-----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, TNp1pRpS2Uv3JThhJs+96r4SWk0VXFL0o1uDPe1pCu8cO9kJCp4yvOGyXa1jz68X K1P4CloImV8DuJBmXfqr3Q== 0000726995-98-000014.txt : 19981113 0000726995-98-000014.hdr.sgml : 19981113 ACCESSION NUMBER: 0000726995-98-000014 CONFORMED SUBMISSION TYPE: 10-Q PUBLIC DOCUMENT COUNT: 2 CONFORMED PERIOD OF REPORT: 19980930 FILED AS OF DATE: 19981112 FILER: COMPANY DATA: COMPANY CONFORMED NAME: CLUSTER HOUSING PROPERTIES CENTRAL INDEX KEY: 0000726995 STANDARD INDUSTRIAL CLASSIFICATION: LAND SUBDIVIDERS & DEVELOPERS (NO CEMETERIES) [6552] IRS NUMBER: 042817478 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q SEC ACT: SEC FILE NUMBER: 000-13556 FILM NUMBER: 98745015 BUSINESS ADDRESS: STREET 1: 5110 LANDGALE WAY CITY: COLORADO SPRINGS STATE: CO ZIP: 80906 BUSINESS PHONE: 7195270544 MAIL ADDRESS: STREET 1: 5110 LANGDALE WAY CITY: COLORADO SPGS STATE: CO ZIP: 80906 FORMER COMPANY: FORMER CONFORMED NAME: BERRY & BOYLE CLUSTER HOUSING PROPERTIES DATE OF NAME CHANGE: 19920703 10-Q 1 10-Q FOR THE QUARTER ENDED SEPTEMBER 30, 1998 SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q [ X ] QUARTERLY Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 For the quarterly period ended September 30, 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 No. 0-13556 Cluster Housing Properties (A California Limited Partnership) (formerly Berry and Boyle Cluster Housing Properties) (Exact name of registrant as specified in its charter) - -------------------------------------------------------------------------------- (State or other jurisdiction of (I.R.S. Employer incorporation or organization) Identification No.) 5110 Langdale Way, Colorado Springs CO 80906 - -------------------------------------------------------------------------------- (Address of principal executive offices) (Zip Code) (719) 527-0544 - -------------------------------------------------------------------------------- Securities registered pursuant to Section 12(b) of the Act: None Securities registered pursuant to Section 12(g) of the Act: Units of Limited Partnership Interests Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Sections 13 and 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes _X_ No ___ PART I. FINANCIAL INFORMATION Item 1. FINANCIAL STATEMENTS CLUSTER HOUSING PROPERTIES (a California Limited Partnership) AND SUBSIDIARIES CONSOLIDATED BALANCE SHEETS --------------- ASSETS September 30, 1998 December 31, (Unaudited) 1997 Assets held for sale/Property, at cost (Note 8) Land $ - $1,242,061 Buildings and improvements - 6,063,055 Equipment, furnishings and fixtures - 642,239 ---------------- --------------- - 7,947,355 Less accumulated depreciation - (2,152,207) ---------------- --------------- - 5,795,148 Cash and cash equivalents 315,161 421,580 Real estate tax escrows - 24,037 Deposits and prepaid expenses - 133,285 Accounts receivable - 1,400 Deferred expenses, net of accumulated amortization of $213,035 and $205,147 - 7,888 ---------------- --------------- Total assets $315,161 $6,383,338 ================ =============== LIABILITIES AND PARTNERS' EQUITY (DEFICIT) Mortgage notes payable $ - $3,058,800 Accounts payable 13,075 83,637 Accrued expenses 20,863 131,588 Due to affiliates (Note 20,384 16,076 7) Rents received in advance - 1,984 Tenant security deposits - 33,555 ---------------- --------------- Total liabilities 54,322 3,325,640 General Partners' deficit (1,810) (127,847) Limited Partners' equity 262,650 3,185,545 ---------------- --------------- Total liabilities and partners' equity $315,161 $6,383,338 ================ =============== CLUSTER HOUSING PROPERTIES (a California Limited Partnership) AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF OPERATIONS ------------- Three Months Ended Nine Months Ended September 30, September 30, 1998 1997 1998 1997 Revenue: Rental income $ - $612,106 $414,662 $1,895,970 Interest income 17,328 8,462 39,507 29,064 Gain from sale of properties - 452,214 - ---------------- --------------- -------------- --------------- Total Revenue 17,328 620,568 906,383 1,925,034 Expenses: Operations 372,008 182,661 955,597 Interest expense 200,837 117,384 590,019 Depreciation and amortization 117,228 7,888 332,789 General and administrative 47,710 54,437 153,208 170,579 ---------------- --------------- -------------- --------------- Total Expenses 47,710 744,510 461,141 2,048,984 ---------------- --------------- -------------- --------------- Net