0001193125-13-441958.txt : 20131114 0001193125-13-441958.hdr.sgml : 20131114 20131114151207 ACCESSION NUMBER: 0001193125-13-441958 CONFORMED SUBMISSION TYPE: 10-Q PUBLIC DOCUMENT COUNT: 10 CONFORMED PERIOD OF REPORT: 20130930 FILED AS OF DATE: 20131114 DATE AS OF CHANGE: 20131114 FILER: COMPANY DATA: COMPANY CONFORMED NAME: DEL TACO INCOME PROPERTIES IV CENTRAL INDEX KEY: 0000812630 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE [6500] IRS NUMBER: 330241855 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q SEC ACT: 1934 Act SEC FILE NUMBER: 033-13437 FILM NUMBER: 131219392 BUSINESS ADDRESS: STREET 1: 23041 AVENIDA DE LA CARLOTA, SUITE 400 CITY: LAGUNA HILLS STATE: CA ZIP: 92653 BUSINESS PHONE: 714 462-9300 MAIL ADDRESS: STREET 1: 1800 W KATELLA AVE CITY: ORANGE STATE: CA ZIP: 92667 10-Q 1 d606436d10q.htm FORM 10-Q Form 10-Q
Table of Contents

 

 

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 September 30, 2013

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. 0-16191

 

 

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

incorporation or organization)

  

(I.R.S. Employer

Identification Number)

25521 Commercentre Drive

Lake Forest, California

   92630
(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  ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate website, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  x    No  ¨

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer   ¨    Accelerated filer   ¨
Non-accelerated filer   x  (Do not check if a smaller reporting company)    Smaller reporting company   ¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  ¨    No  x

DOCUMENTS INCORPORATED BY REFERENCE

Portions of the registrant’s Form S-11 Registration Statement filed December 17, 1982 are incorporated by reference into Part IV of this report.

 

 

 

Table of Contents

INDEX

DEL TACO INCOME PROPERTIES IV

 

     PAGE NUMBER  
PART I. FINANCIAL INFORMATION   

Item 1. Financial Statements

   

Condensed Balance Sheets at September 30, 2013 (Unaudited) and December 31, 2012

      3   

Condensed Statements of Income for the three and nine months ended September  30, 2013 and 2012 (Unaudited)

      4   

Condensed Statements of Cash Flows for the nine months ended September 30, 2013 and 2012 (Unaudited)

      5   

Notes to Condensed Financial Statements (Unaudited)

      6   

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

      8   

Item 3. Quantitative and Qualitative Disclosures About Market Risk

      10   

Item 4. Controls and Procedures

      10   
PART II. OTHER INFORMATION   

Item 6. Exhibits

      11   
SIGNATURE      12   

 

- 2 -

Table of Contents

PART I. FINANCIAL INFORMATION

ITEM I. FINANCIAL STATEMENTS

DEL TACO INCOME PROPERTIES IV

CONDENSED BALANCE SHEETS

 

     September 30,     December 31,  
     2013     2012  
     (Unaudited)        
ASSETS   

CURRENT ASSETS:

     

Cash

    $ 121,249      $ 127,651   

Receivable from Del Taco LLC

      36,007        35,761   

Other current assets

      702        552   
  

 

 

    

 

 

  

Total current assets

      157,958        163,964   
  

 

 

    

 

 

  

PROPERTY AND EQUIPMENT:

     

Land

      868,344        868,344   

Land improvements

      368,356        368,356   

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

      1,720,380        1,692,741   
  

 

 

    

 

 

  
     1,290,969        1,318,608   
  

 

 

    

 

 

  
   $ 1,448,927      $ 1,482,572   
  

 

 

    

 

 

  
LIABILITIES AND PARTNERS’ EQUITY   

CURRENT LIABILITIES:

     

Payable to limited partners

    $ 19,483      $ 18,165   

Accounts payable

      10,721        16,006   
  

 

 

    

 

 

  

Total current liabilities

      30,204        34,171   
  

 

 

    

 

 

  

OBLIGATION TO GENERAL PARTNER

      137,953        137,953   
  

 

 

    

 

 

  

PARTNERS’ EQUITY:

     

Limited partners; 165,375 units outstanding at September 30, 2013 and December 31, 2012

      1,299,096        1,328,477   

General partner-Del Taco LLC

      (18,326 )      (18,029 ) 
  

 

 

    

 

 

  
     1,280,770        1,310,448   
  

 

 

    

 

 

  
   $ 1,448,927      $ 1,482,572   
  

 

 

    

 

 

  

See accompanying notes to condensed financial statements.

 

- 3 -

Table of Contents

DEL TACO INCOME PROPERTIES IV

CONDENSED STATEMENTS OF INCOME

(Unaudited)

 

     Three Months Ended      Nine Months Ended  
     September 30,      September 30,  
     2013      2012      2013      2012  

RENTAL REVENUES

    $ 110,873       $ 108,509       $ 325,238       $ 316,555   
  

 

 

     

 

 

     

 

 

     

 

 

  

EXPENSES:

            

General and administrative

      10,022         10,332         59,622         56,777   

Depreciation

      9,213         9,213         27,639         27,639   
  

 

 

     

 

 

     

 

 

     

 

 

  
     19,235         19,545         87,261         84,416   
  

 

 

     

 

 

     

 

 

     

 

 

  

Operating income

      91,638         88,964         237,977         232,139   

OTHER INCOME:

            

Interest

      30         28         85         78   

Other

      125         315         475         615   
  

 

 

     

 

 

     

 

 

     

 

 

  

Net income

    $ 91,793       $ 89,307       $ 238,537       $ 232,832   
  

 

 

     

 

 

     

 

 

     

 

 

  

Net income per limited partnership unit (Note 2)

    $ 0.55       $ 0.53       $ 1.43       $ 1.39   
  

 

 

     

 

 

     

 

 

     

 

 

  

Number of units used in computing per unit amounts

      165,375         165,375         165,375         165,375   
  

 

 

     

 

 

     

 

 

     

 

 

  

See accompanying notes to condensed financial statements.

