10-Q 1 a74750e10-q.txt FORM 10-Q FOR THE QUARTER ENDED JUNE 30, 2001 1 -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q (MARK ONE) [X] QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE QUARTERLY PERIOD ENDED JUNE 30, 2001. 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. 33-13437 DEL TACO INCOME PROPERTIES IV A CALIFORNIA LIMITED PARTNERSHIP (EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER) CALIFORNIA 33-0241855 (STATE OR OTHER JURISDICTION OF (I.R.S. EMPLOYER INCORPORATION OR ORGANIZATION) IDENTIFICATION NUMBER) 23041 AVENIDA DE LA CARLOTA, LAGUNA HILLS, CALIFORNIA 92653 (ADDRESS OF PRINCIPAL EXECUTIVE OFFICES) (ZIP CODE)
(949) 462-9300 (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. YES [X] NO [ ] -------------------------------------------------------------------------------- -------------------------------------------------------------------------------- 2 INDEX DEL TACO INCOME PROPERTIES IV
PART I. FINANCIAL INFORMATION PAGE NUMBER ------- --------------------- ----------- Item 1. Financial Statements and Supplementary Data Balance Sheets at June 30, 2001 (Unaudited) and December 31, 2000 3 Statements of Income for the three and six months ended June 30, 2001 and 2000 (Unaudited) 4 Statements of Cash Flows for the six months ended June 30, 2001 and 2000 (Unaudited) 5 Notes to Financial Statements 6 Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 8 PART II. OTHER INFORMATION Item 6. Exhibits and Reports on Form 8-K 10 SIGNATURES 11
-2- 3 DEL TACO INCOME PROPERTIES IV BALANCE SHEETS
JUNE 30, December 31, 2001 2000 ----------- ----------- (UNAUDITED) ASSETS CURRENT ASSETS: Cash $ 108,293 $ 108,643 Receivable from General Partner 31,139 108,105 Deposits 400 476 ----------- ----------- Total current assets 139,832 217,224 ----------- ----------- PROPERTY AND EQUIPMENT, AT COST: Land and improvements 1,236,700 1,236,700 Buildings and improvements 1,289,860 1,289,860 Machinery and equipment 484,789 484,789 ----------- ----------- 3,011,349 3,011,349 Less--accumulated depreciation 1,111,794 1,084,160 ----------- ----------- 1,899,555 1,927,189 ----------- ----------- $ 2,039,387 $ 2,144,413 =========== =========== LIABILITIES AND PARTNERS' EQUITY CURRENT LIABILITIES: Payable to Limited Partners $ 30,515 $ 24,200 Accounts payable 8,872 10,080 ----------- ----------- Total current liabilities 39,387 34,280 ----------- ----------- OBLIGATION TO GENERAL PARTNER 137,953 137,953 ----------- ----------- PARTNERS' EQUITY: Limited Partners 1,874,560 1,983,592 General Partner-Del Taco, Inc. (12,513) (11,412) ----------- ----------- 1,862,047 1,972,180 ----------- ----------- $ 2,039,387 $ 2,144,413 =========== ===========
The accompanying notes are an integral part of these financial statements. -3- 4 DEL TACO INCOME PROPERTIES IV STATEMENTS OF INCOME (UNAUDITED)
THREE MONTHS ENDED SIX MONTHS ENDED JUNE 30, JUNE 30, ---------------------- ---------------------- 2001 2000 2001 2000 -------- -------- -------- -------- REVENUES: Rent $ 88,959 $ 84,573 $170,187 $162,716 Interest 778 886 2,420 2,186 Other - 250 200 575 -------- -------- -------- -------- 89,737 85,709 172,807 165,477 -------- -------- -------- -------- EXPENSES: General and administrative 10,154 8,261 30,383 27,727 Depreciation 13,817 13,817 27,634 31,851 -------- -------- -------- -------- 23,971 22,078 58,017 59,578 -------- -------- -------- -------- Net income $ 65,766 $ 63,631 $114,790 $105,899 ======== ======== ======== ======== Net income per limited partnership unit $ 0.39 $ 0.38 $ 0.69 $ 0.63 ======== ======== ======== ========
The accompanying notes are an integral part of these financial statements. -4- 5 DEL TACO INCOME PROPERTIES IV STATEMENTS OF CASH FLOWS (UNAUDITED)
SIX MONTHS ENDED JUNE 30, ------------------------- 2001 2000 --------- --------- CASH FLOWS FROM OPERATING ACTIVITIES: Net income $ 114,790 $ 105,899 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation 27,634 31,851 Decrease in receivable from General Partner 76,966 81,842 Decrease in deposits 76 - Increase in accounts payable and payable to limited partners 5,107 2,486 --------- --------- Net cash provided by operating activities 224,573 222,078 CASH FLOWS FROM FINANCING ACTIVITIES: Cash distributions to partners (224,923) (225,852) --------- --------- Net decrease in cash (350) (3,774) Beginning cash balance 108,643 100,224 --------- --------- Ending cash balance $ 108,293 $ 96,450 ========= =========
