UNITED STATES
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 September 30, 2011
[ ] 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 0-10435
(Exact name of registrant as specified in its charter)
California | 94-2704651 |
(State or other jurisdiction of | (I.R.S. Employer |
incorporation or organization) | Identification No.) |
55 Beattie Place, P.O. Box 1089 |
Greenville, South Carolina 29602 |
(Address of principal executive offices) |
|
(864) 239-1000 |
(Registrant's telephone number, including area code) |
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.
[X] Yes [ ] No
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). [X] Yes [ ] No
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 [ ] | Accelerated filer [ ] |
Non-accelerated filer [ ] (Do not check if a smaller reporting company) | Smaller reporting company [X] |
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). [ ] Yes [X] No
Item 1. Financial Statements
CENTURY PROPERTIES FUND XVI |
CONSOLIDATED BALANCE SHEETS |
(Unaudited) |
(In thousands) |
| September 30, | December 31, |
|
| 2011 | 2010 |
|
Assets |
|
| |
Cash and cash equivalents | $ 46 | $ 124 | |
Receivables and deposits | 96 | 94 | |
Other assets | 95 | 86 | |
Investment property: |
|
| |
Land | 905 | 905 | |
Buildings and related personal property | 11,359 | 12,768 | |
Total investment property | 12,264 | 13,673 | |
Less accumulated depreciation | (8,354) | (9,415) | |
Investment property, net | 3,910 | 4,258 | |
Total assets | $ 4,147 | $ 4,562 | |
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| |
Liabilities and Partners' (Deficiency) Capital |
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| |
Liabilities |
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| |
Accounts payable | $ 16 | $ 48 | |
Accrued property taxes | 105 | 143 | |
Tenant security deposit liabilities | 43 | 41 | |
Other liabilities | 111 | 91 | |
Due to affiliates | 54 | 323 | |
Mortgage note payable | 5,878 | 5,878 | |
Total liabilities | 6,207 | 6,524 | |
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| |
Partners' (Deficiency) Capital |
|
| |
General partners | (3,820) | (3,813) | |
Limited partners | 1,760 | 1,851 | |
Total partners deficit | (2,060) | (1,962) | |
Total liabilities and partners deficit | $ 4,147 | $ 4,562 |
See Accompanying Notes to Consolidated Financial Statements
CENTURY PROPERTIES FUND XVI
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
(In thousands, except per unit data)
| Three Months Ended | Nine Months Ended | ||
| September 30, | September 30, | ||
| 2011 | 2010 | 2011 | 2010 |
Revenues: |
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|
|
|
Rental income | $ 409 | $ 467 | $ 1,276 | $ 1,402 |
Other income | 80 | 59 | 219 | 224 |
Total revenues | 489 | 526 | 1,495 | 1,626 |
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|
|
Expenses: |
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|
|
|
Operating | 296 | 361 | 863 | 979 |
General and administrative | 35 | 38 | 113 | 118 |
Depreciation | 141 | 149 | 444 | 444 |
Interest | 23 | 40 | 75 | 99 |
Property taxes | 35 | 34 | 105 | 153 |
Total expenses | 530 | 622 | 1,600 | 1,793 |
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|
Casualty gain | -- | -- | 7 | -- |
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Net loss | $ (41) | $ (96) | $ (98) | $ (167) |
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Net loss allocated to general |
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|
|
|
partners (6.9%) | $ (3) | $ (6) | $ (7) | $ (11) |
Net loss allocated to limited |
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|
|
partners (93.1%) | $ (38) | $ (90) | $ (91) | $ (156) |
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Net loss per limited partnership |
|
|
|
|
unit | $ (0.29) | $ (0.69) | $ (0.70) | $ (1.20) |
See Accompanying Notes to Consolidated Financial Statements
CENTURY PROPERTIES FUND XVI
CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' (DEFICIENCY) CAPITAL
(Unaudited)
(In thousands)
|
|
|
|
| General | Limited |
|
| Partners | Partners | Total |
|
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|
|
Partners' (deficiency) capital |
|
|
|
at December 31, 2010 | $(3,813) | $ 1,851 | $(1,962) |
|
|
|
|
Net loss for the nine months |
|
|
|
ended September 30, 2011 | (7) | (91) | (98) |
|
|
|
|
Partners' (deficiency) capital |
|
|
|
at September 30, 2011 | $(3,820) | $ 1,760 | $(2,060) |
See Accompanying Notes to Consolidated Financial Statements
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Unaudited)
(in thousands)
| Nine Months Ended | |
| September 30, | |
| 2011 | 2010 |
Cash flows from operating activities: |
|
|
Net loss | $ (98) | $ (167) |
Adjustments to reconcile net loss to net cash provided by |
|
|
operating activities: |
|
|
Depreciation | 444 | 444 |
Amortization of loan costs | 19 | 23 |
Casualty gain | (7) | -- |
Bad debt expense | 23 | 36 |
Change in accounts: |
|
|
Receivables and deposits | (25) | (89) |
Other assets | (28) | (24) |
Accounts payable | (29) | 30 |
Accrued property taxes | (38) | (41) |
Tenant security deposit liabilities | 2 | (1) |
Due to affiliates | 8 | 6 |
Other liabilities | 20 | (25) |
Net cash provided by operating activities | 291 | 192 |
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|
Cash flows from investing activities: |
|
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Property improvements and replacements | (99) | (157) |
Insurance proceeds received | 7 | -- |
Net cash used in investing activities | (92) | (157) |
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Cash flows from financing activities: |
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Advances from affiliate | -- | 121 |
Payments on advances from affiliate | (277) | (204) |
Loan costs paid | -- | (26) |
Net cash used in financing activities | (277) | (109) |
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Net decrease in cash and cash equivalents | (78) | (74) |
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Cash and cash equivalents at beginning of period | 124 | 98 |
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Cash and cash equivalents at end of period | $ 46 | $ 24 |
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Supplemental disclosure of cash flow information: |
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Cash paid for interest | $ 68 | $ 63 |
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Supplemental disclosure of non-cash activity: |
