-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, PQ4IA/Reqh+bPdEp9Ac5rAFwdBJGGRIcuOzqL5Bgd82iVaPEA/4t0HrFqZ7rRhmd jMrf07gxAHVyPNinTPFBPQ== 0000783287-96-000013.txt : 19960702 0000783287-96-000013.hdr.sgml : 19960702 ACCESSION NUMBER: 0000783287-96-000013 CONFORMED SUBMISSION TYPE: 10-Q PUBLIC DOCUMENT COUNT: 2 CONFORMED PERIOD OF REPORT: 19960331 FILED AS OF DATE: 19960513 SROS: AMEX FILER: COMPANY DATA: COMPANY CONFORMED NAME: PUBLIC STORAGE PROPERTIES XIV INC CENTRAL INDEX KEY: 0000869624 STANDARD INDUSTRIAL CLASSIFICATION: 6798 IRS NUMBER: 954300884 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q SEC ACT: 1934 Act SEC FILE NUMBER: 001-10792 FILM NUMBER: 96561849 BUSINESS ADDRESS: STREET 1: 600 N BRAND BLVD STREET 2: SUITE 300 CITY: GLENDALE STATE: CA ZIP: 91203-1241 BUSINESS PHONE: 8182448080 MAIL ADDRESS: STREET 1: 600 NORTH BRAND BLVD CITY: GLENDALE STATE: CA ZIP: 91203 10-Q 1 10-Q UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q [X] Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 For the period ended March 31, 1996 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 1-10792 PUBLIC STORAGE PROPERTIES XIV, INC. ------------------------------------------------------ (Exact name of registrant as specified in its charter) California 95-4300884 - - --------------------------------- ------------------------ (State or other jurisdiction of (I.R.S. Employer incorporation or organization) Identification Number) 701 Western Avenue Glendale, California 91201-2349 - - ---------------------------------------- ---------------- (Address of principal executive offices) (Zip Code) Registrant's telephone number, including area code: (818) 244-8080 -------------- 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 -- -- The number of shares outstanding of the Company's classes of common stock as of March 31, 1996: 2,277,118 shares of $.01 par value Series A shares 232,762 shares of $.01 par value Series B shares 659,494 shares of $.01 par value Series C shares ------------------------------------------------ INDEX Page ---- PART I. FINANCIAL INFORMATION Condensed Balance Sheets at March 31, 1996 and December 31, 1995 2 Condensed Statements of Income for the three months ended March 31, 1996 and 1995 3 Condensed Statement of Shareholders' Equity for the three months ended March 31, 1996 4 Condensed Statements of Cash Flows for the three months ended March 31, 1996 and 1995 5 Notes to Condensed Financial Statements 6-7 Management's Discussion and Analysis of Financial Condition and Results of Operations 8-10 PART II. OTHER INFORMATION 11 PUBLIC STORAGE PROPERTIES XIV, INC. CONDENSED BALANCE SHEETS March 31, December 31, 1996 1995 ------------ ------------ (Unaudited) ASSETS ------ Cash and cash equivalents $ 936,000 $ 949,000 Rent and other receivables 93,000 98,000 Prepaid expenses 237,000 329,000 Real estate facilities at cost: Building, land improvements and equipment 30,604,000 30,575,000 Land 18,712,000 18,712,000 ----------- ----------- 49,316,000 49,287,000 Less accumulated depreciation (12,212,000) (11,869,000) ------------ ------------ 37,104,000 37,418,000 ------------ ------------ Total assets $38,370,000 $38,794,000 =========== =========== LIABILITIES AND SHAREHOLDERS' EQUITY ------------------------------------ Accounts payable $ 743,000 $ 824,000 Dividends payable 853,000 863,000 Advance payments from renters 334,000 322,000 Shareholders' equity: Series A common, $.01 par value, 3,569,024 shares authorized, 2,277,118 shares issued and outstanding (2,304,218 shares issued and outstanding in 1995) 23,000 23,000 Convertible Series B common, $.01 par value, 232,762 shares authorized, issued and outstanding 2,000 2,000 Convertible Series C common, $.01 par value, 659,494 shares authorized, issued and outstanding 7,000 7,000 Paid-in-capital 40,441,000 40,941,000 Cumulative income 28,867,000 27,859,000 Cumulative distributions (32,900,000) (32,047,000) ------------- ------------- Total shareholders' equity 36,440,000 36,785,000 ------------ ------------ Total liabilities and shareholders' equity $38,370,000 $38,794,000 =========== ===========