The accompanying notes are an integral part of these financial statements. -5- 6 DEL TACO INCOME PROPERTIES IV NOTES TO FINANCIAL STATEMENTS JUNE 30, 2001 NOTE 1 - BASIS OF PRESENTATION The accompanying financial statements, some of which are unaudited, have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 10 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 and should therefore be read in conjunction with the financial statements and notes thereto contained in the partnership's annual report on Form 10-K for the year ended December 31, 2000. In the opinion of management, all adjustments (consisting of normal recurring accruals) necessary to present fairly the partnership's financial position at June 30, 2001, the results of operations and cash flows for the six month periods ended June 30, 2001 and 2000 have been included. Operating results for the three and six months ended June 30, 2001 are not necessarily indicative of the results that may be expected for the year ending December 31, 2001. NOTE 2 - NET INCOME PER LIMITED PARTNERSHIP UNIT Net income per limited partnership unit is based upon the weighted average number of units outstanding during the periods presented which amounted to 165,375 in 2001 and 2000. Pursuant to the partnership agreement, annual partnership income or loss is allocated one percent to the General Partner and 99 percent to the limited partners. Partnership gains from any sale or refinancing will be allocated one percent to the General Partner and 99 percent to the limited partners until allocated gains and profits equal losses, distributions and syndication costs, and until each class of limited partners receive their priority return as defined in the partnership agreement. Additional gains will be allocated 12 percent to the General Partner and 88 percent to the limited partners. -6- 7 DEL TACO INCOME PROPERTIES IV NOTES TO FINANCIAL STATEMENTS - CONTINUED JUNE 30, 2001 NOTE 3 - LEASING ACTIVITIES The partnership leases certain properties for operation of restaurants to Del Taco, Inc. on a triple net basis. The leases are for terms of 32 years commencing with the completion of the restaurant facility located on each property and require monthly rentals equal to 12 percent of the gross sales of the restaurants. There is no minimum rental under any of the Leases. For the three months ended June 30, 2001, the two restaurants operated by Del Taco, for which the partnership is the lessor, had combined, unaudited sales of $453,954 and net income of $30,663 as compared to $440,807 and $29,700, respectively, for the corresponding period in 2000. Net income by restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest. For the three months ended June 30, 2001, the one restaurant operated by a Del Taco franchisee, for which the partnership is the lessor, had unaudited sales of $287,369 as compared with $263,968 during the same period in 2000. For the six months ended June 30, 2001, the two restaurants operated by Del Taco, for which the partnership is the lessor, had combined, unaudited sales of $871,766 and net income of $54,513 as compared to $857,911 and $53,903, respectively, for the corresponding period in 2000. For the six months ended June 30, 2001, the one restaurant operated by a Del Taco franchisee, for which the partnership is the lessor, had unaudited sales of $546,457 as compared with $498,058 during the same period in 2000. NOTE 4 - TRANSACTIONS WITH DEL TACO The receivable from the General Partner consists primarily of rent accrued for the month of June. The June rent was collected on July 10, 2001. Del Taco, Inc. serves in the capacity of general partner in other partnerships which are engaged in the business of operating restaurants, and three other partnerships which were formed for the purpose of acquiring real property in California for construction of Mexican-American restaurants for lease under long-term agreements to Del Taco, Inc. for operation under the Del Taco trade name. In addition, see Note 5 with respect to certain distributions to the General Partner. NOTE 5 - DISTRIBUTIONS On July 18, 2001, a distribution to the limited partners of $72,050 or approximately $.44 per limited partnership unit, was approved. Such distribution was paid July 20, 2001. The General Partner also received a distribution of $728 with respect to its 1% partnership interest. -7- 8 ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS Liquidity and Capital Resources The partnership offered limited partnership units for sale between June 1987 and June 1988. 