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Property improvements and replacements included in |
|
|
accounts payable | $ -- | $ 25 |
See Accompanying Notes to Consolidated Financial Statements
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)
The accompanying unaudited consolidated financial statements of Century Properties Fund XVI (the "Partnership" or the "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. The Partnership's general partners are Fox Capital Management Corporation (the "Managing General Partner" or "FCMC") and Fox Realty Investors ("FRI"). The Managing General Partner and the managing general partner of FRI are affiliates of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. In the opinion of the Managing General Partner, all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. Operating results for the three and nine months ended September 30, 2011 are not necessarily indicative of the results that may be expected for the fiscal year ending December 31, 2011. The consolidated balance sheet at December 31, 2010 has been derived from the audited financial statements at that date but does not include all the information and footnotes required by generally accepted accounting principles for complete financial statements. For further information, refer to the consolidated financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2010.
At September 30, 2011 and December 31, 2010, the Partnership had outstanding 129,799 limited partnership units.
The Partnerships management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed.
The Partnership has no employees and depends on the Managing General Partner and its affiliates for the management and administration of all Partnership activities. The Partnership Agreement provides for payments to affiliates for services and reimbursement of certain expenses incurred by affiliates on behalf of the Partnership.
Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $72,000 and $79,000 for the nine months ended September 30, 2011 and 2010, respectively, which are included in operating expenses.
Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $44,000 and $49,000 for the nine months ended September 30, 2011 and 2010, respectively, which are included in general and administrative expenses.
Pursuant to the Partnership Agreement, for managing the affairs of the Partnership, the Managing General Partner is entitled to receive a Partnership management fee equal to 5% of the Partnership's adjusted cash from operations as distributed. No such fees were paid during the nine months ended September 30, 2011 and 2010 as there were no distributions from operations during either period.
AIMCO Properties, L.P., an affiliate of the Managing General Partner, has made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During the nine months ended September 30, 2010, AIMCO Properties, L.P. advanced the Partnership approximately $121,000 to fund real estate taxes and fees to extend the maturity date of the mortgage encumbering the Partnerships investment property. No such advances were made during the nine months ended September 30, 2011. Interest is charged at the prime rate plus 2% (5.25% at September 30, 2011). Interest expense amounted to approximately $10,000 and $17,000 for the nine months ended September 30, 2011 and 2010, respectively. During the nine months ended September 30, 2011 and 2010, the Partnership repaid advances and associated accrued interest of approximately $294,000 and $220,000, respectively, with cash from operations. At September 30, 2011 and December 31, 2010, the amount of outstanding advances and accrued interest due to AIMCO Properties, L.P. was approximately $39,000 and $323,000, respectively, and is included in due to affiliates. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances. For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.
The Partnership insures its property up to certain limits through coverage provided by Aimco, which is generally self-insured for a portion of losses and liabilities related to workers compensation, property casualty, general liability and vehicle liability. The Partnership insures its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the nine months ended September 30, 2011, the Partnership was charged by Aimco and its affiliates approximately $55,000 for hazard insurance coverage and fees associated with policy claims administration. Additional charges will be incurred by the Partnership during 2011 as other insurance policies renew later in the year. The Partnership was charged by Aimco and its affiliates approximately $87,000 for insurance coverage and fees associated with policy claims administration during the year ended December 31, 2010.
In January 2011, one apartment unit at the Partnerships investment property was damaged by a grease fire. The damages were approximately $7,000. During the nine months ended September 30, 2011, the Partnership recognized a casualty gain of approximately $7,000 as a result of the receipt of insurance proceeds of approximately $7,000, partially offset by the write off of undepreciated damaged assets of less than $1,000.
Note D Fair Value of Financial Instruments
Financial Accounting Standards Board Accounting Standards Codification Topic 825, Financial Instruments, requires disclosure of fair value information about financial instruments, whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. The Partnership believes that the carrying amount of its financial instruments approximates their fair value due to the short-term maturity of these instruments.
Note E Mortgage Note Payable
The mortgage indebtedness encumbering Woods of Inverness Apartments of approximately $5,878,000 was refinanced during 2007 under a secured real estate credit facility (Secured Credit Facility) which had an original maturity date of October 1, 2010. On July 31, 2010, AIMCO Properties, L.P. exercised its option to extend the maturity date of the Secured Credit Facility to October 1, 2011. On August 10, 2011, AIMCO Properties, L.P. exercised its option to further extend the maturity date of the Secured Credit Facility to October 1, 2012. In addition, AIMCO Properties L.P. paid an extension fee of approximately $15,000 on behalf of the Partnership. The Partnership will reimburse AIMCO Properties, L.P. for the $15,000 and this amount is included in due to affiliates at September 30, 2011.