 

- 4 -

Table of Contents

DEL TACO INCOME PROPERTIES IV

CONDENSED STATEMENTS OF CASH FLOWS

(Unaudited)

 

     Nine Months Ended  
     September 30,  
     2013     2012  

CASH FLOWS FROM OPERATING ACTIVITIES:

     

Net income

    $ 238,537      $ 232,832   

Adjustments to reconcile net income to net cash provided by operating activities:

     

Depreciation

      27,639        27,639   

Changes in operating assets and liabilities:

     

Receivable from Del Taco LLC

      (246 )      642   

Other current assets

      (150 )      (44 ) 

Payable to limited partners

      1,318        640   

Accounts payable

      (5,285 )      (13,295 ) 
  

 

 

    

 

 

  

Net cash provided by operating activities

      261,813        248,414   
  

 

 

    

 

 

  

CASH FLOWS FROM FINANCING ACTIVITIES:

     

Cash distributions to partners

      (268,215 )      (253,449 ) 
  

 

 

    

 

 

  

Net change in cash

      (6,402 )      (5,035 ) 

Beginning cash balance

      127,651        118,245   
  

 

 

    

 

 

  

Ending cash balance

    $ 121,249      $ 113,210   
  

 

 

    

 

 

  

See accompanying notes to condensed financial statements.

 

- 5 -

Table of Contents

DEL TACO INCOME PROPERTIES IV

NOTES TO CONDENSED FINANCIAL STATEMENTS

FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2013

UNAUDITED

NOTE 1 - BASIS OF PRESENTATION

The accompanying unaudited condensed financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America 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 accounting principles generally accepted in the United States of America for complete financial statements and should therefore be read in conjunction with the financial statements and notes thereto contained in the annual report on Form 10-K for the year ended December 31, 2012 for Del Taco Income Properties IV (the Partnership or the Company). In the opinion of management, all adjustments (consisting of normal recurring accruals) necessary to present fairly the Partnership’s financial position at September 30, 2013, the results of operations for the three and nine month periods ended September 30, 2013 and 2012 and cash flows for the nine month periods ended September 30, 2013 and 2012 have been included. Operating results for the three and nine months ended September 30, 2013 are not necessarily indicative of the results that may be expected for the year ending December 31, 2013. Amounts related to disclosure of December 31, 2012 balances within these condensed financial statements were derived from the 2012 audited financial statements.

Management has evaluated events subsequent to September 30, 2013 through the date that the accompanying condensed financial statements were filed with the Securities and Exchange Commission for transactions and other events which may require adjustment of and/or disclosure in such financial statements.

NOTE 2 - NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is based on net income attributable to the limited partners (after 1% allocation to the general partner) using the weighted average number of units outstanding during the periods presented, which amounted to 165,375 in 2013 and 2012.

Pursuant to the partnership agreement, annual partnership income or loss is allocated one percent to Del Taco LLC, formerly known as Del Taco Inc., (Del Taco or 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.

NOTE 3 - LEASING ACTIVITIES

The Partnership leases three properties for operation of restaurants to Del Taco on a triple net basis. One property has been subleased to a Del Taco franchisee. 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. The leases expire in the years 2021 to 2022.

Pursuant to the lease agreements, minimum rentals of $3,500 per month are due to the Partnership during the first six months of any non-operating period caused by an insured casualty loss.

For the three months ended September 30, 2013, the two restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $586,926 and unaudited net losses of $5,195 as compared to unaudited sales of $568,310, and unaudited net income of $4,127, respectively, for the corresponding period in 2012. Net income or loss of each restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior year primarily relates to increases in operating costs. For the three months ended September 30, 2013, the one restaurant operated by a Del Taco franchisee, for which the Partnership is the lessor, had unaudited sales of $337,015 as compared with $335,936 during the same period in 2012.

 

- 6 -

Table of Contents

DEL TACO INCOME PROPERTIES IV

NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED

FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2013

UNAUDITED

 

NOTE 3 - LEASING ACTIVITIES - continued

 

For the nine months ended September 30, 2013, the two restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $1,716,457 and unaudited net losses of $5,700 as compared to $1,663,410 and unaudited net income of $1,170 for the corresponding period in 2012. Net income or loss of each restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior year primarily relates to increases in operating costs. For the nine months ended September 30, 2013, the one restaurant operated by a Del Taco franchisee, for which the Partnership is the lessor, had unaudited sales of $993,862 as compared with $974,550 during the same period in 2012.

NOTE 4 - TRANSACTIONS WITH DEL TACO

The receivable from Del Taco consists primarily of rent accrued for the month of September 2013. The September rent receivable was collected in October 2013.

Del Taco 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 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

Total cash distributions declared and paid in February, June and August 2013 were $99,486, $78,585 and $90,144, respectively. On October 21, 2013, a distribution to the limited partners of $95,799, or approximately $0.58 per limited partnership unit, was approved. Such distribution was paid on November 6, 2013. The General Partner also received a distribution of $968 with respect to its 1% partnership interest in November 2013.

NOTE 6 - PAYABLE TO LIMITED PARTNERS

Payable to limited partners represents a reclassification from cash for distribution checks made to limited partners that have remained outstanding for six months or longer.