income (loss) ($30,382) ($123,942) $445,242 ($123,950) ================================== ============== =============== Net income (loss) allocated to: General Partners ($304) ($1,239) $126,037 ($1,240) Basic and diluted per unit Net income (loss) allocated to Investor Limited Partner interest: 32,421 units issued ($0.93) ($3.78) $9.85 ($3.78) CLUSTER HOUSING PROPERTIES (a California Limited Partnership) AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF PARTNERS' EQUITY (DEFICIT) ------------- Investor Total General Limited Partners' Partners Partners Equity Balance at December 31, 1996 ($192,294) $6,896,994 $6,704,700 Cash distributions (15,358) (5,641,254) (5,656,612) Net loss 79,805 1,929,805 2,009,610 --------------- --------------- --------------- Balance at December 31, 1997 (127,847) 3,185,545 3,057,698 Cash distributions - (3,242,100) (3,242,100) Net income 126,037 319,205 445,242 --------------- --------------- --------------- Balance at September 30, 1998 ($1,810) $262,650 $260,839 =============== =============== =============== CLUSTER HOUSING PROPERTIES (a California Limited Partnership) AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOWS Nine Months Ended September 30, Cash flows from operating activities: 1998 1997 ---- ---- Interest received $39,507 $29,064 Cash received from rental income 379,123 1,900,718 General and administrative expenses (158,136) (203,874) Operations expense (317,106) (872,010) Interest paid (129,014) (591,194) --------------- --------------- Net cash provided by operating activities (185,626) 262,704 Cash flows from investing activities: Proceeds from sale of properties 6,608,653 Capital improvements (361,293) (235,094) Deposit with escrow agent 131,413 - --------------- --------------- Net cash provided by investing activities 6,378,773 (235,094) Cash flows from financing activities: Distributions to partners (3,242,100) (291,789) Deposits 1,335 - Principal payments on mortgage notes payable (3,058,800) (109,899) --------------- --------------- Net cash used by financing activities (6,299,565) (401,688) --------------- --------------- Net increase (decrease) in cash and cash equivalents (106,419) (374,078) Cash and cash equivalents at beginning of the period 421,580 1,065,855 --------------- --------------- Cash and cash equivalents at end of the period $315,161 $691,777 =============== =============== CLUSTER HOUSING PROPERTIES (a California Limited Partnership) AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOWS ------------- Reconciliation of net income (loss) to net cash provided by operating activities: Nine Months Ended September 30, 1998 1997 ---- ---- Net income (loss) $445,242 ($123,950) Adjustments to reconcile net income (loss) to net cash provided by operating activities: Depreciation and amortization 7,888 332,789 Gain from sale of property (452,214) Change in assets and liabilities net of effects of investing and financing activities: Decrease (increase) in real estate tax escrows 24,037 (14,035) Decrease (increase) prepaid expenses 537 (1,175) Decrease in accounts receivable 1,400 962 (Decrease) increase in accounts payable and accrued expenses (181,285) 66,910 Increase (decrease) in due to affiliates 4,308 (3,545) Decrease in rent received in advance (1,984) (3,638) (Decrease) increase in tenant security deposits (33,555) 8,386 --------------- --------------- Net cash provided by operating activities ($185,626) $262,704 =============== ===============
CLUSTER HOUSING PROPERTIES (A California Limited Partnership) AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS ---------- 1. Organization of Partnership: Cluster Housing Properties (a California Limited Partnership) (the "Partnership"), formerly Berry and Boyle Cluster Housing Properties, was formed on August 8, 1983. The Partnership issued all of the General Partnership Interests to three General Partners in exchange for capital contributions aggregating $2,000. Stephen B. Boyle and GP L'Auberge Communities, L.P., (a California Limited Partnership), formerly Berry and Boyle Management, are the General Partners. In September, 1995, with the consent of Limited Partners holding a majority of the outstanding Units, as well as the consent of the mortgage lenders for the Partnership's three properties, Richard G. Berry resigned as a general partner of the Partnership. A total of 2,000 individual Limited Partners owning 32,421 units