The Partnership is unaware of any pending or outstanding litigation matters involving it or its investment property that are not of a routine nature arising in the ordinary course of business.
Environmental
Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its property.
Note G Investment Property
During the nine months ended September 30, 2011, the Partnership retired and wrote-off personal property no longer being used that had a cost basis of approximately $1,502,000 and accumulated depreciation of approximately $1,502,000.
Note H Subsequent Event
On November 1, 2011, the Partnership entered into a sale contract with a third party to sell Woods of Inverness Apartments for a sales price of $9,000,000. The sale is projected to close during the fourth quarter of 2011. The Partnership determined that certain held for sale criteria were not met at September 30, 2011 and therefore continues to report the assets and liabilities of Woods of Inverness Apartments as held for investment and its operations as continuing operations.
Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations
The Private Securities Litigation Reform Act of 1995 provides a safe harbor for forward-looking statements in certain circumstances. Certain information included in this Quarterly Report contains or may contain information that is forward-looking within the meaning of the federal securities laws, including, without limitation, statements regarding the Partnerships ability to maintain current or meet projected occupancy, rental rates and property operating results and the effect of redevelopments. Actual results may differ materially from those described in these forward-looking statements and, in addition, will be affected by a variety of risks and factors, some of which are beyond the Partnerships control, including, without limitation: financing risks, including the availability and cost of financing and the risk that the Partnerships cash flows from operations may be insufficient to meet required payments of principal and interest; natural disasters and severe weather such as hurricanes; national and local economic conditions; including the pace of job growth and the level of unemployment; energy costs; the terms of governmental regulations that affect the Partnerships property and interpretations of those regulations; the competitive environment in which the Partnership operates; real estate risks, including fluctuations in real estate values and the general economic climate in local markets and competition for residents in such markets; insurance risk, including the cost of insurance; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; and possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by the Partnership. Readers should carefully review the Partnerships consolidated financial statements and the notes thereto, as well as the other documents the Partnership files from time to time with the Securities and Exchange Commission.
The Partnership's investment property consists of one apartment complex. The following table sets forth the average occupancy of the property for the nine months ended September 30, 2011 and 2010:
| Average Occupancy | |
Property | 2011 | 2010 |
|
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|
Woods of Inverness Apartments | 88% | 93% |
Houston, Texas |
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The Partnership attributes the decrease in occupancy at Woods of Inverness Apartments to fewer qualified applicants.
The Partnerships financial results depend upon a number of factors including the ability to attract and maintain tenants at the investment property, interest rates on mortgage loans, costs incurred to operate the investment property, general economic conditions and weather. As part of the ongoing business plan of the Partnership, the Managing General Partner monitors the rental market environment of its investment property to assess the feasibility of increasing rents, maintaining or increasing occupancy levels and protecting the Partnership from increases in expenses. As part of this plan, the Managing General Partner attempts to protect the Partnership from the burden of inflation-related increases in expenses by increasing rents and maintaining a high overall occupancy level. However, the Managing General Partner may use rental concessions and rental rate reductions to offset softening market conditions; accordingly, there is no guarantee that the Managing General Partner will be able to sustain such a plan. Further, a number of factors that are outside the control of the Partnership such as the local economic climate and weather can adversely or positively affect the Partnerships financial results.
Results of Operations
The Partnership recognized net losses of approximately $41,000 and $98,000 for the three and nine months ended September 30, 2011, respectively, compared to net losses of approximately $96,000 and $167,000 for the three and nine months ended September 30, 2010, respectively. The decrease in net loss for both periods is primarily due to a decrease in total expenses, partially offset by a decrease in total revenues.
Total revenues decreased for the three months ended September 30, 2011 due to a decrease in rental income, partially offset by an increase in other income. The decrease in total revenues for the nine months ended September 30, 2011 is due to decreases in both rental and other income. The decrease in rental income for both periods is primarily due to a decrease in occupancy and the average rental rate at the Partnerships investment property. The increase in other income for the three months ended September 30, 2011 is primarily due to increases in cleaning and damage fees, lease cancellation fees, late charges and parking income at Woods of Inverness Apartments. The decrease in other income for the nine months ended September 30, 2011 is primarily due to decreases in resident utility reimbursements and lease cancellation fees, partially offset by increases in cleaning and damage fees and parking income at Woods of Inverness Apartments.