NOTE 7 - CONCENTRATION OF RISK

The three restaurants leased to Del Taco make up all of the income producing assets of the Partnership and contributed all of the Partnership’s rental revenues during the three and nine months ended September 30, 2013 and 2012. Therefore, the business of the Partnership is entirely dependent on the success of the Del Taco trade name restaurants that lease the properties.

The Partnership maintains substantially all of its cash and cash equivalents at one major commercial bank. Although the Partnership at times maintains balances that exceed the federally insured limit, it has not experienced any losses related to these balances and management believes the credit risk to be minimal.

 

- 7 -

Table of Contents
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Liquidity and Capital Resources

Del Taco Income Properties IV (the “Partnership” or the “Company”) offered limited partnership units for sale between June 1987 and June 1988. $4.135 million was raised through the sale of limited partnership units and used to acquire sites and build three restaurants and also to pay commissions to brokers and to reimburse Del Taco LLC (Del Taco or the General Partner) for offering costs incurred. 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 all of the income producing assets of the Partnership. Therefore, the business of the Partnership is 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, competition, 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 (unaudited):

 

     Three Months Ended      Nine Months Ended  
     September 30,      September 30,  
     2013      2012      2013      2012  

Orangethorpe Ave., Placentia, CA

    $ 48,179       $ 46,872       $ 140,427       $ 136,472   

Lakeshore Drive, Lake Elsinore, CA

      40,442         40,312         119,263         116,946   

Highland Ave., San Bernardino, CA

      22,252         21,325         65,548         63,137   
  

 

 

     

 

 

     

 

 

     

 

 

  

Total

    $ 110,873       $ 108,509       $ 325,238       $ 316,555   
  

 

 

     

 

 

     

 

 

     

 

 

  

The Partnership receives rental revenues equal to 12 percent of gross sales from the restaurants. The Partnership earned rental revenue of $110,873 during the three month period ended September 30, 2013, which represents an increase of $2,364 from the corresponding period in 2012. The Partnership earned rental revenue of $325,238 during the nine month period ended September 30, 2013, which represents an increase of $8,683 from the corresponding period in 2012. The changes in rental revenues between 2012 and 2013 are directly attributable to changes in sales levels at the restaurants under lease due to local competitive and industry factors.

 

- 8 -

Table of Contents
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:

 

     Percent of Total  
     General & Administrative Expense  
     Three Months Ended     Nine Months Ended  
     September 30,     September 30,  
     2013     2012     2013     2012  

Accounting fees

      50.01 %      48.57 %      69.51 %      73.11 % 

Distribution of information to limited partners

      49.99 %      51.43 %      30.49 %      26.89 % 
  

 

 

    

 

 

    

 

 

    

 

 

  
     100.00 %      100.00 %      100.00 %      100.00 % 
  

 

 

    

 

 

    

 

 

    

 

 

  

General and administrative costs for the three month period decreased primarily due to a one-time decreased cost for mailings. General and administrative costs for the nine month period increased primarily due to increased costs for printing primarily related to a mandatory new filing process known as XBRL.

For the three month period ended September 30, 2013, net income increased by $2,486 from 2012 to 2013 due to the increase in revenues of $2,364 and the decrease in general and administrative expenses of $310, partially offset by the decrease in interest and other income of $188. For the nine month period ended September 30, 2013, net income increased $5,705 from 2012 to 2013 due to the increase in revenues of $8,683, partially offset by the increase in general and administrative expenses of $2,845 and the decrease in interest and other income of $133.

Significant Recent Accounting Pronouncements

None.

Off-Balance Sheet Arrangements

None

Critical Accounting Policies and Estimates

Management’s discussion and analysis of financial condition and results of operations, as well as disclosures included elsewhere in this report on Form 10-Q are based upon the Partnership’s financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States of America. The preparation of these financial statements requires management to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses. The Partnership believes the critical accounting policies that most impact the financial statements are described below. A summary of the significant accounting policies of the Partnership can be found in Note 1 to the Financial Statements which is included in the Partnership’s December 31, 2012 Form 10-K.

Revenue Recognition: Rental revenue is recognized based on 12 percent of gross sales of the restaurants for the corresponding period, and is earned at the point of sale.

 

- 9 -

Table of Contents
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations - continued

 

Property and Equipment: Property and equipment is stated at cost. Depreciation is computed using the straight-line method over estimated useful lives which are 20 years for land improvements, 35 years for buildings and improvements, and 10 years for machinery and equipment.

The Partnership accounts for property and equipment in accordance with authoritative guidance issued by the Financial Accounting Standards Board that requires long-lived assets be reviewed for impairment whenever events or changes in circumstances indicate that the carrying value of the asset may not be recoverable. In evaluating long-lived assets held for use, an impairment loss is recognized if the sum of the expected future cash flows (undiscounted and without interest charges) is less than the carrying value of the asset. Once a determination has been made that an impairment loss should be recognized for long-lived assets, various assumptions and estimates are used to determine fair value including, among others, estimated costs of construction and development, recent sales of comparable properties and the opinions of fair value prepared by independent real estate appraisers. Long-lived assets to be disposed of are reported at the lower of carrying amount or fair value less cost to sell.

 

Item 3. Quantitative and Qualitative Disclosures About Market Risk

None.

 

Item 4. Controls and Procedures

 

  (a) Evaluation of disclosure controls and procedures:

As of the end of the period covered by this quarterly report, we carried out an evaluation, under the supervision and with the participation of the Company’s management, including the Company’s Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of the Company’s disclosure controls and procedures. Based upon that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that the Company’s disclosure controls and procedures are effective in timely alerting them to material information relating to the Company required to be included in the Company’s periodic Securities and Exchange Commission filings.