have contributed $16,210,500 of capital to the Partnership. At September 30, 1998, the total number of Limited Partners was 1,902. Except under certain limited circumstances, as defined in the Partnership Agreement, the General Partners are not required to make any additional capital contributions. The General Partners or their affiliates will receive various fees for services and reimbursement for various organizational and selling costs incurred on behalf of the Partnership. The Partnership will continue until December 31, 2010, unless terminated earlier by the sale of all, or substantially all, of the assets of the Partnership, or otherwise in accordance with the provisions of Section 16 of the Partnership Agreement. The Partnership has sold substantially all of the assets and is in its final liquidation. Once all Partnership obligations have been satisfied, the remaining Partnership funds, if any, are anticipated to be distributed to the Limited Partners. Such funds, if any, are expected to be modest in amount. It is anticipated that the Partnership will be wound up in the first quarter of 1999. 2. Significant Accounting Policies: A. Basis of Presentation The consolidated financial statements include the accounts of the Partnership and its subsidiaries: Sin Vacas Joint Venture (Sin Vacas), Autumn Ridge Joint Venture (Autumn Ridge) and Villa Antigua Joint Venture (Villa Antigua). All intercompany accounts and transactions have been eliminated in consolidation. The Partnership follows the accrual basis of accounting. Refer to Note 4 regarding the termination of the Joint Ventures and the sale of Villas Sin Vacas, Villa Antigua and Pinecliff. B. Cash and Cash Equivalents The Partnership considers all highly liquid debt instruments purchased with a maturity of three months or less to be cash equivalents. The carrying value of cash and cash equivalents approximates fair value. It is the Partnership's policy to invest cash in income-producing temporary cash investments. The Partnership mitigates any potential risk from such concentration of credit by placing investments with high quality financial institutions. C. Significant Risks and Uncertainties The preparation of financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. 2. Significant Accounting Policies, continued: D. Depreciation Depreciation is provided for by the use of the straight-line method over estimated useful lives as follows: Buildings and improvements 39-40 years Equipment, furnishings and fixtures 5-15 years E. Deferred Expenses Costs of obtaining or extending mortgages on the properties are being amortized over the mortgage term using the straight-line method, which approximates the effective interest method. Fees paid to certain of the property developers were amortized over the term of the services provided using the straight-line method. Any unamortized costs remaining at the date of a refinancing are expensed in the year of refinancing. F. Income Taxes The Partnership is not liable for Federal or state income taxes because Partnership income or loss is allocated to the Partners for income tax purposes. If the Partnership's tax returns are examined by the Internal Revenue Service or state taxing authority and such an examination results in a change in Partnership taxable income (loss), such change will be reported to the Partners. G. Rental Income Leases require the payment of rent in advance; however, rental income is recorded as earned. H. Long-Lived Assets In 1996, the Partnership adopted Statement of Financial Accounting Standards No. 121 (SFAS 121), "Accounting for the Impairment of Long-Lived Assets to be Disposed of." SFAS 121 requires that long-lived assets be reviewed for impairment whenever events or changes in circumstances indicate that their carrying value may not be recoverable. The adoption of SFAS 121 had no effect on reported results in 1996. As of the year ended December 31, 1997, the Partnership recorded the assets at the lower of carrying value or net realizable value and has included these amounts as Assets Held for Sale. I. New Accounting Standards In 1997, the Partnership adopted Statement of Financial Accounting Standards No. 128 (SFAS 128), "Earnings Per Share." This accounting standard specifies new computation, presentation, and disclosure requirements for earnings per share to be applied retroactively. Among other things, SFAS 128 requires presentation of basic and diluted earnings per share on the face of the income statement. The computation of basic and diluted earnings per share was based on income available to the Limited Partners divided by the weighted average number of units outstanding during the period. The Partnership has no dilutive type securities. The adoption of SFAS 128 had no effect on the per unit results previously reported. 