Total expenses decreased for both the three and nine months ended September 30, 2011 due to decreases in operating and interest expenses. General and administrative and depreciation expenses remained relatively constant for the comparable periods. Also contributing to the decrease in total expenses for the nine months ended September 30, 2011 is a decrease in property tax expense. Property tax expense remained relatively constant for the three months ended September 30, 2011. Operating expenses decreased for the three months ended September 30, 2011 primarily due to decreases in contract services, marketing costs, consulting fees related to a tax appeal and apartment turnover costs. Operating expenses decreased for the nine months ended September 30, 2011 due to decreases in salaries and related benefits, utilities, contract services, marketing costs and consulting fees related to a tax appeal. Interest expense decreased for both the three and nine months ended September 30, 2011 as a result of the lower variable interest rate on the mortgage encumbering the property and a decrease in interest on advances received from AIMCO Properties, L.P., an affiliate of the Managing General Partner, as a result of a decrease in the average outstanding advance balance. Also contributing to the decrease in interest expense for the nine month period is a decrease in interest incurred in connection with the escheatment of unclaimed distributions during 2010. Property tax expense decreased for the nine month period due to a decrease in the assessed value of the property.
Included in general and administrative expenses for the three and nine months ended September 30, 2011 and 2010 are reimbursements to the Managing General Partner as allowed under the Partnership Agreement, costs associated with the quarterly and annual communications with investors and regulatory agencies and the annual audit required by the Partnership Agreement.
In January 2011, one apartment unit at the Partnerships investment property was damaged by a grease fire. The damages were approximately $7,000. During the nine months ended September 30, 2011, the Partnership recognized a casualty gain of approximately $7,000 as a result of the receipt of insurance proceeds of approximately $7,000, partially offset by the write off of undepreciated damaged assets of less than $1,000.
Liquidity and Capital Resources
At September 30, 2011, the Partnership had cash and cash equivalents of approximately $46,000, compared to approximately $124,000 at December 31, 2010. Cash and cash equivalents decreased approximately $78,000 due to approximately $277,000 and $92,000 of cash used in financing and investing activities, respectively, partially offset by approximately $291,000 of cash provided by operating activities. Cash used in financing activities consisted of repayment of advances received from an affiliate of the Managing General Partner. Cash used in investing activities consisted of property improvements and replacements, partially offset by insurance proceeds received.
AIMCO Properties, L.P., an affiliate of the Managing General Partner, has made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During the nine months ended September 30, 2010, AIMCO Properties, L.P. advanced the Partnership approximately $121,000 to fund real estate taxes and fees to extend the maturity date of the mortgage encumbering the Partnerships investment property. No such advances were made during the nine months ended September 30, 2011. Interest is charged at the prime rate plus 2% (5.25% at September 30, 2011). Interest expense amounted to approximately $10,000 and $17,000 for the nine months ended September 30, 2011 and 2010, respectively. During the nine months ended September 30, 2011 and 2010, the Partnership repaid advances and associated accrued interest of approximately $294,000 and $220,000, respectively, with cash from operations. At September 30, 2011 and December 31, 2010, the amount of outstanding advances and accrued interest due to AIMCO Properties, L.P. was approximately $39,000 and $323,000, respectively, and is included in due to affiliates. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances. For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.
The sufficiency of existing liquid assets to meet future liquidity and capital expenditure requirements is directly related to the level of capital expenditures required at the property to adequately maintain the physical assets and other operating needs of the Partnership and to comply with Federal, state, and local legal and regulatory requirements. The Managing General Partner monitors developments in the area of legal and regulatory compliance. Capital improvements planned for the Partnership's property are detailed below.
During the nine months ended September 30, 2011, the Partnership completed approximately $96,000 of capital improvements at Woods of Inverness Apartments, consisting primarily of countertops, office computers, air conditioning upgrades, water and sewer upgrades, floor covering replacements and construction related to the fire damage discussed above. These improvements were funded from operating cash flow and insurance proceeds. The Partnership regularly evaluates the capital improvement needs of the property. While the Partnership has no material commitments for property improvements and replacements, certain routine capital expenditures are anticipated during 2011. Such capital expenditures will depend on the physical condition of the property as well as anticipated cash flow generated by the property.
Capital improvements will be incurred only if cash is available from operations, Partnership reserves or advances from AIMCO Properties, L.P., although AIMCO Properties, L.P. is not obligated to fund such advances. To the extent that capital improvements are completed, the Partnership's distributable cash flow, if any, may be adversely affected at least in the short term.
The Partnership's assets are thought to be generally sufficient for any near-term needs (exclusive of capital improvements and repayment of amounts owed to affiliates) of the Partnership. The mortgage indebtedness encumbering Woods of Inverness Apartments of approximately $5,878,000 was refinanced during 2007 under a secured real estate credit facility (Secured Credit Facility) with AEGON USA Realty Advisors, Inc., as agent for Transamerica Occidental Life Insurance Company. The Secured Credit Facility had an original maturity date of October 1, 2010 and AIMCO Properties, L.P. had the option to extend the Secured Credit Facility by two one-year extensions if no event of default existed under the Secured Credit Facility. On July 31, 2010, AIMCO Properties, L.P. exercised its option to extend the maturity date of the Secured Credit Facility to October 1, 2011. On August 10, 2011, AIMCO Properties L.P. exercised its option to further extend the maturity date of the Secured Credit Facility to October 1, 2012. The mortgage requires monthly payments of interest only through the October 1, 2012 maturity date, at which date the entire principal balance of approximately $5,878,000 is due. The loan has a variable interest rate of the one-month LIBOR rate plus 0.78% (1.00% per annum at September 30, 2011) and resets monthly. The variable interest rate may increase to the one-month LIBOR rate plus 0.98% if the debt service coverage ratio of the investment property decreases below a prescribed threshold. The loan is prepayable without penalty. As a condition of the Secured Credit Facility, the lender required AIMCO Properties, L.P., an affiliate of the Managing General Partner, to guarantee certain non-recourse obligations and liabilities of the Partnership with respect to the mortgage financing. The Managing General Partner has been working to refinance the Partnerships mortgage indebtedness prior to its October 1, 2012 maturity. However, on November 1, 2011, the Partnership entered into a sale contract with a third party to sell Woods of Inverness Apartments for a sales price of $9,000,000. The sale is projected to close during the fourth quarter of 2011. The Partnership determined that certain held for sale criteria were not met at September 30, 2011 and therefore continues to report the assets and liabilities of Woods of Inverness Apartments as held for investment and its operations as continuing operations. If the property cannot be refinanced or sold for a sufficient amount, the Partnership may risk losing the property through foreclosure.
