10-Q 1 file001.txt QUARTERLY REPORT UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ------------------ FORM 10-Q (mark one) X QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d) --- OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended: March 31, 2002 OR TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d) --- OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to --------- -------- Commission file number 000-16757 --------- CONCORD MILESTONE PLUS, L.P. ------------------------------------------------------ (Exact Name of Registrant as Specified in its Charter) Delaware 52-1494615 -------------------------------------- ----------------------------------- (State or Other Jurisdiction of (I.R.S. Employer Identification No.) Incorporation or Organization) 150 EAST PALMETTO PARK ROAD 4TH FLOOR BOCA RATON, FLORIDA 33432 ----------------------------------- ----------------------------------- (Address of Principal Executive Offices) (Zip Code) (561) 394-9260 -------------------------------------------------- Registrant's Telephone Number, Including Area Code Former Name, Former Address and Former Fiscal Year, if Changed Since Last Report -------------------------------------------------------------------------------- Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes X No ----- ------- PART I - FINANCIAL INFORMATION ITEM 1. FINANCIAL STATEMENTS CONCORD MILESTONE PLUS, L.P. (A LIMITED PARTNERSHIP) BALANCE SHEETS MARCH 31, 2002 (UNAUDITED) AND DECEMBER 31, 2001
Assets: March 31, 2002 December 31,2001 -------------- ---------------- Property: Building and improvements, at cost $16,068,049 $16,068,049 Less: accumulated depreciation 7,966,573 7,814,386 ----------- ----------- Building and improvements, net 8,101,476 8,253,663 Land, at cost 10,987,034 10,987,034 ----------- ----------- Property, net 19,088,510 19,240,697 Cash and cash equivalents 810,644 705,399 Accounts receivable 215,600 206,749 Restricted cash 255,018 230,673 Debt financing costs, net 172,337 180,169 Prepaid expenses and other assets, net 44,023 67,821 ----------- ----------- Total assets $20,586,132 $20,631,508 =========== =========== Liabilities: Mortgage loans payable $15,850,905 $15,912,710 Accrued interest 111,458 111,892 Deposits 85,895 82,498 Accrued expenses and other liabilities 214,396 194,032 Accrued expenses payable to affiliates 39,761 42,580 ----------- ----------- Total liabilities 16,302,415 16,343,712 ----------- ----------- Commitments and Contingencies Partners' capital: General partner (79,728) (79,687) Limited partners: Class A Interests, 1,518,800 4,363,445 4,367,483 Class B Interests, 2,111,072 - - ----------- ----------- Total partners' capital 4,283,717 4,287,796 ----------- ----------- Total liabilities and partners' capital $20,586,132 $20,631,508 =========== ===========
See Accompanying Notes to Financial Statements -2- CONCORD MILESTONE PLUS, L.P. (A LIMITED PARTNERSHIP) STATEMENTS OF REVENUES AND EXPENSES (UNAUDITED) FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001
March 31, 2002 March 31, 2001 -------------- -------------- Revenues: Rent $672,901 $661,642 Reimbursed expenses 121,868 100,040 Interest and other income 7,476 11,930 --------- --------- Total revenues 802,245 773,612 --------- --------- Expenses: Interest expense 324,079 328,589 Depreciation and amortization 161,577 160,341 Management and property expenses 249,514 235,535 Administrative and management fees to related party 51,028 49,929 Professional fees and administrative expenses 20,126 17,297 --------- --------- Total expenses 806,324 791,691 --------- --------- Net loss $(4,079) $(18,079) ========= ========= Net loss attributable to: Limited partners $(4,038) $(17,898) General partner (41) (181) --------- --------- Net loss $(4,079) $(18,079) ========= ========= Loss per weighted average Limited Partnership 100 Class A Interests outstanding, basic & diluted $ (0.27) $ (1.19) ========= ========= Weighted average number of 100 Class A interests outstanding $15,188 15,188 ========= =========
See Accompanying Notes to Financial Statements -3- CONCORD MILESTONE PLUS, L.P. (A LIMITED PARTNERSHIP) STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (UNAUDITED) FOR THE THREE MONTHS ENDED MARCH 31, 2002
General Class A Class B Total Partner Interests Interests ----- ------- --------- --------- PARTNERS' CAPITAL (DEFICIT) January 1, 2002 $4,287,796 $(79,687) $4,367,483 $0 Net Loss (4,079) (41) (4,038) 0 -------- --------- --------- - PARTNERS' CAPITAL (DEFICIT) March 31, 2002 $4,283,717 $ (79,728) $4,363,445 $0 ========= ======== ========= =
See Accompanying Notes to Financial Statements -4- CONCORD MILESTONE PLUS, L.P. (A LIMITED PARTNERSHIP) STATEMENTS OF CASH FLOWS (UNAUDITED) FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001