3. Cash and Cash Equivalents: Cash and cash equivalents at September 30, 1998 and December 31, 1997 consisted of the following: September 30, December 31, 1998 1997 ---- ---- Cash on hand $315,161 $132,330 Money market accounts 289,250 ------- ------- $315,161 $421,580 4. Joint Venture and Property Acquisitions: The Partnership has invested in three properties located in Scottsdale and Tucson, Arizona and Colorado Springs, Colorado. The success of the Partnership will depend upon factors which are difficult to predict including general economic and real estate market conditions, both on a national basis and in the areas where the Partnership's investments are located. The Partnership holds a majority interest in these properties and controls the operations of the joint ventures. Villas Sin Vacas On October 25, 1985, the Partnership acquired a majority interest in the Sin Vacas Joint Venture, which owns and operates the Villas at Sin Vacas, a 72-unit residential property located in Tucson, Arizona. Since the Partnership owns a majority interest in the Sin Vacas Joint Venture, the accounts and operations of the Sin Vacas Joint Venture have been consolidated into the Partnership. The co-venture partner was an affiliate of Evans Withycombe, Inc. ("EWI"), a Phoenix based residential development, construction and management firm. EWI is also the developer of the Villas Sin Vacas property. The Partnership made initial cash payments in the form of capital contributions totaling $2,458,507 and funded $398,949 of property acquisition costs which were treated as a capital contribution to the joint venture. Since completion of construction, the Partnership has made additional contributions totaling $275,167. At June 30, 1998, the total capital contributions and acquisition costs incurred were $2,713,937 and $418,686, respectively. JANUARY 1, 1996 THROUGH MAY 13, 1996 Net cash from operations (as defined in the joint venture agreement) was to be distributed as available to each joint venture partner quarterly as follows: First, to the Partnership, an amount equal to 8.75% per annum, noncumulative (computed daily on a simple noncompounded basis from the date of completion funding) of the Partnership's capital investment, as defined in the joint venture agreement; Second, the balance 70% to the Partnership and 30% to the co-venturer. All losses from operations and depreciation for the Sin Vacas Joint Venture were allocated 99% to the Partnership and 1% to the co-venturer. 4. Joint Venture and Property Acquisitions, continued: All profits from operations, to the extent of cash distributions were allocated to the Partnership and co-venturer in the same proportion as the cash distribution. Any remaining profits are allocated 70% to the Partnership and 30% to the co-venturer. In the case of certain capital transactions and distributions as defined in the joint venture agreement, the allocation of related profits, losses and cash distributions, if any, would be different than as described above and would be effected by the relative balances in the individual partners' capital accounts. Villa Antigua On June 11, 1987, the Partnership acquired a majority interest in the Villa Antigua Joint Venture, which owns and operates Villa Antigua, an 88-unit residential property located in Scottsdale, Arizona. Since the Partnership owns a majority interest in the Villa Antigua Joint Venture, the accounts and operations of the Villa Antigua Joint Venture have been consolidated into the Partnership. The co-venture partner was an affiliate of Evans Withycombe, Inc. ("EWI"), a Phoenix based residential development, construction and management firm. EWI is also the developer of the Villa Antigua property. The Partnership made initial cash payments in the form of capital contributions totaling $2,494,677 and funded $381,729 of property acquisition costs which were treated as a capital contribution to the Villa Antigua Joint Venture. Since completion of construction, the Partnership has made additional contributions totaling $85,440. The total