 

  (b) Changes in internal controls:

There were no significant changes in the Company’s internal controls over financial reporting that occurred during our most recent fiscal quarter that materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

  (c) Asset-backed issuers:

Not applicable.

 

- 10 -

Table of Contents

PART II. OTHER INFORMATION

There is no information required to be reported for any items under Part II, except as follows:

 

Item 6. Exhibits

 

  (a) Exhibits

 

  31.1 Paul J. B. Murphy, III’s Certification pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

 

  31.2 Steven L. Brake’s Certification pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

 

  32.1 Certification pursuant to subsections (a) and (b) of Section 1350, Chapter 63 of Title 18, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

 

  101.INS XBRL Instance Document

 

  101.SCH XBRL Taxonomy Extension Schema Document

 

  101.CAL XBRL Taxonomy Extension Calculation Linkbase Document

 

  101.DEF XBRL Taxonomy Extension Definition Linkbase Document

 

  101.LAB XBRL Taxonomy Extension Label Linkbase Document

 

  101.PRE XBRL Taxonomy Extension Presentation Linkbase Document

 

- 11 -

Table of Contents

SIGNATURE

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, 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 LLC

General Partner

Date: November 14, 2013      

/s/ Steven L. Brake

      Steven L. Brake
     

Chief Financial Officer

(Principal Financial Officer)

 

- 12 -

EX-31.1 2 d606436dex311.htm EX-31.1 EX-31.1

Exhibit 31.1

CERTIFICATION OF CHIEF EXECUTIVE OFFICER PURSUANT TO SECURITIES

ACT RULES 13A-14 AND 15D-14 AS ADOPTED PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Paul J. B. Murphy, III, certify that:

 

1. I have reviewed this quarterly (“report”) on Form 10-Q of Del Taco Income Properties IV;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

  a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

  b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

  c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures as of the end of the period covered by this report based on such evaluation; and

 

  d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent function):

 

  a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

  b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date: November 14, 2013      

/s/ Paul J. B. Murphy, III

      Paul J. B. Murphy, III
      Chief Executive Officer
 EX-31.2 3 d606436dex312.htm EX-31.2 EX-31.2

Exhibit 31.2

CERTIFICATION OF CHIEF FINANCIAL OFFICER PURSUANT TO SECURITIES

ACT RULES 13A-14 AND 15D-14 AS ADOPTED PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Steven L. Brake, certify that:

 

1. I have reviewed this quarterly report (“report”) on Form 10-Q of Del Taco Income Properties IV;

 

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4. The registrant’s other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

  a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

  b) Designed such internal controls over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

  c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures as of the end of the period covered by this report based on such evaluation; and

 

  d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent function):

 

  a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

  b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date: November 14, 2013      

/s/ Steven L. Brake

      Steven L. Brake
     

Chief Financial Officer

(Principal Financial Officer)

 EX-32.1 4 d606436dex321.htm EX-32.1 EX-32.1

Exhibit 32.1

CERTIFICATION PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

(SUBSECTIONS (a) AND (b) OF SECTION 1350, CHAPTER 63 OF TITLE 18,

UNITED STATES CODE)

In connection with the Quarterly Report of Del Taco Income Properties IV (the “Company”) on Form 10-Q for the period ended September 30, 2013 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), each of the undersigned officers of the Company, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Partnership.

 

Date: November 14, 2013      

/s/ Paul J. B. Murphy, III

      Paul J. B. Murphy, III
      Chief Executive Officer

 

Date: November 14, 2013      

/s/ Steven L. Brake

      Steven L. Brake
     

Chief Financial Officer

(Principal Financial Officer)

A signed original of this written statement required by Section 906 has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