March 31, 2002 March 31, 2001 -------------- -------------- CASH FLOWS FROM OPERATING ACTIVITIES: Net loss $(4,079) $(18,079) Adjustments to reconcile net loss to net cash provided by operating activities: Depreciation and amortization 161,577 160,341 Change in operating assets and liabilities: (Increase) decrease in accounts receivable (8,851) 18,296 Decrease in prepaid expenses and other assets, net 22,240 17,935 Decrease in accrued interest (434) (403) Increase (decrease) in accrued expenses, deposits, and other liabilities 23,761 (1,732) (Decrease) increase in accrued expenses payable to affiliates (2,819) 16,908 --------- --------- Net cash provided by operating activities 191,395 193,266 --------- --------- CASH FLOWS FROM INVESTING ACTIVITIES: Property improvements 0 0 --------- --------- CASH FLOWS FROM FINANCING ACTIVITIES: Increase in restricted cash (24,345) (34,639) Principal repayments on mortgage loans payable (61,805) (57,328) --------- --------- Net cash used in financing activities (86,150) (91,967) --------- --------- NET INCREASE CASH AND CASH EQUIVALENTS 105,245 101,299 CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD 705,399 625,426 --------- --------- CASH AND CASH EQUIVALENTS, END OF PERIOD $810,644 $726,725 ========= ========= SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION: Cash paid during the period for interest $324,513 $328,992 ========= =========
See Accompanying Notes to Financial Statements -5- INDEPENDENT ACCOUNTANTS' REVIEW REPORT To the Board of Directors of Concord Milestone Plus, L.P. We have reviewed the accompanying balance sheet of Concord Milestone Plus, L.P. (the "Partnership") as of March 31, 2002, and the related statements of revenues and expenses, changes in partners' capital, and cash flows for the three month periods ended March 31, 2002 and March 31, 2001. These financial statements are the responsibility of the management of the Partnership. We conducted our reviews in accordance with standards established by the American Institute of Certified Public Accountants. A review of interim financial information consists principally of applying analytical procedures to financial data and making inquiries of persons responsible for financial and accounting matters. It is substantially less in scope than an audit conducted in accordance with generally accepted auditing standards, the objective of which is the expression of an opinion regarding the financial statements taken as a whole. Accordingly, we do not express such an opinion. Based on our reviews, we are not aware of any material modifications that should be made to the accompanying financial statements for them to be in conformity with generally accepted accounting principles. /s/ Ahearn, Jasco + Company, P.A. AHEARN, JASCO + COMPANY, P.A. Certified Public Accountants Pompano Beach, Florida May 7, 2002 -6- CONCORD MILESTONE PLUS, L.P. (A LIMITED PARTNERSHIP) NOTES TO FINANCIAL STATEMENTS (UNAUDITED) FOR THE THREE MONTHS ENDED MARCH 31, 2002 The accompanying financial statements have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Rule 10-01 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. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. The financial statements as of and for the periods ended March 31, 2002 and 2001 are unaudited. The financial statements for the periods ended March 31, 2002 and 2001 have been reviewed by an independent public accountant pursuant to Rule 10-01(d) of Regulation S-X and following applicable standards for conducting such reviews, and the report of the accountant is included as part of this filing. The results of operations for the interim periods shown in this report are not necessarily indicative of the results of operations for the fiscal year. Certain information for 2001 has been reclassified to conform to the 2002 presentation. These interim financial statements should be read in conjunction with the annual financial statements and footnotes included in the Partnership's financial statements filed on Form 10-K for the year ended December 31, 2001. ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS GENERAL This Form 10-Q and the documents incorporated herein by reference, if any, contain forward-looking statements that have been made within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements are based on current expectations, estimates and projections about the Partnership's (as defined below) industry, management beliefs, and certain assumptions made by the Partnership's management and involve known and unknown risks, uncertainties and other factors. Such factors include the following: general economic and business conditions, which will, among other things, affect the demand for retail space or retail goods, availability and creditworthiness of prospective tenants, lease rents and the terms and availability of financing; risks of real estate development and acquisition; governmental actions and initiatives; and environmental and safety requirements. These statements are not guarantees of future performance and are subject to certain risks, uncertainties and assumptions that are difficult to predict; therefore, actual results may differ materially from those expressed or forecasted in any such forward-looking statements. -7- ORGANIZATION AND CAPITALIZATION Concord Milestone Plus, L.P., a Delaware limited partnership (the "Partnership"), was formed on December 12, 1986, for the purpose of investing in