UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                              WASHINGTON, DC 20549


                                 ---------------


                                    FORM 8-K

                                 CURRENT REPORT
                     PURSUANT TO SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934



       Date of report (Date of earliest event reported) November 20, 2000


                    MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
             (Exact Name of Registrant as Specified in its Charter)


          MISSOURI                  000-11023                 43-1250566
(State or  Other Jurisdiction      (Commission              (IRS Employer
       of Incorporation)           File Number)           Identification No.)





104 Armour Road, North  Kansas City, MO                                 64116
(Address of Principal Executive Offices)                              (Zip Code)


        Registrant's telephone number, including area code (816) 303-4500



                                        1


Item 5.  Other Events.


         On  November  20,  2000,  the  existing  debt   collateralized  by  the
Registrant's  apartment  building  located in West St.  Louis  County,  Missouri
(Woodhollow  Apartments)  was  refinanced  through  Northland/Marquette  Capital
Group,  Inc. The new loan is for $9,900,000  with a term of ten (10) years and a
thirty (30) year  amortization  schedule.  The interest  rate on the new loan is
7.45%. The note   requires   a  monthly   principal   and   interest  payment of
$61,462.50. The previous loan agreement provided for a floating interest rate of
LIBOR plus 2.75%. This loan was to mature on November 30, 2001.

         A copy of the  Multifamily  Deed of  Trust,  Assignment  of  Rents  and
Security Agreement is attached as an exhibit hereto.

Item 7.  Financial Statements, Pro Forma Financial Information and Exhibits

         (a)  Financial Statements of Business Acquired

                  Not applicable.

         (b)  Pro Forma Financial Information

                  Not applicable.

         (c)  Exhibits

                  10.1     Multifamily  Deed of Trust,  Assignment  of Rents and
                           Security  Agreement  dated November 20, 2000 by Maxus
                           Real Property Investors-Four, L.P. for the benefit of
                           Northland/Marquette Capital Group, Inc.

                                    SIGNATURE

         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 hereunto duly authorized.

                                    MAXUS REAL PROPERTY INVESTORS-FOUR, L.P.
                                    Missouri limited partnership

                                    By:     Maxus Capital Corp.,
                                            the Registrant's General Partner


Date: November 28, 2000                     By: /s/ Daniel W. Pishny
                                                    Daniel W. Pishny
                                                    President


                                        2




                            EXHIBIT INDEX TO FORM 8-K


         Exhibit
         Number            Description

         10.1     Multifamily  Deed of Trust,  Assignment  of Rents and Security
                  Agreement  dated  November  20,  2000 by Maxus  Real  Property
                  Investors-Four,  L.P.  for the benefit of  Northland/Marquette
                  Capital Group, Inc.



                                        3