capital contributions and acquisition costs incurred were $2,580,117 and $381,729, respectively. JANUARY 1, 1996 THROUGH MAY 13, 1996 Net cash from operations (as defined in the joint venture agreement) was to be distributed as available to each joint venture partner quarterly as follows: First, to the Partnership, an amount equal to 10% per annum, noncumulative (computed daily on a simple noncompounded basis from the date of completion funding) of the Partnership's adjusted capital investment, as defined in the joint venture agreement; Second, the balance 70% to the Partnership and 30% to the co-venturer. All losses from operations and depreciation for the Villa Antigua Joint Venture were allocated 99% to the Partnership and 1% to the co-venturer. All profits from operations, to the extent of cash distributions, were allocated to the Partnership and co-venturer in the same proportion as the cash distributions; however, if for any taxable year there are no cash distributions, profits are allocated 99% to the Partnership and 1% to the co-venturer. In the case of certain capital transactions and distributions as defined in the joint venture agreement, the allocation of related profits, losses and cash distributions, if any, would be different than as described above and would be affected by the relative balances in the individual partners' capital accounts. 4.Joint Venture and Property Acquisitions, continued: Sin Vacas and Villa Antigua MAY 14, 1996 THROUGH NOVEMBER 25, 1997 On May 14, 1996, the Partnership and certain affiliates consummated an agreement with Evans Withycombe Management, Inc. and certain of its affiliates ("EWI") which separated the interests of EWI and the Partnership, thus affording the Partnership greater flexibility in the operation and disposition of the properties. In consideration of a payment by the Partnership to EWI of $73,775 and delivery of certain mutual releases, EWI (i) relinquished its contract to manage Sin Vacas and Villa Antigua and its option to exercise its rights of first refusal with regard to the sale of those properties and (ii) assigned all of its interest in the Sin Vacas Joint Venture and the Villa Antigua Joint Venture to the Partnership (while preserving the economic interests of the venturer in these Joint Ventures), which resulted in the dissolution of the Sin Vacas Joint Venture and the Villa Antigua Joint Venture. EWI may still share in the cash flow distributions or proceeds from sale of the properties if certain performance levels are met. On November 25, 1997, Villa Sin Vacas was sold pursuant to the terms of a Sale Agreement and escrow Instructions (the "Agreement") dated May 6, 1997, as amended. Villas Sin Vacas was sold to Villas Sin Vacas Townhome Ventures Limited Partnership, an Arizona Limited Partnership unaffiliated with the Partnership, the assignee of Capital Management Systems, Inc., a Pennsylvania Corporation. The net selling price for Villas Sin Vacas was $4,952,091 subject to certain customary adjustments. The Partnership repaid first mortgage financing in the amount of $2,396,000 at closing utilizing a portion of proceeds from the sale. The Partnership recorded a gain on sale of approximately $975,000. On October 10, 1997, Villa Antigua was sold pursuant to the terms of a Sale Agreement and escrow Instructions (the "Agreement") dated May 6, 1997, as amended. Villa Antigua was sold to Villa Sin Antigua Condominium Ventures Limited Partnership, an Arizona Limited Partnership unaffiliated with the Partnership, the assignee of Capital Management Systems, Inc., a Pennsylvania Corporation. The net selling price for Villa Antigua was $6,141,526 subject to certain customary adjustments. The Partnership repaid first mortgage financing in the amount of $3,010,362 at closing utilizing a portion of proceeds from the sale. The Partnership recorded a gain on sale of approximately $1,307,000. Pinecliff On July 16, 1986, the Partnership acquired Pinecliff (formerly Autumn Ridge), a 96-unit residential property located in Colorado Springs, Colorado and simultaneously contributed the property to the Autumn Ridge Joint Venture comprised of the Partnership and an affiliate of the property developer. Since the Partnership owns a majority interest in the Autumn Ridge Joint Venture, the accounts and operations of the Autumn Ridge Joint Venture have been consolidated into the Partnership. The co-venture partner was Highland Properties, Inc. ("Highland") a Colorado based residential development, construction and management firm. Highland developed the property known as L'Auberge Pinecliff. The Partnership made initial cash payments in the form of capital contributions totaling $3,819,397 and funded $546,576 of property acquisition costs which were treated as a capital contribution to the Autumn Ridge Joint Venture. Since completion of construction, the Partnership has made additional contributions totaling $318,811. 