14.5% of the $4.135 million raised through sale of limited partnership units was used to pay commissions to brokers and to reimburse the General Partner for offering costs incurred. Approximately $3 million of the remaining funds were used to acquire sites and build three restaurants. In February of 1992, approximately $442,000 raised during the offering but not required to acquire sites and build restaurants was distributed to the limited partners. The three restaurants leased to Del Taco make up almost all of the income producing assets of the partnership. Therefore, the business of the partnership is almost entirely dependent on the success of the Del Taco trade name restaurants that lease the properties. The success of the restaurants is dependent on a large variety of factors, including, but not limited to, consumer demand and preference for fast food, in general, and for Mexican-American food in particular. Results of Operations The partnership owns three properties that are under long-term lease to Del Taco for restaurant operations (Del Taco, in turn, has sub-leased one of the restaurants to a Del Taco franchisee). The following table sets forth rental revenue earned by restaurant for the three and six months ended June 30, 2001 and 2000:
THREE MONTHS ENDED SIX MONTHS ENDED JUNE 30, JUNE 30, ---------------------- ---------------------- 2001 2000 2001 2000 -------- -------- -------- -------- Orangethorpe Ave., Placentia, CA $ 36,318 $ 35,450 $ 69,448 $ 69,153 Lakeshore Drive, Lake Elsinore, CA 34,484 31,676 65,575 59,767 Highland Ave., San Bernardino, CA 18,157 17,447 35,164 33,796 -------- -------- -------- -------- Total $ 88,959 $ 84,573 $170,187 $162,716 ======== ======== ======== ========
The partnership receives rental revenues equal to 12 percent of gross sales from the restaurants. The partnership earned rental revenue of $88,959 during the three month period ended June 30, 2001, which represents an increase of $4,386 from 2000. The partnership earned rental revenue of $170,187 during the six month period ended June 30, 2001, which represents an increase of $7,471 from 2000. The changes in rental revenue between 2001 and 2000 are directly attributable to changes in sales levels at the restaurants under lease. -8- 9 ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS - CONTINUED The following table breaks down general and administrative expenses by type of expense:
Percentage of Total General & Administrative Expense -------------------------------- Six Months Ended June 30, -------------------------------- 2001 2000 --------------- ------------- Accounting fees 76.17% 70.04% Distribution of information to Limited Partners 23.83 29.96 -------- -------- 100.00% 100.00% ======== ========
General and administrative costs for the six month period ended June 30, increased from 2000 to 2001 due to increased costs for income tax preparation and annual audit fees. Depreciation decreased in 2001 because certain equipment became fully depreciated during 2000. For the three month period ended June 30, 2001, net income increased by $2,135 from 2000 to 2001 due to the increase in revenues of $4,028 which was partially offset by the $1,893 increase in general and administrative expenses. For the six month period ended June 30, 2001, net income increased by $8,891 from 2000 to 2001 due to an increase in revenues of $7,330 and a decrease in depreciation expense of $4,217 which was partially offset by an increase in general and administrative expenses of $2,656. In accordance with recent U.S. Government regulations, the partnership is required to file annual K-1 income tax forms with the Internal Revenue Service electronically beginning in 2002 for the year ending December 31, 2001. In order to comply with this regulation, the partnership will incur additional costs to lease software to 1) prepare the tax forms electronically and 2) maintain the underlying partnership database. The General Partner and outside consultants are evaluating available software and expect to select a software package in the third calendar quarter of 2001. Estimates of additional general and administrative costs to lease the software range from $1,000 to $2,000 in 2001 (the conversion year) and range from $1,000 to $2,000 in each subsequent year. -9- 10 PART II. OTHER INFORMATION Item 6. Exhibits and Reports on Form 8-K (b) No reports on Form 8-K were filed during the six months ended June 30, 2001. -10- 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. DEL TACO INCOME PROPERTIES IV (a California limited partnership) Registrant Del Taco, Inc. General Partner Date: July 31, 2001 /s/ Robert J. Terrano --------------------------- Robert J. Terrano Executive Vice President, Chief Financial Officer Date: July 31, 2001 /s/ C. Douglas Mitchell --------------------------- C. Douglas Mitchell Vice President and Corporate Controller -11-