existing income-producing commercial and industrial real estate. The Partnership began operations on August 20, 1987, and currently owns and operates three shopping centers located in Searcy, Arkansas; Valencia, California; and Green Valley, Arizona. The Partnership commenced a public offering on April 8, 1987 in order to fund the Partnership's real property acquisitions. The Partnership terminated its public offering on April 2, 1988 and was fully subscribed to with a total of 16,452 Bond Units and 15,188 Equity Units issued. Each Bond Unit consisted of $1,000 principal amount of Bonds and 36 Class B Interests. The Partnership redeemed all of the outstanding Bonds as of September 30, 1997 with the proceeds of three new fixed rate mortgage loans. Each Equity Unit consists of 100 Class A Interests and 100 Class B Interests. Capital contributions to the Partnership consisted of $15,187,840 from the sale of the Equity Units and $592,272 which represent the Class B Interests from the sale of the Bond Units. RESULTS OF OPERATIONS COMPARISON OF THREE MONTHS ENDED MARCH 31, 2002 TO THREE MONTHS ENDED MARCH 31, 2001 The Partnership recognized net a loss of $4,079 for the three months ended March 31, 2002 as compared to a net loss of $18,079 for the same period in 2001.The change is primarily due to the following factors: (i) An increase in revenue of $28,633 or 3.70% to $802,245 for three months ended March 31, 2002 as compared to $773,612 for three months ended March 31, 2001. This increase is due to the following a) a decrease in vacancies and an increase in base rent at the Valencia and Searcy Properties; and b) an increase in accrued common area and taxes reimbursed expense revenues. (ii) An increase in management and property expenses of $13,979 or 5.93% to $249,514 for the three months ended March 31, 2002 as compared to $235,535 for the three months ended March 31, 2001. This increase is primarily due to the repair and maintenance expenses that were incurred for the properties in the first quarter of 2002 that were not incurred during the corresponding period in 2001. The timing of these expenses varies from year to year. LIQUIDITY AND CAPITAL RESOURCES The General Partner believes that the Partnership's expected revenue and working capital is sufficient to meet the Partnership's current and future operating requirements for the next 12 months. Nevertheless, because the cash revenues and expenses of the Partnership will depend on future facts and circumstances relating to the Partnership's properties, as well as market and other conditions beyond the control of the Partnership, a possibility exists that cash flow deficiencies may occur. During February 1999, the Partnership received notice from Abco, the principal anchor tenant at the Green Valley Property, that Abco would not be renewing its lease at the expiration of its term on July 31, 1999. Abco vacated its space in May, 1999. This space represents about 20% of the Green Valley Property's leaseable area. The Partnership retained a large regional real estate brokerage firm to help market the space. Such brokerage firm was replaced in 2000 by another large regional brokerage firm. Each of the brokerage firms have shown the space to several qualified prospective tenants. No -8- replacement tenant has yet been identified. The plan to build a Safeway Supermarket in the year 2002 near the Green Valley Mall will have an adverse effect on leasing the Abco space. Many of the tenants at the Green Valley Property have short term leases. It is not possible to determine the long-term effects of the vacancy of the Abco space. To date, the vacancy of the Abco space has not had a material adverse effect on the results of operations at the Green Valley Property by impairing the Partnership's ability to retain other tenants or to renew their leases on favorable terms. However, no assurances can be given that the continued Abco space vacancy won't cause existing tenants to leave, or won't cause tenant renewals to be at lower rental rates. The Partnership cannot predict how soon such space will be leased and the terms of such new lease. As the Partnership does not presently have any firm tenant leads. Currently, approximately $150,000 of the Partnership's working capital is being held in escrow in connection with the refinancing by the holder of the first mortgage on the Green Valley Property pending the resolution of the vacancy in this unoccupied anchor tenant space. These funds are available to offset cash costs of closing a new tenant. The Partnership has made distributions to its partners in the past. Distributions were suspended after the second quarter of 1999 following the departure of Abco from the Green Valley Property. Additionally, several capital projects were undertaken and completed at the Properties. The Partnership will evaluate the amount of future distributions, if any, on a quarter by quarter basis. No assurances can be given as to the timing or amount of any future distributions by the Partnership. Management is not aware of any other significant trends, events, commitments or uncertainties that