EX-101.INS 5 dtipiv-20130930.xml XBRL INSTANCE DOCUMENT 3 113210 1 165375 3 1720380 10721 30204 1299096 19483 1448927 1280770 137953 -18326 36007 157958 868344 1448927 121249 1289860 3011349 702 368356 484789 1290969 1 118245 165375 1692741 16006 34171 1328477 18165 1482572 1310448 137953 -18029 35761 163964 868344 1482572 127651 1289860 3011349 552 368356 484789 1318608 DTIPIV DEL TACO INCOME PROPERTIES IV false Non-accelerated Filer 2013 10-Q 2013-09-30 0000812630 --12-31 Q3 <div> <p style="MARGIN-TOP: 18pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 7 - CONCENTRATION OF RISK</b></p> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> The three restaurants leased to Del Taco make up all of the income producing assets of the Partnership and contributed all of the Partnership&#x2019;s rental revenues during the three and nine months ended September&#xA0;30, 2013 and 2012. Therefore, the business of the Partnership is entirely dependent on the success of the Del Taco trade name restaurants that lease the properties.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> The Partnership maintains substantially all of its cash and cash equivalents at one major commercial bank. Although the Partnership at times maintains balances that exceed the federally insured limit, it has not experienced any losses related to these balances and management believes the credit risk to be minimal.</p> </div> <div> <p style="MARGIN-TOP: 18pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 5 - DISTRIBUTIONS</b></p> <!-- xbrl,body --> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Total cash distributions declared and paid in February, June and August 2013 were $99,486, $78,585 and $90,144, respectively. On October&#xA0;21, 2013, a distribution to the limited partners of $95,799, or approximately $0.58 per limited partnership unit, was approved. Such distribution was paid on November&#xA0;6, 2013. The General Partner also received a distribution of $968 with respect to its 1% partnership interest in November 2013.</p> </div> 165375 261813 <div> <p style="MARGIN-TOP: 18pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 6 - PAYABLE TO LIMITED PARTNERS</b></p> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Payable to limited partners represents a reclassification from cash for distribution checks made to limited partners that have remained outstanding for six months or longer.</p> </div> <div> <p style="MARGIN-TOP: 18pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 2 - NET INCOME PER LIMITED PARTNERSHIP UNIT</b></p> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Net income per limited partnership unit is based on net income attributable to the limited partners (after 1% allocation to the general partner) using the weighted average number of units outstanding during the periods presented, which amounted to 165,375 in 2013 and 2012.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Pursuant to the partnership agreement, annual partnership income or loss is allocated one percent to Del Taco LLC, formerly known as Del Taco Inc., (Del Taco or 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.</p> </div> <div> <p style="MARGIN-TOP: 18pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 4 - TRANSACTIONS WITH DEL TACO</b></p> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> The receivable from Del Taco consists primarily of rent accrued for the month of September 2013. The September rent receivable was collected in October 2013.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Del Taco 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 for operation under the Del Taco trade name.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> In addition, see Note&#xA0;5 with respect to certain distributions to the General Partner.</p> </div> <div> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 1 - BASIS OF PRESENTATION</b></p> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> The accompanying unaudited condensed financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America 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 accounting principles generally accepted in the United States of America for complete financial statements and should therefore be read in conjunction with the financial statements and notes thereto contained in the annual report on Form 10-K for the year ended December&#xA0;31, 2012 for Del Taco Income Properties IV (the Partnership or the Company). In the opinion of management, all adjustments (consisting of normal recurring accruals) necessary to present fairly the Partnership&#x2019;s financial position at September&#xA0;30, 2013, the results of operations for the three and nine month periods ended September&#xA0;30, 2013 and 2012 and cash flows for the nine month periods ended September&#xA0;30, 2013 and 2012 have been included. Operating results for the three and nine months ended September&#xA0;30, 2013 are not necessarily indicative of the results that may be expected for the year ending December&#xA0;31, 2013. Amounts related to disclosure of December&#xA0;31, 2012 balances within these condensed financial statements were derived from the 2012 audited financial statements.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Management has evaluated events subsequent to September&#xA0;30, 2013 through the date that the accompanying condensed financial statements were filed with the Securities and Exchange Commission for transactions and other events which may require adjustment of and/or disclosure in such financial statements.</p> </div> <div> <p style="MARGIN-TOP: 18pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> <b>NOTE 3 - LEASING ACTIVITIES</b></p> <!-- xbrl,body --> <p style="MARGIN-TOP: 6pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> The Partnership leases three properties for operation of restaurants to Del Taco on a triple net basis. One property has been subleased to a Del Taco franchisee. 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. The leases expire in the years 2021 to 2022.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> Pursuant to the lease agreements, minimum rentals of $3,500 per month are due to the Partnership during the first six months of any non-operating period caused by an insured casualty loss.