There were no distributions made to the partners during the nine months ended September 30, 2011 or 2010. Future cash distributions will depend on the levels of cash generated from operations, the timing of the debt maturity, property sale and/or refinancing. The Partnerships cash available for distribution is reviewed on a monthly basis. There can be no assurance, however, that the Partnership will generate sufficient funds from operations, after required capital improvements, to permit any distributions to its partners in 2011 or subsequent periods.
Other
In addition to its indirect ownership of the general partner interests in the Partnership, Aimco and its affiliates owned 84,909.69 limited partnership units (the "Units") in the Partnership representing 65.42% of the outstanding Units at September 30, 2011. A number of these Units were acquired pursuant to tender offers made by Aimco or its affiliates. It is possible that Aimco or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. Pursuant to the Partnership Agreement, unitholders holding a majority of the Units are entitled to take action with respect to a variety of matters that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Managing General Partner. As a result of its ownership of 65.42% of the outstanding Units, Aimco and its affiliates are in a position to influence all voting decisions with respect to the Partnership. However, with respect to 47,488.68 units owned by AIMCO IPLP, L.P., an affiliate of the Managing General Partner and of Aimco, such affiliate is required to vote such Units: (i) against any increase in compensation payable to the Managing General Partner or to its affiliates; and (ii) on all other matters submitted by it or its affiliates, in proportion to the votes cast by third party unitholders. Except for the foregoing, no other limitations are imposed on Aimco and its affiliates' ability to influence voting decisions with respect to the Partnership. Although the Managing General Partner owes fiduciary duties to the limited partners of the Partnership, the Managing General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the Managing General Partner, as managing general partner, to the Partnership and its limited partners may come into conflict with the duties of the Managing General Partner to Aimco its sole stockholder.
Critical Accounting Policies and Estimates
The consolidated financial statements are prepared in accordance with accounting principles generally accepted in the United States, which require the Partnership to make estimates and assumptions. The Partnership believes that of its significant accounting policies, the following may involve a higher degree of judgment and complexity.
Impairment of Long-Lived Asset
Investment property is recorded at cost, less accumulated depreciation, unless the carrying amount of the asset is not recoverable. If events or circumstances indicate that the carrying amount of the property may not be recoverable, the Partnership will make an assessment of its recoverability by comparing the carrying amount to the Partnerships estimate of the undiscounted future cash flows, excluding interest charges, of the property. If the carrying amount exceeds the estimated aggregate undiscounted future cash flows, the Partnership would recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property.
Real property investment is subject to varying degrees of risk. Several factors may adversely affect the economic performance and value of the Partnerships investment property. These factors include, but are not limited to, general economic climate; competition from other apartment communities and other housing options; local conditions, such as loss of jobs or an increase in the supply of apartments that might adversely affect apartment occupancy or rental rates; changes in governmental regulations and the related cost of compliance; increases in operating costs (including real estate taxes) due to inflation and other factors, which may not be offset by increased rents; changes in tax laws and housing laws, including the enactment of rent control laws or other laws regulating multi-family housing; and changes in interest rates and the availability of financing. Any adverse changes in these and other factors could cause an impairment of the Partnerships asset.
Revenue Recognition
The Partnership generally leases apartment units for twelve-month terms or less. The Partnership will offer rental concessions during particularly slow months or in response to heavy competition from other similar complexes in the area. Rental income attributable to leases, net of any concessions, is recognized on a straight-line basis over the term of the lease. The Partnership evaluates all accounts receivable from residents and establishes an allowance, after the application of security deposits, for accounts greater than 30 days past due on current tenants and all receivables due from former tenants.
Assets Held for Sale
The Partnership classifies long-lived assets as held for sale in the period in which all of the following criteria are met: management, having the authority to approve the action, commits to a plan to sell the asset; the asset is available for immediate sale in its present condition subject only to terms that are usual and customary for sales of such assets; an active program to locate a buyer and other actions required to complete the plan to sell the asset have been initiated; the sale of the asset is probable, and transfer of the asset is expected to qualify for recognition as a completed sale, within one year; the asset is being actively marketed for sale at a price that is reasonable in relation to its current fair value and actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn. Depreciation is not recorded during the period in which the long-lived asset is classified as held for sale. When the asset is designated as held for sale, the related results of operations are presented as discontinued operations.