See accompanying notes. 2 PUBLIC STORAGE PROPERTIES XIV, INC. CONDENSED STATEMENTS OF INCOME (UNAUDITED) Three Months Ended March 31, ---------------------------------- 1996 1995 ------------ ------------- REVENUES: Rental income $2,115,000 $2,060,000 Interest income 5,000 14,000 ------------ ------------- 2,120,000 2,074,000 ------------ ------------- COSTS AND EXPENSES: Cost of operations 605,000 566,000 Management fees paid to affiliates 112,000 120,000 Depreciation 343,000 340,000 Administrative 52,000 60,000 ------------ ------------ 1,112,000 1,086,000 ------------ ------------- NET INCOME $1,008,000 $ 988,000 ========== ========== Primary earnings per share - Series A $0.41 $0.38 ===== ===== Fully diluted earnings per share - Series A $0.32 $0.30 ===== ===== Dividends declared per share: Series A $0.34 $0.34 ===== ===== Series B $0.34 $0.34 ===== ===== Weighted average Common shares outstanding: Primary - Series A 2,287,785 2,406,751 ========= ========= Fully diluted - Series A 3,180,041 3,299,007 ========= =========
See accompanying notes. 3 Public Storage Properties XIV, Inc. Condensed Statement of Shareholders' Equity (Unaudited) Convertible Convertible Series A Series B Series C Shares Amount Shares Amount Shares Amount --------- ------- ------- ------ ------- ------ Balances at December 31, 1995 2,304,218 $23,000 232,762 $2,000 659,494 $7,000 Net income - - - - - - Repurchase of shares (27,100) - - - - - Cash distributions declared: $.34 per share - Series A - - - - - - $.34 per share - Series B - - - - - - --------- ------- ------- ------ ------- ------ Balances at March 31, 1996 2,277,118 $23,000 232,762 $2,000 659,494 $7,000 ========= ======= ======= ====== ======= ======
Cumulative Total Paid-in Net Cumulative Shareholders' Capital Income Distributions Equity ----------- ----------- ------------ ----------- Balances at December 31, 1995 $40,941,000 $27,859,000 ($32,047,000) $36,785,000 Net income - 1,008,000 - 1,008,000 Repurchase of shares (500,000) - - (500,000) Cash distributions declared: $.34 per share - Series A - - (774,000) (774,000) $.34 per share - Series B - - (79,000) (79,000) ----------- ----------- ------------ ----------- Balances at March 31, 1996 $40,441,000 $28,867,000 ($32,900,000) $36,440,000 =========== =========== ============ ===========
See accompanying notes. 4 PUBLIC STORAGE PROPERTIES XIV, INC. CONDENSED STATEMENTS OF CASH FLOWS (UNAUDITED) Three Months Ended March 31, ------------------------------------ 1996 1995 --------------- ----------------- Cash flows from operating activities: Net income $1,008,000 $ 988,000 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation 343,000 340,000 Decrease (increase) in rent and other receivables 5,000 (8,000) Increase in prepaid expenses (1,000) - Amortization of prepaid management fees 93,000 - Decrease in accounts payable (81,000) (65,000) Increase (decrease) in advance payments from renters 12,000 (7,000) ------------ --------------- Total adjustments 371,000 260,000 ------------ ----------- Net cash provided by operating activities 1,379,000 1,248,000 ------------ ----------- Cash flows from investing activities: Additions to real estate facilities (29,000) (13,000) ------------ ------------- Net cash used in investing activities (29,000) (13,000) ------------- ------------- Cash flows from financing activities: Distributions paid to shareholders (863,000) (904,000) Purchase of Company Series A common stock (500,000) (455,000) -------------- ------------- Net cash used in financing activities (1,363,000) (1,359,000) ------------ ----------- Net decrease in cash and cash equivalents (13,000) (124,000) Cash and cash equivalents at the beginning of the period 949,000 1,540,000 ----------- ----------- Cash and cash equivalents at the end of the period $ 936,000 $1,416,000 ========== ==========
See accompanying notes. 5 PUBLIC STORAGE PROPERTIES XIV, INC. NOTES TO CONDENSED FINANCIAL STATEMENTS (UNAUDITED) 1. The accompanying unaudited condensed financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission. Certain information and footnote disclosures normally included in financial statements prepared in accordance with generally accepted accounting principles have been condensed or omitted pursuant to such rules and regulations, although management believes that the disclosures contained herein are adequate to make the information presented not misleading. These unaudited condensed financial statements should be read in conjunction with the financial statements and related notes appearing in the Company's Form 10-K for the year ended December 31, 1995. 2. In the opinion of management, the accompanying unaudited condensed financial statements reflect all adjustments, consisting of only normal accruals, necessary to present fairly the Company's financial position at March 31, 1996 and December 31, 1995, the results of its operations for the three months ended March 31, 1996 and 1995 and its cash flows for the three months then ended. 