,157 per annum applied first to interest at the rate of 9.4% per annum and the balance in reduction of principal; 250 West 57th St. Associates 8. March 31, 1998 (iii) no prepayment until after the third loan year. Thereafter, a 3% penalty will be imposed in the fourth loan year and a 2% penalty during the fifth loan year. No prepayment penalty will be imposed if the Mortgage Loan is paid in full during the last 90 days of the fifth loan year; and (iv) no Partner or Participant will have any personal liability for principal of, or interest on, the Mortgage Loan. Note C - Supervisory Services Registrant pays Counsel for legal fees and supervisory services and disbursements: (i) $40,000 per annum (the "Basic Payment"); and (ii) an additional payment of 10% of all distribu- tions to Participants in any year in excess of the amount repre- senting a return to them at the rate of 15% per annum on their remaining cash investment (the "Additional Payment"). At March 31, 1998, the Participants' remaining cash investment was $3,600,000. Of the Basic Payment, $28,000 is payable from Basic Rent and $12,000 is payable from Primary Overage Rent received by Registrant. No remuneration was paid during the three month period ended March 31, 1998 by Registrant to either of the Joint Venturers as such. Pursuant to the fee arrangements described herein, Registrant also paid Counsel $10,000 of the Basic Payment and $5,000 on account of the Additional Payment for the three month period ended March 31, 1998. The supervisory services provided to Registrant by Counsel include legal, administrative services and financial services. The legal and administrative services include acting as general counsel to Registrant, maintaining all of its partnership and Participant records, performing physical inspections of the Building, reviewing insurance coverage and conducting annual partnership meetings. Financial services include monthly receipt of rent from Net Lessee, payment of monthly and additional distributions to the Participants, payment of all other disbursements, confirmation of the payment of real estate taxes, and active review of financial statements submitted to Registrant by Net Lessee and financial statements audited by and tax information prepared by Registrant's independent certified public accountant, and distribution of such materials to the Participants. Counsel also prepares quarterly, annual and other periodic filings with the Securities and Exchange Commission and applicable state authorities. Reference is made to Note B of Item 1 ("Note B") for a description of the terms of the Net Lease between Registrant and Net Lessee. The respective interests, if any, of each Joint 250 West 57th St. Associates 9. March 31, 1998 Venturer in Registrant and in Net Lessee arise solely from such person's ownership of participations in Registrant and partnership interests or participations in Net Lessee. The Joint Venturers receive no extra or special benefit not shared on a pro rata basis with all other Participants in Registrant or partners in Net Lessee. However, one of the Joint Venturers, by reason of his respective partnership interest in Counsel, is entitled to receive his share of any legal fees or other remuneration paid to Counsel for legal services rendered to Registrant and Net Lessee. As of April 15, 1998, the Joint Venturers owned of record and beneficially $18,333 of Participations, representing less than 1% of the currently outstanding Participations in Registrant. In addition, as of April 15, 1998, certain of the Joint Venturers in Registrant (or their respective spouses) held ad- ditional Participations as follows: Isabel Malkin, the wife of Peter L. Malkin, owned of record and beneficially $70,000 of Participations. Mr. Malkin disclaims any beneficial ownership of such Participations. Anthony E. Malkin owned of record as trustee, but not beneficially $8,333 of Participations. Mr. Anthony E. Malkin disclaims any beneficial ownership of such Participations. Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations. Registrant was organized solely for the purpose of owning the Property subject to a net operating lease of the Property held by Net Lessee. Registrant is required to pay, from Basic Rent, the charges on the Mortgage Loan and amounts for supervisory services, and to then distribute the balance of such Basic Rent to holders of Participations. See Note C. Pursuant to the Net Lease, Net Lessee has assumed sole responsibility for the condition, operation, repair, maintenance and management of the Property. Accordingly, Registrant need not maintain substantial reserves or otherwise maintain liquid assets to defray any operating expenses of the Property. Registrant's results of operations are affected primarily by the amount of rent payable to it under the Net Lease. The amounts of Primary Overage Rent and Secondary Overage Rent are affected by the New York City economy and its real estate market. It is difficult to forecast the New York City economy and real estate market over the next few years. 250 West 57th St. Associates 10. March 31, 1998 Registrant does not pay dividends. During the three month period ended March 31, 1998, Registrant made regular monthly distributions of $83.33 for each $5,000 participation ($1,000 per annum for each $5,000 participation). On December 2, 1997, Registrant made an additional distribution of $1,634 for each $5,000 participation. Such distribution represented the balance of Secondary Overage Rent paid by Net Lessee in accordance with the terms of the Net Lease after deducting the Additional Payment to Counsel and expenses in connection with the Consent Solicitation program. See Notes B and C. There are no restrictions on Registrant's present or future ability to make distributions; however, the amount of such distributions depends solely on the ability of Net Lessee to make monthly payments of Basic Rent, Primary Overage Rent and Secondary Overage Rent to Registrant in accordance with the terms of the Net Lease. Registrant expects to make distributions so long as it receives the payments provided for under the Net Lease. See Note B. The following summarizes with respect to the current period and corresponding period of the previous year, the material factors affecting Registrant's results of operations for such periods: Total income remained the same