Item 4. Controls and Procedures
(a) Disclosure Controls and Procedures.
The Partnerships management, with the participation of the principal executive officer and principal financial officer of the Managing General Partner, who are the equivalent of the Partnerships principal executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnerships disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the Exchange Act)) as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer of the Managing General Partner, who are the equivalent of the Partnerships principal executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnerships disclosure controls and procedures are effective.
(b) Changes in Internal Control Over Financial Reporting.
There has been no change in the Partnerships internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal quarter to which this report relates that has materially affected, or is reasonably likely to materially affect, the Partnerships internal control over financial reporting.
Item 6. Exhibits
See Exhibit Index.
The agreements included as exhibits to this Form 10-Q contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:
Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. The Partnership acknowledges that, notwithstanding the inclusion of the foregoing cautionary statements, it is responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this Form 10-Q not misleading. Additional information about the Partnership may be found elsewhere in this Form 10-Q and the Partnerships other public filings, which are available without charge through the SECs website at http://www.sec.gov.
Pursuant to the requirements of Section 13 or 15(d) 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.
| CENTURY PROPERTIES FUND XVI |
|
|
| By: Fox Capital Management Corporation |
| Managing General Partner |
|
|
Date: November 9, 2011 | By: /s/Steven D. Cordes |
| Steven D. Cordes |
| Senior Vice President |
|
|
Date: November 9, 2011 | By: /s/Stephen B. Waters |
| Stephen B. Waters |
| Senior Director of Partnership Accounting |
|
|
|
|
EXHIBIT INDEX
Exhibit Number Description of Exhibit
2.5 Master Indemnity Agreement incorporated by reference to Exhibit 2.5 to the Registrants Current Report on Form 8-K filed by Insignia Financial Group, Inc. with the Securities and Exchange Commission on September 1, 1995.
3.4 Agreement of Limited Partnership incorporated by reference to Exhibit A to the Prospectus of the Registrant dated August 17, 1981 and thereafter supplemented June 25, 1979 included in the Registrant's Registration Statement on Form S-11 (Reg. No. 2-71473).
10.11 Deed of Trust, Security Agreement and Fixture Filing dated September 21, 2007 between Woods of Inverness CPF 16, L.P., a Delaware limited partnership, and Transamerica Occidental Life Insurance Company, an Iowa corporation. (Incorporated by reference to the Registrants Current Report on Form 8-K dated September 21, 2007)
10.12 Secured Promissory Note dated September 21, 2007 between Woods of Inverness CPF 16, L.P., a Delaware limited partnership, and Transamerica Occidental Life Insurance Company, an Iowa corporation. (Incorporated by reference to the Registrants Current Report on Form 8-K dated September 21, 2007)
10.13 Carveout Guarantee and Indemnity Agreement dated September 21, 2007 between AIMCO Properties, L.P., a Delaware limited partnership, and Transamerica Occidental Life Insurance Company, an Iowa corporation. (Incorporated by reference to the Registrants Current Report on Form 8-K dated September 21, 2007)
10.16 Purchase and Sale Contract, dated November 1, 2011, between Woods of Inverness CPF 16, L.P., a Delaware limited partnership, and Commerce Capital Partners, LLC, a Delaware limited liability company. (Incorporated by reference to the Registrants Current Report on Form 8-K dated November 1, 2011).
31.1 Certification of equivalent of Chief Executive Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2 Certification of equivalent of Chief Financial Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32.1 Certification of the equivalent of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
(1) As provided in Rule 406T of Regulation S-T, this information is furnished and not filed for purposes of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934.
Exhibit 31.1
CERTIFICATION
I, Steven D. Cordes, certify that:
1. I have reviewed this quarterly report on Form 10-Q of Century Properties Fund XVI;
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and
5. The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.
Date: November 9, 2011
/s/Steven D. Cordes
Steven D. Cordes
Senior Vice President of Fox Capital Management Corporation, equivalent of the chief executive officer of the Partnership
Exhibit 31.2
CERTIFICATION
I, Stephen B. Waters, certify that:
1. I have reviewed this quarterly report on Form 10-Q of Century Properties Fund XVI;
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and
5. The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.
Date: November 9, 2011
/s/Stephen B. Waters
Stephen B. Waters
Senior Director of Partnership Accounting of Fox Capital Management Corporation, equivalent of the chief financial officer of the Partnership
Exhibit 32.1
Certification of CEO and CFO |
Pursuant to 18 U.S.C. Section 1350, |
As Adopted Pursuant to |
Section 906 of the Sarbanes-Oxley Act of 2002 |
In connection with the Quarterly Report on Form 10-Q of Century Properties Fund XVI (the "Partnership"), for the quarterly period ended September 30, 2011 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), Steven D. Cordes, as the equivalent of the chief executive officer of the Partnership, and Stephen B. Waters, as the equivalent of the chief financial officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:
(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and
(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Partnership.
| /s/Steven D. Cordes |
| Name: Steven D. Cordes |
| Date: November 9, 2011 |
|
|
| /s/Stephen B. Waters |
| Name: Stephen B. Waters |
| Date: November 9, 2011 |
This certification is furnished with this Report pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and shall not be deemed filed by the Partnership for purposes of Section 18 of the Securities Exchange Act of 1934, as amended.