3. The results of operations for the three months ended March 31, 1996 are not necessarily indicative of the results expected for the full year. 4. In February 1996, the Company's Board of Directors authorized the Company to obtain a line of credit facility for a maximum of $2,500,000 for working capital purposes, including the repurchase of the Company's stock. 6 In March 1996, the Company obtained an unsecured revolving credit facility with a bank for borrowings up to $2,500,000. Outstanding borrowings on the credit facility which, at the Company's option, bear interest at either the bank's prime rate plus .25% or the bank's LIBOR rate plus 2.25%, will convert to a term loan on December 31, 1998. Interest is payable monthly. Commencing on January 31, 1999, principal will be payable monthly in eleven installments equal to one forty-eighth of the outstanding principal amount of the line of credit on December 31, 1998. On December 31, 1999, the remaining unpaid principal and interest is due and payable. There was no outstanding balance on the credit facility at March 31, 1996. 5. In 1995, the Company prepaid eight months of 1996 management fees at a total cost of $248,000. The Company expensed $93,000 of the 1996 prepaid management fees for the three months ended March 31, 1996. The balance of prepaid management fees, $155,000, is included in prepaid expenses in the Balance Sheet at March 31, 1996. 7 PUBLIC STORAGE PROPERTIES XIV, INC. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS The following is management's discussion and analysis of certain significant factors occurring during the periods presented in the accompanying Condensed Financial Statements. RESULTS OF OPERATIONS. - - ---------------------- The Company's net income for the three months ended March 31, 1996 was $1,008,000 compared to $988,000 for the three months ended March 31, 1995, representing an increase of $20,000 or 2%. This increase is primarily the result of an increase in property net operating income (rental income less cost of operations, management fees paid to affiliates and depreciation expense). Rental income for the three months ended March 31, 1996 and 1995 was $2,115,000 and $2,060,000, respectively, representing an increase of $55,000 or 3%. This increase is primarily due to an increase in rental rates at a majority of the Company's mini-warehouse operations. The Company's business park operations showed a decrease in rental income of $17,000. This decrease is attributable to a decrease in occupancy of 8 points at the Company's Torrance, California business park. The Company's mini-warehouse operations had weighted average occupancy levels of 92% and 91% for the three month periods ended March 31, 1996 and 1995, respectively. The Company's business park operations had weighted average occupancy levels of 92% and 97% for the three month periods ended March 31, 1996 and 1995, respectively. Cost of operations (including management fees paid to affiliates and depreciation expense) increased to $1,060,000 from $1,026,000 for the three months ended March 31, 1996 and 1995, respectively, representing an increase of $34,000 or 3%. This increase is attributable to an increase in payroll and repairs and maintenance costs offset by a decrease in utility costs. Repairs and maintenance costs increased during the first quarter of 1996 mainly due to an increase in snow removal costs associated with higher than normal snow levels experienced at the Company's mini-warehouse properties in the eastern states. 8 In 1995, the Company prepaid eight months of 1996 management fees on its mini-warehouse operations (based on the management fees for the comparable period during the calendar year immediately preceding the prepayment) discounted at the rate of 14% per year to compensate for early payment. During the three month period ended March 31, 1996, the Company expensed $93,000 of prepaid management fees. The amount is included in management fees paid to affiliates in the condensed statements of income. As a result of the prepayment, the Company saved approximately $11,000 in management fees, based on the management fees that would have been payable on rental income generated in the three months ended March 31, 1996 compared to the amount prepaid. LIQUIDITY AND CAPITAL