</p> <p style="MARGIN-TOP: 12pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> For the three months ended September&#xA0;30, 2013, the two restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $586,926 and unaudited net losses of $5,195 as compared to unaudited sales of $568,310, and unaudited net income of $4,127, respectively, for the corresponding period in 2012. Net income or loss of each restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior year primarily relates to increases in operating costs. For the three months ended September&#xA0;30, 2013, the one restaurant operated by a Del Taco franchisee, for which the Partnership is the lessor, had unaudited sales of $337,015 as compared with $335,936 during the same period in 2012.</p> <p style="MARGIN-TOP: 6px; MARGIN-BOTTOM: 0px; FONT-SIZE: 1px"> &#xA0;</p> <p style="MARGIN-TOP: 0pt; FONT-FAMILY: Times New Roman; MARGIN-BOTTOM: 0pt; FONT-SIZE: 10pt"> For the nine months ended September&#xA0;30, 2013, the two restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $1,716,457 and unaudited net losses of $5,700 as compared to $1,663,410 and unaudited net income of $1,170 for the corresponding period in 2012. Net income or loss of each restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior year primarily relates to increases in operating costs. For the nine months ended September&#xA0;30, 2013, the one restaurant operated by a Del Taco franchisee, for which the Partnership is the lessor, had unaudited sales of $993,862 as compared with $974,550 during the same period in 2012.</p> <!-- xbrl,n --> </div> 1716457 475 85 150 237977 238537 246 325238 268215 1318 59622 3500 -6402 -5285 27639 87261 2021 to 2022 Six months or longer 0.12 -5700 P32Y 1 2 3 0.01 1.43 993862 1 0.12 0.01 0.01 0.99 0.99 0.88 165375 248414 1663410 615 78 44 232139 232832 -642 316555 253449 640 56777 -5035 -13295 27639 84416 1170 1.39 974550 99486 78585 90144 165375 568310 315 28 88964 89307 108509 10332 9213 19545 4127 0.53 335936 2013-10-21 0.58 165375 2013-11-06 586926 125 30 91638 91793 110873 968 10022 95799 9213 19235 0.01 2013-11-30 -5195 2 0.55 337015 1 0000812630 dtipiv:DelTacoFranchiseeMember 2013-07-01 2013-09-30 0000812630 2013-07-01 2013-09-30 0000812630 dtipiv:DelTacoFranchiseeMember 2012-07-01 2012-09-30 0000812630 2012-07-01 2012-09-30 0000812630 2013-08-01 2013-08-31 0000812630 2013-06-01 2013-06-30 0000812630 2013-02-01 2013-02-28 0000812630 dtipiv:DelTacoFranchiseeMember 2012-01-01 2012-09-30 0000812630 2012-01-01 2012-09-30 0000812630 us-gaap:LimitedPartnerMember 2013-01-01 2013-09-30 0000812630 us-gaap:GeneralPartnerMember 2013-01-01 2013-09-30 0000812630 dtipiv:DelTacoFranchiseeMember 2013-01-01 2013-09-30 0000812630 2013-01-01 2013-09-30 0000812630 2012-12-31 0000812630 2011-12-31 0000812630 2013-09-30 0000812630 2012-09-30 dtipiv:Restaurants iso4217:USD dtipiv:CommercialBank shares pure dtipiv:Acquisition iso4217:USD shares EX-101.SCH 6 dtipiv-20130930.xsd XBRL TAXONOMY EXTENSION SCHEMA 101 - Document - Document and Entity Information link:calculationLink link:presentationLink link:definitionLink 103 - Statement - CONDENSED BALANCE SHEETS link:calculationLink link:presentationLink link:definitionLink 104 - Statement - CONDENSED BALANCE SHEETS (Parenthetical) link:calculationLink link:presentationLink link:definitionLink 105 - Statement - CONDENSED STATEMENTS OF INCOME link:calculationLink link:presentationLink link:definitionLink 106 - Statement - CONDENSED STATEMENTS OF CASH FLOWS link:calculationLink link:presentationLink link:definitionLink 107 - Disclosure - Basis of Presentation link:calculationLink link:presentationLink link:definitionLink 108 - Disclosure - Net Income Per Limited Partnership Unit link:calculationLink link:presentationLink link:definitionLink 109 - Disclosure - Leasing Activities link:calculationLink link:presentationLink link:definitionLink 110 - Disclosure - Transactions with Del Taco link:calculationLink link:presentationLink link:definitionLink 111 - Disclosure - Distributions link:calculationLink link:presentationLink link:definitionLink 112 - Disclosure - Payable to Limited Partners link:calculationLink link:presentationLink link:definitionLink 113 - Disclosure - Concentration of Risk link:calculationLink link:presentationLink link:definitionLink 114 - Disclosure - Net Income Per Limited Partnership Unit - Additional Information (Detail) link:calculationLink link:presentationLink link:definitionLink 115 - Disclosure - Leasing Activities - Additional Information (Detail) link:calculationLink link:presentationLink link:definitionLink 116 - Disclosure - Transactions with Del Taco - Additional Information (Detail) link:calculationLink link:presentationLink link:definitionLink 117 - Disclosure - Distributions - Additional Information (Detail) link:calculationLink link:presentationLink link:definitionLink 118 - Disclosure - Payable to Limited Partners - Additional Information (Detail) link:calculationLink link:presentationLink link:definitionLink 119 - Disclosure - Concentration of Risk - Additional Information (Detail) link:calculationLink link:presentationLink link:definitionLink EX-101.CAL 7 dtipiv-20130930_cal.xml XBRL TAXONOMY EXTENSION CALCULATION LINKBASE EX-101.DEF 8 dtipiv-20130930_def.xml XBRL TAXONOMY EXTENSION DEFINITION LINKBASE EX-101.LAB 9 dtipiv-20130930_lab.xml XBRL TAXONOMY EXTENSION LABEL LINKBASE EX-101.PRE 10 dtipiv-20130930_pre.xml XBRL TAXONOMY EXTENSION PRESENTATION LINKBASE XML 11 R17.htm IDEA: XBRL DOCUMENT v2.4.0.8
Payable to Limited Partners - Additional Information (Detail)
 9 Months Ended
Sep. 30, 2013
Payables And Accruals [Abstract]  
Period of payable outstanding to limited partners Six months or longer
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CONDENSED STATEMENTS OF INCOME (USD $)
 3 Months Ended 9 Months Ended
Sep. 30, 2013
Sep. 30, 2012
Sep. 30, 2013
Sep. 30, 2012
Income Statement [Abstract]        
RENTAL REVENUES $ 110,873 $ 108,509 $ 325,238 $ 316,555
EXPENSES:        
General and administrative 10,022 10,332 59,622 56,777
Depreciation 9,213 9,213 27,639 27,639
Total expenses 19,235 19,545 87,261 84,416
Operating income 91,638 88,964 237,977 232,139
OTHER INCOME:        
Interest 30 28 85 78
Other 125 315 475 615
Net income $ 91,793 $ 89,307 $ 238,537 $ 232,832
Net income per limited partnership unit (Note 2) $ 0.55 $ 0.53 $ 1.43 $ 1.39
Number of units used in computing per unit amounts 165,375 165,375 165,375 165,375
XML 14 R10.htm IDEA: XBRL DOCUMENT v2.4.0.8
Distributions
 9 Months Ended
Sep. 30, 2013
Equity [Abstract]  
Distributions