Consolidated Statements of Operations (Unaudited) (USD $) In Thousands, except Per Share data | 3 Months Ended | 9 Months Ended | ||
---|---|---|---|---|
Sep. 30, 2011 | Sep. 30, 2010 | Sep. 30, 2011 | Sep. 30, 2010 | |
Revenues: | ||||
Rental income | $ 409 | $ 467 | $ 1,276 | $ 1,402 |
Other income | 80 | 59 | 219 | 224 |
Total revenues | 489 | 526 | 1,495 | 1,626 |
Expenses: | ||||
Operating | 296 | 361 | 863 | 979 |
General and administrative | 35 | 38 | 113 | 118 |
Depreciation | 141 | 149 | 444 | 444 |
Interest | 23 | 40 | 75 | 99 |
Property taxes | 35 | 34 | 105 | 153 |
Total expenses | 530 | 622 | 1,600 | 1,793 |
Casualty gain | 0 | 0 | 7 | 0 |
Net loss | (41) | (96) | (98) | (167) |
Net loss allocated to general partners (6.9%) | (3) | (6) | (7) | (11) |
Net loss allocated to limited partners (93.1%) | $ (38) | $ (90) | $ (91) | $ (156) |
Net loss per limited partnership unit | $ (0.29) | $ (0.69) | $ (0.70) | $ (1.20) |
Consolidated Statement of Shareholders Equity (Deficit) (Unaudited) (USD $) In Thousands | Total | General Partners | Limited Partners |
---|---|---|---|
Partners' (deficiency) capital, beginning balance at Dec. 31, 2010 | $ (1,962) | $ (3,813) | $ 1,851 |
Net loss | (98) | (7) | (91) |
Partners' (deficiency) capital, ending balance at Sep. 30, 2011 | $ (2,060) | $ (3,820) | $ 1,760 |
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Document and Entity Information | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Document and Entity Information | |
Entity Registrant Name | CENTURY PROPERTIES FUND XVI |
Document Type | 10-Q |
Document Period End Date | Sep. 30, 2011 |
Amendment Flag | false |
Entity Central Index Key | 0000351931 |
Current Fiscal Year End Date | --12-31 |
Entity Common Stock, Shares Outstanding | 129,799 |
Entity Filer Category | Smaller Reporting Company |
Entity Current Reporting Status | Yes |
Entity Voluntary Filers | No |
Entity Well-known Seasoned Issuer | No |
Document Fiscal Year Focus | 2011 |
Document Fiscal Period Focus | Q3 |
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Related Party Disclosures | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Related Party Disclosures | |
Related Party Transactions Disclosure [Text Block] | Note B Transactions with Affiliated Parties
The Partnership has no employees and depends on the Managing General Partner and its affiliates for the management and administration of all Partnership activities. The Partnership Agreement provides for payments to affiliates for services and reimbursement of certain expenses incurred by affiliates on behalf of the Partnership.
Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $72,000 and $79,000 for the nine months ended September 30, 2011 and 2010, respectively, which are included in operating expenses.
Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $44,000 and $49,000 for the nine months ended September 30, 2011 and 2010, respectively, which are included in general and administrative expenses.
Pursuant to the Partnership Agreement, for managing the affairs of the Partnership, the Managing General Partner is entitled to receive a Partnership management fee equal to 5% of the Partnership's adjusted cash from operations as distributed. No such fees were paid during the nine months ended September 30, 2011 and 2010 as there were no distributions from operations during either period.
AIMCO Properties, L.P., an affiliate of the Managing General Partner, has made available to the Partnership a credit line of up to $150,000 per property owned by the Partnership. During the nine months ended September 30, 2010, AIMCO Properties, L.P. advanced the Partnership approximately $121,000 to fund real estate taxes and fees to extend the maturity date of the mortgage encumbering the Partnerships investment property. No such advances were made during the nine months ended September 30, 2011. Interest is charged at the prime rate plus 2% (5.25% at September 30, 2011). Interest expense amounted to approximately $10,000 and $17,000 for the nine months ended September 30, 2011 and 2010, respectively. During the nine months ended September 30, 2011 and 2010, the Partnership repaid advances and associated accrued interest of approximately $294,000 and $220,000, respectively, with cash from operations. At September 30, 2011 and December 31, 2010, the amount of outstanding advances and accrued interest due to AIMCO Properties, L.P. was approximately $39,000 and $323,000, respectively, and is included in due to affiliates. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances. For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.
The Partnership insures its property up to certain limits through coverage provided by Aimco, which is generally self-insured for a portion of losses and liabilities related to workers compensation, property casualty, general liability and vehicle liability. The Partnership insures its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the nine months ended September 30, 2011, the Partnership was charged by Aimco and its affiliates approximately $55,000 for hazard insurance coverage and fees associated with policy claims administration. Additional charges will be incurred by the Partnership during 2011 as other insurance policies renew later in the year. The Partnership was charged by Aimco and its affiliates approximately $87,000 for insurance coverage and fees associated with policy claims administration during the year ended December 31, 2010. |
Commitment and Contingencies | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Commitment and Contingencies | |
Commitments and Contingencies Disclosure [Text Block] | Note F Contingencies
The Partnership is unaware of any pending or outstanding litigation matters involving it or its investment property that are not of a routine nature arising in the ordinary course of business.
