0000950148-95-000551.txt : 19950822 0000950148-95-000551.hdr.sgml : 19950822 ACCESSION NUMBER: 0000950148-95-000551 CONFORMED SUBMISSION TYPE: 10-Q PUBLIC DOCUMENT COUNT: 2 CONFORMED PERIOD OF REPORT: 19950630 FILED AS OF DATE: 19950821 SROS: NONE FILER: COMPANY DATA: COMPANY CONFORMED NAME: REAL ESTATE ASSOCIATES LTD V CENTRAL INDEX KEY: 0000702644 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE [6500] IRS NUMBER: 953768810 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q SEC ACT: 1934 Act SEC FILE NUMBER: 000-12438 FILM NUMBER: 95565412 BUSINESS ADDRESS: STREET 1: 9090 WILSHIRE BLVD STREET 2: STE 201 CITY: BEVERLY HILLS STATE: CA ZIP: 90211 BUSINESS PHONE: 3102782191 MAIL ADDRESS: STREET 1: 9090 WILSHIRE BLVD STREET 2: STE 201 CITY: BEVERLY HILLS STATE: CA ZIP: 90211 10-Q 1 10-Q 1 SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q Quarterly Report Under Section 13 or 15(d) of the Securities Exchange Act of 1934 FOR QUARTER ENDED JUNE 30, 1995 COMMISSION FILE NUMBER 2-77645 REAL ESTATE ASSOCIATES LIMITED V A CALIFORNIA LIMITED PARTNERSHIP I.R.S. EMPLOYER IDENTIFICATION NO. 95-3768810 9090 Wilshire Blvd., Suite 201 Beverly Hills, Calif. 90211 Registrant's Telephone Number, Including Area Code (310) 278-2191 Securities Registered Pursuant to Section 12(b) or 12(g) of the Act NONE Indicate by check mark whether the registrant (1) has filed all reports required to be filed with the Commission by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding twelve months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes X No --- --- 2 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) INDEX TO FORM 10-Q FOR THE QUARTER ENDED JUNE 30, 1995 PART I. FINANCIAL INFORMATION Item 1. Financial Statements Balance Sheets, June 30, 1995 and December 31, 1994 . . . . . . . . . . . . . . . . . . . . 1 Statements of Operations, Six and Three Months Ended June 30, 1995 and 1994 . . . . . . . . . . . . . . . . . . 2 Statement of Partners' Equity, Six Months Ended June 30, 1995 . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Statements of Cash Flows, Six Months Ended June 30, 1995 and 1994 . . . . . . . . . . . . . . . . . . . . . . . 4 Notes to Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Item 2. Management's Analysis and Discussion of Financial Condition and Results of Operations . . . . . . . . . . . . . . . . . . . . . . . . . 8 PART II. OTHER INFORMATION Item 1. Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Item 6. Exhibits and Reports on Form 8-K . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) BALANCE SHEETS JUNE 30, 1995 AND DECEMBER 31, 1994 ASSETS
1995 1994 (Unaudited) (Audited) ----------- ----------- INVESTMENTS IN LIMITED PARTNERSHIPS $1,002,307 $ 884,383 CASH AND CASH EQUIVALENTS 1,888,445 1,708,014 ---------- ---------- TOTAL ASSETS $2,890,752 $2,592,397 ========== ========== LIABILITIES AND PARTNERS' EQUITY LIABILITIES: ACCOUNTS PAYABLE $ 28,535 $ 32,150 PARTNERS' EQUITY 2,862,217 2,560,247 ---------- ---------- TOTAL LIABILITIES AND PARTNERS' EQUITY $2,890,752 $2,592,397 ========== ==========
The accompanying notes are an integral part of these balance sheets. 1 4 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) STATEMENTS OF OPERATIONS SIX AND THREE MONTHS ENDED JUNE 30, 1995 AND 1994 (Unaudited)
Six months Three months Six months Three months ended ended ended ended June 30, 1995 June 30, 1995 June 30, 1994 June 30, 1994 ------------- ------------- ------------- ------------- INTEREST INCOME $ 27,597 $ 14,776 $ 18,761 $ 10,225 --------- -------- --------- -------- OPERATING EXPENSES Management fees-general partner 127,224 63,612 127,224 63,612 General and administrative 56,408 20,384 62,375 20,418 --------- -------- --------- -------- Total operating expenses 183,632 83,996 189,599 84,030 --------- -------- --------- -------- LOSS FROM OPERATIONS (156,035) (69,220) (170,838) (73,805) DISTRIBUTIONS RECOGNIZED AS INCOME 208,005 124,588 190,651 163,795 EQUITY IN INCOME OF LIMITED PARTNERSHIPS AND AMORTI- ZATION OF ACQUISITION COSTS 250,000 125,000 130,800 65,400 --------- -------- --------- -------- NET INCOME $ 301,970 $180,368 $ 150,613 $155,390 ========= ======== ========= ========
The accompanying notes are an integral part of these financial statements. 2 5 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) STATEMENT OF PARTNERS' EQUITY (DEFICIENCY) SIX MONTHS ENDED JUNE 30, 1995 (Unaudited)
General Limited Partners Partners Total ----------- ---------- ---------- PARTNERSHIP INTERESTS June 30, 1995 7,808 ========== EQUITY (DEFICIENCY), at January 1, 1995 $(131,744) $2,691,991 $2,560,247 Net income for six months ended June 30, 1995 3,020 298,950 301,970 --------- ---------- ---------- EQUITY (DEFICIENCY), at June 30, 1995 $(128,724) $2,990,941 $2,862,217 ========= ========== ==========
The accompanying notes are an integral part of these financial statements. 3 6 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) STATEMENTS OF CASH FLOWS SIX MONTHS ENDED JUNE 30, 1995 AND 1994 (Unaudited)