NOTE 5 - DISTRIBUTIONS

Total cash distributions declared and paid in February, June and August 2013 were $99,486, $78,585 and $90,144, respectively. On October 21, 2013, a distribution to the limited partners of $95,799, or approximately $0.58 per limited partnership unit, was approved. Such distribution was paid on November 6, 2013. The General Partner also received a distribution of $968 with respect to its 1% partnership interest in November 2013.
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Concentration of Risk - Additional Information (Detail)
Sep. 30, 2013
CommercialBank
Restaurants
Sep. 30, 2012
Restaurants
CommercialBank
Risks And Uncertainties [Abstract]    
Number of properties leased 3 3
Commercial bank 1 1
XML 18 R6.htm IDEA: XBRL DOCUMENT v2.4.0.8
Basis of Presentation
 9 Months Ended
Sep. 30, 2013
Accounting Policies [Abstract]  
Basis of Presentation

NOTE 1 - BASIS OF PRESENTATION

The accompanying unaudited condensed financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America 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 accounting principles generally accepted in the United States of America for complete financial statements and should therefore be read in conjunction with the financial statements and notes thereto contained in the annual report on Form 10-K for the year ended December 31, 2012 for Del Taco Income Properties IV (the Partnership or the Company). In the opinion of management, all adjustments (consisting of normal recurring accruals) necessary to present fairly the Partnership’s financial position at September 30, 2013, the results of operations for the three and nine month periods ended September 30, 2013 and 2012 and cash flows for the nine month periods ended September 30, 2013 and 2012 have been included. Operating results for the three and nine months ended September 30, 2013 are not necessarily indicative of the results that may be expected for the year ending December 31, 2013. Amounts related to disclosure of December 31, 2012 balances within these condensed financial statements were derived from the 2012 audited financial statements.

Management has evaluated events subsequent to September 30, 2013 through the date that the accompanying condensed financial statements were filed with the Securities and Exchange Commission for transactions and other events which may require adjustment of and/or disclosure in such financial statements.
XML 19 R8.htm IDEA: XBRL DOCUMENT v2.4.0.8
Leasing Activities
 9 Months Ended
Sep. 30, 2013
Leases [Abstract]  
Leasing Activities

NOTE 3 - LEASING ACTIVITIES

The Partnership leases three properties for operation of restaurants to Del Taco on a triple net basis. One property has been subleased to a Del Taco franchisee. 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. The leases expire in the years 2021 to 2022.

Pursuant to the lease agreements, minimum rentals of $3,500 per month are due to the Partnership during the first six months of any non-operating period caused by an insured casualty loss.

For the three months ended September 30, 2013, the two restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $586,926 and unaudited net losses of $5,195 as compared to unaudited sales of $568,310, and unaudited net income of $4,127, respectively, for the corresponding period in 2012. Net income or loss of each restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior year primarily relates to increases in operating costs. For the three months ended September 30, 2013, the one restaurant operated by a Del Taco franchisee, for which the Partnership is the lessor, had unaudited sales of $337,015 as compared with $335,936 during the same period in 2012.

 

For the nine months ended September 30, 2013, the two restaurants operated by Del Taco, for which the Partnership is the lessor, had combined, unaudited sales of $1,716,457 and unaudited net losses of $5,700 as compared to $1,663,410 and unaudited net income of $1,170 for the corresponding period in 2012. Net income or loss of each restaurant includes charges for general and administrative expenses incurred in connection with supervision of restaurant operations and interest expense and the decrease in net income from the corresponding period of the prior year primarily relates to increases in operating costs. For the nine months ended September 30, 2013, the one restaurant operated by a Del Taco franchisee, for which the Partnership is the lessor, had unaudited sales of $993,862 as compared with $974,550 during the same period in 2012.
XML 20 R11.htm IDEA: XBRL DOCUMENT v2.4.0.8
Payable to Limited Partners
 9 Months Ended
Sep. 30, 2013
Other Liabilities Disclosure [Abstract]  
Payable to Limited Partners

NOTE 6 - PAYABLE TO LIMITED PARTNERS

Payable to limited partners represents a reclassification from cash for distribution checks made to limited partners that have remained outstanding for six months or longer.
XML 21 R9.htm IDEA: XBRL DOCUMENT v2.4.0.8
Transactions with Del Taco
 9 Months Ended
Sep. 30, 2013
Related Party Transactions [Abstract]  
Transactions with Del Taco

NOTE 4 - TRANSACTIONS WITH DEL TACO

The receivable from Del Taco consists primarily of rent accrued for the month of September 2013. The September rent receivable was collected in October 2013.

Del Taco 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 for operation under the Del Taco trade name.

In addition, see Note 5 with respect to certain distributions to the General Partner.
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CONDENSED BALANCE SHEETS (Parenthetical)
Sep. 30, 2013
Dec. 31, 2012
Statement Of Financial Position [Abstract]    
Limited partners, units outstanding 165,375 165,375
XML 25 R14.htm IDEA: XBRL DOCUMENT v2.4.0.8
Leasing Activities - Additional Information (Detail) (USD $)
 3 Months Ended 9 Months Ended
Sep. 30, 2013
Restaurants
Sep. 30, 2012
Restaurants
Sep. 30, 2013
Restaurants
Sep. 30, 2012
Restaurants
Operating Leased Assets [Line Items]        
Number of restaurants leased to Del Taco 3 3 3 3
Number of properties subleased to Del Taco franchisee     1  
Number of lease years     32 years  
Percentage of gross sales of restaurants     12.00%  
Leases expiration period     2021 to 2022  
Minimum rentals due to Partnership     $ 3,500  
Number of restaurants operated 2   2  
Combined unaudited sales 586,926 568,310 1,716,457 1,663,410
Combined unaudited net income (loss) (5,195) 4,127 (5,700) 1,170
Del Taco franchisee [Member]
        