for the three-month period ended March 31, 1998 as compared with the three-month period ended March 31, 1997. Total expenses decreased for the three month period ended March 31, 1998 as compared to the three month period ended March 31, 1997. Such decrease resulted from a decrease in interest expense on the Mortgage Loan. Liquidity and Capital Resources There has been no significant change in Registrant's liquidity for the three month period ended March 31, 1998, as compared with the three month period ended March 31, 1997. The amortization payments due under the Mortgage Loan (see Note B of Item 1 hereof) will not be sufficient to fully liquidate the outstanding principal balance thereof at maturity in 2000. Registrant does not maintain any reserve to cover the payment of any mortgage indebtedness at or prior to maturity. Therefore, repayment of such indebtedness will depend on Registrant's ability to arrange a further refinancing of the Mortgage Loan. The ability of Registrant to obtain any such refinancing will depend upon several factors, including the value of the Property at that time and future trends in the real estate market and the economy in the geographic area in which the Property is located. Registrant anticipates that funds for working capital for the Property will be provided by rental payments received from 250 West 57th St. Associates 11. March 31, 1998 the Net Lessee and, to the extent necessary, from additional capital investment by the partners in the Net Lessee and/or external financing. However, as noted above, Registrant has no requirement to maintain substantial reserves to defray any operating expenses of the Property. Registrant foresees no need to make material commitments for capital expenditures while the Net Lease is in effect. Inflation Registrant believes that there has been no material change in the impact of inflation on its operations since the filing of its report on Form 10-K for the year ended December 31, 1997, which report and all exhibits thereto are incorporated herein by reference and made a part hereof. PART II. OTHER INFORMATION Item 1. Legal Proceedings. The Property of Registrant is the subject of the following pending litigation: Wien & Malkin LLP, et al. v. Helmsley-Spear, Inc., et al. On June 19, 1997 Wien & Malkin LLP and Peter L. Malkin filed an action in the Supreme Court of the State of New York, against Helmsley-Spear, Inc. and Leona Helmsley concerning various part- nerships which own, lease or operate buildings managed by Helmsley-Spear, Inc., including Registrant's property. In their complaint, plaintiffs sought the removal of Helmsley-Spear, Inc. as managing and leasing agent for all of the buildings. Plaintiffs also sought an order precluding Leona Helmsley from exercising any partner management powers in the partnerships. In August, 1997, the Supreme Court directed that the foregoing claims proceed to arbitration. As a result, Mr. Malkin and Wien & Malkin LLP filed an arbitration complaint against Helmsley-Spear, Inc. and Mrs. Helmsley before the American Arbitration Association. Helmsley-Spear, Inc. and Mrs. Helmsley served answers denying liability and asserting various affirmative defenses and counter- claims; and Mr. Malkin and Wien & Malkin LLP filed a reply denying the counterclaims. By agreement dated December 16, 1997, Mr. Malkin and Wien & Malkin LLP (each for their own account and not in any representative capacity) reached a settlement with Mrs. Helmsley of the claims and counterclaims in the arbitration and litigation between them. Mr. Malkin and Wien & Malkin LLP are continuing their prosecution of claims in the arbitration for relief against Helmsley-Spear, Inc., including its termination as the leasing and managing agent for various entities and proper- ties, including the Registrant's Lessee. 250 West 57th St. Associates 12. March 31, 1998 Item 6. Exhibits and Reports on Form 8-K. (a) The exhibits hereto are being incorporated by reference. (b) Registrant has not filed any report on Form 8-K during the quarter for which this report is being filed. 250 West 57th St. Associates 13. March 31, 1998 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. The individual signing this report on behalf of Registrant is Attorney-in-Fact for Registrant and each of the Joint Venturers in Registrant, pursuant to Powers of Attorney, dated March 29, 1996 and May 14, 1998 (collectively, the "Power"). 250 WEST 57TH ST. ASSOCIATES (Registrant) By /s/ Stanley Katzman Stanley Katzman, Attorney-in-Fact* Date: June 1, 1998 Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed by the undersigned as Attorney-in-Fact for each of the Joint Venturers in Registrant, pursuant to the Power, on behalf of Registrant on the date indicated. By /s/ Stanley Katzman Stanley Katzman, Attorney-in-Fact* Date: June 1, 1998 ______________________ * Mr. Katzman supervises accounting functions for Registrant. 250 West 57th St. Associates 14. March 31, 1998 EXHIBIT INDEX Number Document Page* 3(a) Registrant's Joint Venture Agreement, dated May 25, 1953, which was filed as Exhibit No. 3(a) to Registrant's Registration Statement on Form S-1 (the "Registration Statement"), is incorporated by reference as an exhibit hereto. 24 Powers of Attorney dated March 29, 1996 and May 14, 1998 between Partners in Registrant and Stanley Katzman and Richard A. Shapiro. ______________________ * Page references are based on sequential numbering system. EX-27 2
5 This schedule contains summary financial information extracted from the Company's Balance Sheet as of March 31, 1998 and the Statement Of Income for the year ended March 31, 1998, and is qualified in its entirety by reference to such financial staements. 3-MOS DEC-31-1998 JAN-01-1998 MAR-31-1998 84,124 0 0 0 0 84,124 7,995,908 5,878,473 2,218,523 46,098 0 0 0 0 (636,207) 2,218,523 267,289 267,289 0 0 16,957 0 66,609 183,723 0 183,723 0 0 0 183,723 255.17 255.17 Includes unamortized mortgage refinancing costs Accrued interest on mortgage and first mortgage principal payment due within one year Includes long-term debt Rental income includes basic rent and advance of primary overage rent Supervisory services and amortization of mortgage refinance costs Earnings per $5,000 participation unit, based on 720 participation units outstanding during the period
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