1995 1994 ---------- ---------- CASH FLOWS FROM OPERATING ACTIVITIES: Net income $ 301,970 $ 150,613 Adjustments to reconcile net income to net cash provided by (used in) operating activities: Equity in income of limited partnerships (253,800) (134,600) Amortization of acquisition costs 3,800 3,800 Decrease in accounts payable (3,615) (518) ---------- ---------- Net cash provided by (used in) operating activities 48,355 19,295 CASH FLOWS FROM INVESTING ACTIVITIES: Distributions from limited partnerships recognized as a return of capital 132,076 79,079 ---------- ---------- NET INCREASE IN CASH AND CASH EQUIVALENTS 180,431 98,374 CASH AND CASH EQUIVALENTS, beginning of period 1,708,014 1,596,174 ---------- ---------- CASH AND CASH EQUIVALENTS, end of period $1,888,445 $1,694,548 ========== ==========
The accompanying notes are an integral part of these financial statements. 4 7 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) NOTES TO FINANCIAL STATEMENTS JUNE 30, 1995 NOTE 1 - SUMMARY OF SIGNIIFICANT ACCOUNTING POLICIES GENERAL The information contained in the following notes to the financial statements is condensed from that which would appear in the annual audited financial statements; accordingly, the financial statements included herein should be reviewed in conjunction with the financial statements and related notes thereto contained in the annual report for the year ended December 31, 1994 prepared by Real Estate Associates Limited V (the "Partnership"). National Partnership Investments Corp. ("NAPICO") is the corporate general partner of the Partnership. Accounting measurements at interim dates inherently involve greater reliance on estimates than at year end. The results of operations for the interim period presented are not necessarily indicative of the results for the entire year. In the opinion of the Partnership, the accompanying unaudited financial statements contain all adjustments (consisting primarily of normal recurring accruals) necessary to present fairly the financial position as of June 30, 1995, and the results of operations and changes in cash flows for the six months then ended. METHOD OF ACCCOUNTING FOR INVESTMENT IN LIMITED PARTNERSHIPS The investment in limited partnerships is accounted for on the equity method. Acquisition, selection and other costs related to the acquisition of the projects are capitalized as part of the investment balance. CASH AND CASH EQUIVALENTS Cash and cash equivalents consist of cash and bank certificates of deposit with an original maturity of three months or less. INCOME TAXES No provision has been made for income taxes in the accompanying financial statements since such taxes, if any, are the liability of the individual partners. NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS The Partnership had acquired limited partnership interests in 20 limited partnerships and has limited partnership interests in 19 limited partnerships at June 30, 1995. The partnerships own residential rental projects consisting of 1,319 apartment units. The mortgage loans of these projects are insured by various governmental agencies. The Partnership, as a limited partner, is entitled to 75 percent to 99 percent of the profits and losses in these limited partnerships. 5 8 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) NOTES TO FINANCIAL STATEMENTS JUNE 30, 1995 NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS (CONTINUED) Equity in losses of limited partnerships is recognized in the financial statements until the limited partnership investment account is reduced to a zero balance. Losses incurred after the limited partnership investment account is reduced to zero are not recognized. Distributions from the limited partnerships are accounted for as a return of capital until the investment balance is reduced to zero or to a negative amount equal to further capital contributions required. Subsequent distributions received are recognized as income. The following is a summary of the investment in limited partnerships: Balance, beginning of period $ 884,383 Cash distributions recognized as a return of capital (132,076) Amortization of acquisition costs (3,800) Equity in income of limited partnerships 253,800 ---------- Balance, end of period $1,002,307 ==========
The following are unaudited combined estimated statements of operations for the limited partnerships in which the Partnership has investments:
Six months Three months Six months Three months ended ended ended ended June 30, 1995 June 30, 1995 June 30, 1994 June 30, 1994 ------------- ------------- ------------- ------------- REVENUES Rental income $6,400,000 $3,200,000 $6,094,000 $3,047,000 EXPENSES Depreciation 1,060,000 530,000 974,000 487,000 Interest 2,796,000 1,398,000 2,930,000 1,465,000 Operating 2,620,000 1,310,000 2,448,000 1,224,000 ---------- ---------- ---------- ---------- 6,476,000 3,238,000 6,352,000 3,176,000 ---------- ---------- ---------- ---------- Net loss $ (76,000) $ (38,000) $ (258,000) $ (129,000) ========== ========== ========== ==========