4.Joint Venture and Property Acquisitions, continued: JANUARY 1, 1996 THROUGH JULY 2, 1996: Net cash from operations (as defined in the joint venture agreement) was to be distributed as available to each joint venture partner quarterly as follows: First, to the Partnership, an amount equal to 8% per annum, noncumulative (computed daily on a simple noncompounded basis from the date of completion funding) of the Partnership's capital investment, as defined in the joint venture agreement; Second, the balance 82% to the Partnership and 18% to the co-venturer. All losses from operations and depreciation for the Autumn Ridge Joint Venture were allocated 100% to the Partnership. All profits from operations, to the extent of cash distributions, were allocated to the Partnership and co-venturer in the same proportion as the cash distribution. Any remaining profits are allocated 82% to the Partnership and 18% to the co-venturer. In the case of certain capital transactions and distributions as defined in the joint venture agreement, the allocation of related profits, losses and cash distributions, if any, would be different than as described above and would be affected by the relative balances in the individual partners' capital accounts. JULY 3, 1996 THROUGH MAY 28, 1998 On July 3, 1996, the Partnership and certain affiliates consummated an agreement with Highland Properties, Inc. ("Highland") which separated the interests of Highland and the Partnership, thus affording the Partnership greater flexibility in the operation and disposition of the property. In consideration of a payment by the Partnership to Highland totaling $7,718, and delivery of certain mutual releases, Highland (i) relinquished its option to exercise its rights of first refusal with regard to the sale of the property and (ii) assigned all of its interest in the L'Auberge Pinecliff Joint Venture to the Partnership, (while preserving the economic interests of the venturer in these Joint Ventures), which resulted in the dissolution of the L'Auberge Pinecliff Joint Venture. Highland may still share in the cash flow distributions or proceeds from sale of the properties if certain performance levels are met. On May 28, 1998, the Partnership sold its final real estate asset. Pinecliff was sold to G&I Pinecliff LLC, a Delaware limited liability company unaffiliated with the Partnership. The purchase price for Pinecliff was $6,700,000, subject to certain customary adjustments and a $360,000 credit to the purchaser. The Partnership repaid mortgage financing in the approximate amount of $3,041,860 at closing utilizing a portion of proceeds from the sale. The Partnership realized net proceeds of approximately $3,145,390 from the sale of Pinecliff. 5. Mortgage Notes Payable: Pinecliff The original maturity date for these notes was July 15, 1997. On July 10, 1997, the lender extended the terms of the mortgage note for a period of one year. Under the modification agreement, the monthly principal and interest payment of $27,976 and the original interest rate of 9.125% remained unchanged. The terms of the agreement provide for a prepayment penalty of 0.5% of the outstanding loan amount in the event the note is paid prior to 60 days before it becomes due. As discussed in Note 4, the Partnership sold Pinecliff and the outstanding mortgage debt of $3,041,860 was paid. There was no prepayment penalty assessed since the debt was paid within 60 days of maturity. The property owned by the Partnership was pledged as collateral for the nonrecourse mortgage notes payable outstanding December 31, 1997, which consisted of the following: 1998 1997 ---- ---- Pinecliff - $3,058,800 6. Partners' Equity: Under the terms of the Partnership Agreement profits are allocated 95% to the Limited Partners and 5% to the General Partners; losses are allocated 99% to the Limited Partners and 1% to the General Partners. Cash distributions to the partners are governed by the Partnership