will or are likely to materially impact the Partnership's liquidity. The cash on hand at March 31, 2002 may be used to fund (a) costs associated with releasing the Abco space should the costs of releasing exceed the $150,000 already held in escrow by the Lender for this purpose and (b) other general Partnership purposes. Net cash provided by operating activities of $191,395 for the three months ended March 31, 2002 included (i) a net loss of $4,079, (ii) non-cash adjustments of $161,577 for depreciation and amortization expense and (iii) a net change in operating assets and liabilities of $33,897. Net cash provided by operating activities of $193,266 for the three months ended March 31, 2001 included (i) a net loss of $18,079, (ii) non-cash adjustments of $160,341 for depreciation and amortization expense and (iii) a net change in operating assets and liabilities of $51,004. Net cash used in financing activities of $86,150 for the three months ended March 31, 2002 include (i) principal repayments on mortgage loans payable of $61,805 and (ii) an increase in restricted cash of $24,345. Net cash used in financing activities of $91,967 for the three months ended March 31, 2001 include (i) principal repayments on mortgage loans payable of $57,328 and (ii) an increase in restricted cash of $34,639. -9- ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK. The Partnership, in its normal course of business, is theoretically exposed to interest rate changes as they relate to real estate mortgages and the effect of such mortgage rate changes on the values of real estate. However, for the Partnership, all of its mortgage debt is at fixed rates, is for extended terms, and would be unaffected by any sudden change in interest rates. The Partnership's possible risk is from increases in long-term real estate mortgage rates that may occur over a number of years, as this may decrease the overall value of real estate. Since the Partnership has the intent to hold its existing mortgages to maturity (or until the sale of a Property), there is believed to be no interest rate market risk on the Partnership's results of operations or its working capital position. The Partnership's cash equivalents and short-term investments, if any, generally bear variable interest rates. Changes in the market rates of interest available will affect from time-to-time the interest earned by the Partnership. Since the Partnership does not rely on its interest earnings to fund working capital needs, changes in these interest rates will not have an impact on the Partnership's results of operations or working capital position. PART II - OTHER INFORMATION ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K (A) EXHIBIT:
Number Description of Document ------ ----------------------- 3.1 Amended and Restated Agreement of Limited Partnership of Concord Milestone Plus, L.P. Incorporated herein by reference to Exhibit A to the Registrant's Prospectus included as Part I of the Registrant's Post-Effective Amendment No. 3 to the Registrant's Registration Statement on Form S-11 (the "Registration Statement") which was declared effective on April 3, 1987. 3.2 Amendment No. 1 to Amended and Restated Agreement of Limited Partnership of Concord Milestone Plus, L.P., included as Exhibit 3.2 to Registrant's Form 10-K for the fiscal year ended December 31, 1987 ("1987 Form 10-K"), which is incorporated herein by reference. 3.3 Amendment No. 2 to Amended and Restated Agreement of Limited Partnership of Concord Milestone Plus, L.P. included as Exhibit 3.3 to the 1987 form 10-K, which is incorporated herein by reference. 3.4 Amendment No. 3 to Amended and Restated Agreement of Limited Partnership of Concord Milestone Plus, L.P. included as Exhibit 3.4 to the 1987 Form 10-K, which is incorporated herein by reference. 3.5 Amendment No. 4 to Amended and Restated Agreement of Limited Partnership of Concord Milestone Plus, L.P. included as Exhibit 3.5 to the 1987 Form 10-K, which is incorporated herein by reference. 3.6 Amendment No. 5 to Amended and Restated Agreement of Limited Partnership of -10- Concord Milestone Plus, L.P. included as Exhibit 3.6 to Registrant's Form 10-K for the fiscal year ended December 31, 1988, which is incorporated herein by reference.
(B) REPORTS: No reports on form 8-K were filed during the quarter covered by this Report. -11- 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. DATE: CONCORD MILESTONE PLUS, L.P. -------------------- ---------------------------- (Registrant) BY: CM PLUS CORPORATION ------------------------- General Partner By: /S/ Robert Mandor ------------------------- Robert Mandor Director and Vice President By: /S/ Patrick Kirse ------------------------- Patrick Kirse Treasurer and Controller -12- 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. DATE: CONCORD MILESTONE PLUS, L.P. --------------------------- ---------------------------- (Registrant) BY: CM PLUS CORPORATION ------------------------- General Partner By: ------------------------- Robert Mandor Director and Vice President By: ------------------------- Patrick Kirse Treasurer and Controller -13-