Environmental
Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its property. |
Subsequent Events | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Subsequent Events | |
Subsequent Events [Text Block] | Note H Subsequent Event
On November 1, 2011, the Partnership entered into a sale contract with a third party to sell Woods of Inverness Apartments for a sales price of $9,000,000. The sale is projected to close during the fourth quarter of 2011. The Partnership determined that certain held for sale criteria were not met at September 30, 2011 and therefore continues to report the assets and liabilities of Woods of Inverness Apartments as held for investment and its operations as continuing operations. |
Organization, Consolidation and Presentation of Financial Statements | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Organization, Consolidation and Presentation of Financial Statements | |
Organization, Consolidation and Presentation of Financial Statements Disclosure and Significant Accounting Policies [Text Block] | Note A Basis of Presentation
The accompanying unaudited consolidated financial statements of Century Properties Fund XVI (the "Partnership" or the "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. The Partnership's general partners are Fox Capital Management Corporation (the "Managing General Partner" or "FCMC") and Fox Realty Investors ("FRI"). The Managing General Partner and the managing general partner of FRI are affiliates of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. In the opinion of the Managing General Partner, all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. Operating results for the three and nine months ended September 30, 2011 are not necessarily indicative of the results that may be expected for the fiscal year ending December 31, 2011. The consolidated balance sheet at December 31, 2010 has been derived from the audited financial statements at that date but does not include all the information and footnotes required by generally accepted accounting principles for complete financial statements. For further information, refer to the consolidated financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2010.
At September 30, 2011 and December 31, 2010, the Partnership had outstanding 129,799 limited partnership units.
The Partnerships management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed. |
Debt | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Debt | |
Debt Disclosure [Text Block] | Note E Mortgage Note Payable
The mortgage indebtedness encumbering Woods of Inverness Apartments of approximately $5,878,000 was refinanced during 2007 under a secured real estate credit facility (Secured Credit Facility) which had an original maturity date of October 1, 2010. On July 31, 2010, AIMCO Properties, L.P. exercised its option to extend the maturity date of the Secured Credit Facility to October 1, 2011. On August 10, 2011, AIMCO Properties, L.P. exercised its option to further extend the maturity date of the Secured Credit Facility to October 1, 2012. In addition, AIMCO Properties L.P. paid an extension fee of approximately $15,000 on behalf of the Partnership. The Partnership will reimburse AIMCO Properties, L.P. for the $15,000 and this amount is included in due to affiliates at September 30, 2011. |
Extraordinary and Unusual Items | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Extraordinary and Unusual Items | |
Unusual or Infrequent Items Disclosure [Text Block] | Note C Casualty Event
In January 2011, one apartment unit at the Partnerships investment property was damaged by a grease fire. The damages were approximately $7,000. During the nine months ended September 30, 2011, the Partnership recognized a casualty gain of approximately $7,000 as a result of the receipt of insurance proceeds of approximately $7,000, partially offset by the write off of undepreciated damaged assets of less than $1,000. |
Fair Value Measures and Disclosures | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Fair Value Measures and Disclosures | |
Fair Value Disclosures [Text Block] | Note D Fair Value of Financial Instruments
Financial Accounting Standards Board Accounting Standards Codification Topic 825, Financial Instruments, requires disclosure of fair value information about financial instruments, whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. The Partnership believes that the carrying amount of its financial instruments approximates their fair value due to the short-term maturity of these instruments. |
Property, Plant, and Equipment | 9 Months Ended |
---|---|
Sep. 30, 2011 | |
Property, Plant, and Equipment | |
Property, Plant and Equipment Disclosure [Text Block] | Note G Investment Property
During the nine months ended September 30, 2011, the Partnership retired and wrote-off personal property no longer being used that had a cost basis of approximately $1,502,000 and accumulated depreciation of approximately $1,502,000. |
Consolidated Balance Sheets (Unaudited) (USD $) In Thousands | Sep. 30, 2011 | Dec. 31, 2010 |
---|---|---|
Assets | ||
Cash and cash equivalents | $ 46 | $ 124 |
Receivables and deposits | 96 | 94 |
Other assets | 95 | 86 |
Investment property: | ||
Land | 905 | 905 |
Buildings and related personal property | 11,359 | 12,768 |
Total investment property | 12,264 | 13,673 |
Less accumulated depreciation | (8,354) | (9,415) |
Investment property, net | 3,910 | 4,258 |
Total assets | 4,147 | 4,562 |
Liabilities | ||
Accounts payable | 16 | 48 |
Accrued property taxes | 105 | 143 |
Tenant security deposit liabilities | 43 | 41 |
Other liabilities | 111 | 91 |
Due to affiliates | 54 | 323 |
Mortgage note payable | 5,878 | 5,878 |
Total liabilities | 6,207 | 6,524 |
Partners' (Deficiency) Capital | ||
General partners | (3,820) | (3,813) |
Limited partners | 1,760 | 1,851 |
Total partners' deficit | (2,060) | (1,962) |
Total liabilities and partners' deficit | $ 4,147 | $ 4,562 |