Agreement and are made, to the extent available, 95% to the Limited Partners and 5% to the General Partners. Gain from the sale of properties is to be allocated as defined in the Partnership Agreement. The net proceeds on the sale of Pinecliff of $3.1 million were allocated as follows. The Limited Partners received 100% of the cash distribution from sale. The total gain on sale of Pinecliff of $452,214 was allocated as follows. The General Partner received a gain on sale allocation of $125,972 and the Limited Partners received a gain on sale allocation of $326,242. These distributions/allocations were in accordance with the terms of the Partnership Agreement. 7. Related-Party Transactions: L'Auberge Communities, Inc. is a General Partner of L'Auberge Communities, which owns a 99% interest in GP L'Auberge Communities, L.P. (formerly Berry and Boyle Management). Due to affiliates at September 30, 1998 and December 31, 1997 consisted of reimbursable costs payable to L'Auberge Communities, Inc., an affiliate of the General Partners, in the amounts of $20,384 and $16,076, respectively. For the period ended September 30, 1998 and 1997, general and administrative expenses included $47,620 and $45,064, respectively, of salary reimbursements paid to the General Partners for certain administrative and accounting personnel who performed services for the Partnership. 18 ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS Liquidity and Capital Resources At September 30, 1998, the Partnership had cash and cash equivalents of $315,161 compared with $421,580 at December 31, 1997. The aggregate net decrease of $106,419 resulted primarily from proceeds from the sale of Pinecliff of $6,608,653, plus $131,413 received from the escrow agent relating to the sale of Villa Sin Vacas, plus a refund of deposits of $1,335 offset by distributions to the limited partners of $3,242,100, principal payments on the mortgage notes payable of $3,058,800, purchase of fixed assets of $361,293 and the cash needed for operations of $185,626. Property Status On May 28, 1998, the Partnership sold its final real estate asset, Pinecliff, a 96-unit multi-family rental property in Colorado Springs, Colorado. Pinecliff was sold to G&I Pinecliff LLC, a Delaware limited liability company unaffiliated with the Partnership. The purchase price for Pinecliff was $6,700,000, subject to certain customary adjustments and a $360,000 credit to the purchaser. The Partnership repaid mortgage financing in the approximate amount of $3,041,860 at closing utilizing a portion of proceeds from the sale. The Partnership realized net proceeds of approximately $3,145,390 from the sale of Pinecliff. During the fourth quarter of 1997, the Partnership sold two properties: (1) Villas at Sin Vacas, a 72-unit multifamily rental property in Tucson, Arizona, which was sold in November 1997; and (2) Villa Antigua, an 88-unit multifamily rental property in Scottsdale, Arizona, which was sold in October 1997. The ownership of each property was formerly structured as a Joint Venture in which the Partnership owned a majority interest. With regard to the termination of the Joint Ventures and the sales of properties, see Note 4 of Notes to Consolidated Financial Statements. Results of Operations For the three months ended September 30, 1998, the Partnership's operating results were comprised of its share of the income and expenses from Pinecliff , as well as partnership level interest income earned on short term investments, reduced by administrative expenses. A summary of these operating results appears below. Investment Partnership Total revenue $17,328 Expenses: General and administrative 47,710 Operations - Depreciation and amortization - Interest - --------------- 47,710 --------------- Net loss from operations (30,382) --------------- Net loss ($30,382) =============== For the three months ended September 30, 1997 the Partnership's operating results were comprised of its share of the income and expenses from the Sin Vacas, Pinecliff and Villa Antigua, as well as partnership level interest income earned on short term investments, reduced by administrative expenses. A summary of these operating results appears below. Sin L'Auberge Villa Investment Consolidated Vacas Pinecliff Antigua Partnership Total Total revenue ...................... $ 180,182 $ 232,856 $ 200,053 $ 7,477 $ 620,568 Expenses: General and administrative 54,436 54,437 Operations ....................... 