NAPICO, or one of its affiliates, is the general partner and property management agent for certain of the limited partnerships included above. 6 9 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) NOTES TO FINANCIAL STATEMENTS JUNE 30, 1995 NOTE 3 - MANAGEMENT FEES AND EXPENSES DUE TO GENERAL PARTNER Under the terms of the Restated Certificate and Agreement of Limited Partners, the Partnership is obligated to the general partner for an annual management fee equal to 0.4 percent of the invested assets of the limited partnerships. Invested assets are defined as the costs of acquiring project interests, including the proportionate amount of the mortgage loans related to the Partnership's interests in the capital accounts of the respective partnerships. The fee was approximately $127,224 for the six months ended June 30, 1995 and 1994. The Partnership reimburses NAPICO for certain expenses. In 1995, the reimbursement to NAPICO of $8,910 has been paid and included in the Partnership's operating expenses. NOTE 4 - CONTINGENCIES The corporate general partner of the Partnership is a plaintiff in various lawsuits and has also been a defendant in other lawsuits arising from transactions in the ordinary course of business. In the opinion of management and the corporate general partners, the claims will not result in any material liability to the Partnership. 7 10 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) JUNE 30, 1995 ITEM 2. MANAGEMENT'S ANALYSIS AND DISCUSSION OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS LIQUIDITY AND CAPITAL RESOURCES The Partnership's primary sources of funds include interest income earned from investing available cash and distributions from limited partnerships in which the Partnership has invested. It is not expected that any of the local limited partnerships in which the Partnership has invested will generate cash flow sufficient to provide for distributions to limited partners in any material amount. RESULTS OF OPERATIONS Partnership revenues consist primarily of interest income earned on certificates of deposit and other temporary investment of funds not required for investment in local partnerships. Operating expenses consist primarily of recurring general and administrative expenses and professional fees for services rendered to the Partnership. In addition, an annual Partnership management fee in an amount equal to .4 percent of invested assets is payable to the corporate general partner. The Partnership accounts for its investments in the local limited partnerships on the equity method, thereby adjusting its investment balance by its proportionate share of the income or loss of the local limited partnerships. At June 30, 1995, the Partnership has investments in 19 limited partnerships, all of which had operations. The increase in equity in income for 1995 over 1994 is because the investment balances for certain of the local limited partnerships were reduced to zero and the related losses were not recognized in accordance with the equity method of accounting. Distributions received from limited partnerships are recognized as return of capital until the investment balance has been reduced to zero or to a negative amount equal to future capital contributions required. Subsequent distributions received are recognized as income. Except for certificates of deposit and money market funds, the Partnership's investments are entirely interests in other limited partnerships primarily owning government assisted projects. Available cash is invested in these funds earning interest income as reflected in the statement of operations. These funds can be converted to cash to meet obligations as they arise. The Partnership intends to continue investing available funds in this manner. 8 11 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) JUNE 30, 1995 PART II. OTHER INFORMATION ITEM 1. LEGAL PROCEEDINGS The corporate general partner is a plaintiff or defendant in several lawsuits. None of these are related to REAL V. ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K (a) No exhibits are required per the provision of item 7 of regulation S-K. 9 12 REAL ESTATE ASSOCIATES LIMITED V (A CALIFORNIA LIMITED PARTNERSHIP) JUNE 30, 1995 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. REAL ESTATE ASSOCIATES LIMITED V (a California limited partnership) By: National Partnership Investments Corp. General Partner Date: ------------------------------------- By: ------------------------------------- Bruce Nelson President Date: ------------------------------------- By: ------------------------------------- Shawn Horwitz Executive Vice President and Chief Financial Officer 10 EX-27 2 FINANCIAL DATA SCHEDULE
5 THIS SCHEDULE CONTAINS SUMMARY FINANCIAL INFORMATION EXTRACTED FROM THE PARTNERSHIP'S STATEMENTS OF EARNINGS AND BALANCE SHEETS AND IS QUALIFIED IN ITS ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS 6-MOS DEC-31-1995 JAN-01-1995 JUN-30-1995 1,888,445 0 0 0 0 1,888,445 0 0 2,890,752 28,535 0 0 0 0 2,862,217 2,890,752 0 485,602 0 0 183,632 0 0 301,970 0 301,970 0 0 0 301,970 0 0