RESOURCES. - - -------------------------------- Cash flows from operating activities ($1,379,000 for the three months ended March 31, 1996) and cash reserves were sufficient to meet all current obligations and distributions of the Company during the three months ended March 31, 1996. Management expects cash flows from operating activities will be sufficient to fund capital expenditures and quarterly distributions. In March 1996, the Company obtained an unsecured revolving credit facility with a bank for borrowings up to $2,500,000. Outstanding borrowings on the credit facility which, at the Company's option, bear interest at either the bank's prime rate plus .25% or the bank's LIBOR rate plus 2.25%, will convert to a term loan on December 31, 1998. Interest is payable monthly. Commencing on January 31, 1999, principal will be payable monthly in eleven installments equal to one-forty eighth of the outstanding principal amount of the line of credit on December 31, 1998. On December 31, 1999, the remaining unpaid principal and interest is due and payable. There was no outstanding balance on the credit facility at March 31, 1996. The Company's Board of Directors has authorized the Company to purchase up to 600,000 Series A common stock. As of March 31, 1996, the Company had repurchased 399,650 shares of Series A common stock, of which 27,100 were purchased in the first quarter of 1996. The Company has elected and intends to continue to qualify as a real estate investment trust ("REIT") for federal income tax purposes. As a REIT, the Company must meet, among other tests, sources of income, share ownership, and certain asset tests. The Company is not taxed on that portion of its taxable income which is distributed to its shareholders provided that at least 95% of its taxable income is so distributed to its shareholders prior to filing of the Company's tax return. The primary difference between book income and taxable income is depreciation expense. In 1995, the Company's federal tax depreciation was $1,480,000. 9 The bylaws of the Company provide that, during 1997, unless shareholders have previously approved such a proposal, the shareholders will be presented with a proposal to approve or disapprove (a) the sale or financing of all or substantially all of the properties and (b) the distribution of the proceeds from such transaction and, in the case of a sale, the liquidation of the Company. SUPPLEMENTAL INFORMATION. - - ------------------------- The Company's funds from operations ("FFO") is defined generally by the National Association of Real Estate Investment Trusts as net income before loss on early extinguishment of debt and gain on disposition of real estate, plus depreciation and amortization. FFO for the three months ended March 31, 1996 and 1995 was $1,351,000 and $1,328,000, respectively. FFO is a supplemental performance measure for equity Real Estate Investment Trusts used by industry analysts. FFO does not take into consideration principal payments on debt, capital improvements, distributions and other obligations of the Company. The only depreciation or amortization that is added to income to derive FFO is depreciation and amortization directly related to physical real estate. All depreciation and amortization reported by the Company relates to physical real estate and does not include any depreciation or amortization related to goodwill, deferred financing costs or other intangibles. FFO is not a substitute for the Company's net cash provided by operating activities or net income computed in accordance with generally accepted accounting principles, as a measure of liquidity or operating performance. 10 PART II. OTHER INFORMATION ITEMS 1 through 5 are inapplicable. ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K. (A) EXHIBITS: The following exhibit is included herein: (27) Financial Data Schedule B) REPORTS ON 8-K None 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. DATED: May 13, 1996 PUBLIC STORAGE PROPERTIES XIV, INC. BY: /s/ Ronald L. Havner, Jr. ------------------------- Ronald L. Havner, Jr. Vice President and Chief Financial Officer 11 EX-27 2 FDS --
5 0000869624 PUBLIC STORAGE PROPERTIES XIV, INC. 3-MOS DEC-31-1995 Jan-01-1996 Mar-31-1996 936,000 0 330,000 0 0 1,266,000 49,316,000 (12,212,000) 38,370,000 1,930,000 0 0 0 32,000 36,408,000 38,370,000 0 2,120,000 0 1,060,000 52,000 0 0 1,008,000 0 1,008,000 0 0 0 1,008,000 .41 .32
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