110,364 123,269 138,375 372,008 Depreciation and amortization..... 33,983 50,575 32,670 117,228 Interest ......................... 57,359 72,804 70,674 200,837 --------- --------- --------- --------- --------- 201,706 246,648 241,719 54,436 744,510 --------- --------- --------- --------- --------- Net income ......................... ($ 21,524) ($ 13,792) ($ 41,666) ($ 46,959) ($123,942) ========= ========= ========= ========= ========= For the nine months ended September 30, 1998 the Partnership's operating results were comprised of its share of the income and expenses from Pinecliff, as well as partnership level interest income earned on short term investments, reduced by administrative expenses. A summary of these operating results appears below. L'Auberge Investment Consolidated Pinecliff Partnership Total Total revenue $418,001 $36,168 $454,169 Expenses: General and administrative - 153,208 153,208 Operations 181,377 1,284 182,661 Depreciation and amortization 7,888 - 7,888 Interest 117,384 - 117,384 ------------- --------------- --------------- 306,649 154,492 461,141 ------------- --------------- --------------- Net loss from operations 111,352 (118,342) (6,972) ------------- --------------- --------------- Gain from sale of property 452,214 452,214 ------------- --------------- --------------- Net income $563,566 ($118,342) $445,242 ============= =============== =============== For the nine months ended September 30, 1997, the Partnership's operating results were comprised of its share of the income and expenses from the Sin Vacas, Pinecliff and Villa Antigua, as well as partnership level interest income earned on short term investments, reduced by administrative expenses. A summary of these operating results appears below. Sin L'Auberge Villa Investment Consolidated Vacas Pinecliff Antigua Partnership Total Total revenue $538,653 $715,030 $644,429 $26,922 $1,925,034 Expenses: General and administrative 170,578 170,579 Operations 289,233 340,417 325,929 18 955,597 Depreciation and amortization 97,322 141,476 93,991 332,789 Interest 167,788 214,325 207,906 590,019 ------------- --------------- ---------------- ------------- ---------------- 554,343 696,218 627,826 170,596 2,048,984 ------------- --------------- ---------------- ------------- ---------------- Net income ($15,690) $18,812 $16,603 ($143,674) ($123,950) ============= =============== ================ ============= ================
Comparison of Operating Results for the Nine Months Ended September 30, 1998 and 1997: Partnership operations for the nine months ended September 30, 1998 generated net income of $445,242 compared with net loss of $128,950 for the corresponding period in 1997. Included in the net income of $445,242 is the gain on the sale of Pinecliff in the amount of $452,214. The loss from operations was $6,972. The total operating revenue decreased by $1,470,865 or 76%, due to the fact that Villa Sin Vacas and Villa Antigua were sold in the fourth quarter of 1997and Pinecliff was sold in May 1998. Likewise, operating expenses decreased in total by $772,936 or 81% due to the sales of the properties. General and administrative expenses have decreased by $17,371 or 10%, due primarily to lower legal and accounting expenses. The Partnership distributed the sale proceeds from Pinecliff to the limited partners in the amount of $3,242,100 or $100 per interest. PART II-OTHER INFORMATION ITEM 1. Legal Proceedings Response: None ITEM 2. Changes in Securities Response: None ITEM 3. Defaults Upon Senior Securities Response: None ITEM 4. Submission of Matters to a Vote of Security Holders Response: None ITEM 5. Other Information Response: None ITEM 6. Exhibits and Reports on Form 8-K (A.) Exhibit - None (B.) Report on Form 8-K, Item2, dated October 10,1997 filed October 23, 1997 (C.) Report on Form 8-K, Item2, dated May 28, 1998 filed on June 10, 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. CLUSTER HOUSING PROPERTIES By: GP L'Auberge Communities, L.P., a California Limited Partnership, General Partner By: L'Auberge Communities, Inc., its General Partner By: __/s/ Stephen B. Boyle_________________________________ Stephen B. Boyle, President Date: November 13, 1998 EX-27 2 FDS --
5 9-MOS Dec-31-1998 Sep-30-1998 315,161 0 0 0 0 0 0 0 315,161 54,322 0 0 0 0 260,840 315,161 0 906,383 0 0 343,757 0 117,384 0 0 0 0 0 0 445,242 0 0
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