Operating Leased Assets [Line Items]        
Number of restaurants operated 1   1  
Combined unaudited sales $ 337,015 $ 335,936 $ 993,862 $ 974,550
XML 26 R5.htm IDEA: XBRL DOCUMENT v2.4.0.8
CONDENSED STATEMENTS OF CASH FLOWS (USD $)
 9 Months Ended
Sep. 30, 2013
Sep. 30, 2012
CASH FLOWS FROM OPERATING ACTIVITIES:    
Net income $ 238,537 $ 232,832
Adjustments to reconcile net income to net cash provided by operating activities:    
Depreciation 27,639 27,639
Changes in operating assets and liabilities:    
Receivable from Del Taco LLC (246) 642
Other current assets (150) (44)
Payable to limited partners 1,318 640
Accounts payable (5,285) (13,295)
Net cash provided by operating activities 261,813 248,414
CASH FLOWS FROM FINANCING ACTIVITIES:    
Cash distributions to partners (268,215) (253,449)
Net change in cash (6,402) (5,035)
Beginning cash balance 127,651 118,245
Ending cash balance $ 121,249 $ 113,210
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CONDENSED BALANCE SHEETS (USD $)
Sep. 30, 2013
Dec. 31, 2012
CURRENT ASSETS:    
Cash $ 121,249 $ 127,651
Receivable from Del Taco LLC 36,007 35,761
Other current assets 702 552
Total current assets 157,958 163,964
PROPERTY AND EQUIPMENT:    
Land 868,344 868,344
Land improvements 368,356 368,356
Buildings and improvements 1,289,860 1,289,860
Machinery and equipment 484,789 484,789
Property and equipment, gross 3,011,349 3,011,349
Less-accumulated depreciation 1,720,380 1,692,741
Property and equipment, net 1,290,969 1,318,608
Total assets 1,448,927 1,482,572
CURRENT LIABILITIES:    
Payable to limited partners 19,483 18,165
Accounts payable 10,721 16,006
Total current liabilities 30,204 34,171
OBLIGATION TO GENERAL PARTNER 137,953 137,953
PARTNERS' EQUITY:    
Limited partners; 165,375 units outstanding at September 30, 2013 and December 31, 2012 1,299,096 1,328,477
General partner-Del Taco LLC (18,326) (18,029)
Total partners' equity 1,280,770 1,310,448
Total liabilities and partners' equity $ 1,448,927 $ 1,482,572
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Net Income Per Limited Partnership Unit - Additional Information (Detail)
 3 Months Ended 9 Months Ended
Sep. 30, 2013
Sep. 30, 2012
Sep. 30, 2013
Sep. 30, 2012
Earnings Per Share [Line Items]        
Percentage of net income allocated to general partner     1.00%  
Weighted average number of units outstanding to general partner 165,375 165,375 165,375 165,375
General Partner [Member]
        
Earnings Per Share [Line Items]        
Percentage of net income allocated to general partner     1.00%  
Percentage of gain on sale and refinancing allocated to General Partner     1.00%  
Percentage of additional gain on sale and refinancing allocated to General Partner     12.00%  
Limited Partners [Member]
        
Earnings Per Share [Line Items]        
Percentage of net income attributable limited partners     99.00%  
Percentage of gain on sale and refinancing allocated to limited partners     99.00%  
Percentage of additional gain on sale and refinancing allocated to limited partners     88.00%  
XML 29 R16.htm IDEA: XBRL DOCUMENT v2.4.0.8
Distributions - Additional Information (Detail) (USD $)
 1 Months Ended 3 Months Ended
Aug. 31, 2013
Jun. 30, 2013
Feb. 28, 2013
Sep. 30, 2013
Cash Distributions [Abstract]        
Total cash distributions declared and paid $ 90,144 $ 78,585 $ 99,486  
Distribution to limited partner, declaration date       Oct. 21, 2013
Distribution to limited partners amount approved       95,799
Distribution to limited partner, per unit amount declared       $ 0.58
Distribution to limited partner, distribution date       Nov. 06, 2013
Distributions to general partner       $ 968
General partner, partnership interest percentage       1.00%
Distribution to general partner, distribution date       Nov. 30, 2013
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Concentration of Risk
 9 Months Ended
Sep. 30, 2013
Risks And Uncertainties [Abstract]  
Concentration of Risk

NOTE 7 - CONCENTRATION OF RISK

The three restaurants leased to Del Taco make up all of the income producing assets of the Partnership and contributed all of the Partnership’s rental revenues during the three and nine months ended September 30, 2013 and 2012. Therefore, the business of the Partnership is entirely dependent on the success of the Del Taco trade name restaurants that lease the properties.

The Partnership maintains substantially all of its cash and cash equivalents at one major commercial bank. Although the Partnership at times maintains balances that exceed the federally insured limit, it has not experienced any losses related to these balances and management believes the credit risk to be minimal.
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Net Income Per Limited Partnership Unit
 9 Months Ended
Sep. 30, 2013
Earnings Per Share [Abstract]  
Net Income Per Limited Partnership Unit

NOTE 2 - NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is based on net income attributable to the limited partners (after 1% allocation to the general partner) using the weighted average number of units outstanding during the periods presented, which amounted to 165,375 in 2013 and 2012.

Pursuant to the partnership agreement, annual partnership income or loss is allocated one percent to Del Taco LLC, formerly known as Del Taco Inc., (Del Taco or 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.
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Transactions with Del Taco - Additional Information (Detail)
 9 Months Ended
Sep. 30, 2013
Acquisition
Related Party Transactions [Abstract]  
Number of other partnerships formed for acquisition 3
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Document and Entity Information
 9 Months Ended
Sep. 30, 2013
Document And Entity Information [Abstract]  
Document Type 10-Q
Amendment Flag false
Document Period End Date Sep. 30, 2013
Document Fiscal Year Focus 2013
Document Fiscal Period Focus Q3
Trading Symbol DTIPIV
Entity Registrant Name DEL TACO INCOME PROPERTIES IV
Entity Central Index Key 0000812630
Current Fiscal Year End Date --12-31
Entity Filer Category Non-accelerated Filer