FORM 10-Q
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
[x] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 1995
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 0-827
EMPIRE STATE BUILDING ASSOCIATES
(Exact name of registrant as specified in its charter)
A New York Partnership 13-6084254
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
60 East 42nd Street, New York, New York
(Address of principal executive offices)
10165
(Zip Code)
(212) 687-8700
(Registrant's telephone number, including area code)
N/A
(Former name, former address and former fiscal year, if
changed since last report)
Indicate by check mark whether the Registrant (1) has filed
all reports required to be filed by Section 13 or 15(d) of
the Securities Exchange Act of 1934 during the preceding 12
months (or for such shorter period that the Registrant was
required to file such reports), and (2) has been subject to
such filing requirements for the past 90 days.
Yes [ X ]. No [ ].
An Exhibit Index is located on Page 14 of this Report.
Number of pages (including exhibits) in this filing: 14.<PAGE>
Empire State Building Associates 2.
June 30, 1995
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements.
Empire State Building Associates
Condensed Statement of Income
(Unaudited)
For the Three Months For the Six Months
Ended June 30, Ended June 30,
1995 1994 1995 1994
Income:
Rent income, from a related
party (Note B) $1,504,688 $1,504,688 $3,009,375 $3,009,375
Dividend income 2,307 1,528 30,939 33,725
---------- ---------- ---------- ----------
Total income 1,506,995 1,506,216 3,040,314 3,043,100
---------- ---------- ---------- ----------
Expenses:
Leasehold rent 492,500 492,500 985,000 985,000
Supervisory services, to a
related party (Note C) 39,854 39,854 79,708 79,708
Amortization of leasehold 52,117 52,117 104,234 104,234
---------- ---------- ---------- ----------
Total expenses 584,471 584,471 1,168,942 1,168,942
---------- ---------- ---------- ----------
Net income $ 922,524 $ 921,745 $1,871,372 $1,874,158
========== ========== ========== ==========
Earnings per $10,000 partici-
pation unit, based on 3,300
participation units out-
standing during the year $ 279.55 $ 279.32 $ 567.08 $ 567.93
========== ========== ========== ==========
Distributions per $10,000
participation consisted
of the following:
Income $ 279.55 $ 279.32 $ 567.08 $ 567.93
Return of capital 15.10 15.33 1,058.36 2,235.63
--------- ---------- ---------- ----------
Total distributions $ 294.65 $ 294.65 $ 1,625.44 $ 2,803.56
========= ========== ========== ==========
At June 30, 1995 and 1994, there were $33,000,000 of participations
outstanding.<PAGE>
Empire State Building Associates 3.
June 30, 1995
Empire State Building Associates
Condensed Balance Sheet
(Unaudited)
Assets June 30, 1995 December 31, 1994
Current assets
Cash $ 856,452 $3,653,616
Prepaid rent 23,831 23,831
Overage rent due from Empire State
Building Company, a related party
(Note B) -0- 97,887
---------- ----------
Total current assets 880,283 3,775,334
Real Estate
Leasehold on Empire State Building 39,000,000 39,000,000
Less, allowance for amortization 35,351,785 35,247,551
---------- ----------
3,648,215 3,752,449
---------- ----------
Total assets $4,528,498 $7,527,783
========== ==========
Liabilities and Capital
Current liabilities
Accrued expense, to a related
party (Note C) $ -0- $ 8,253
Deferred credit 501,563 -0-
---------- ----------
Total current liabilities 501,563 8,253
---------- ----------
Capital
Capital January 1, 7,519,530 11,615,924
Add, Net income:
January 1, 1995 through June 30, 1995 1,871,372 -0-
January 1, 1994 through December 31, 1994 -0- 7,100,005
---------- ----------
9,390,902 18,715,929
Less, Distributions:
Monthly distributions,
January 1, 1995 through June 30, 1995 1,944,666 -0-
January 1, 1994 through
December 31, 1994 -0- 3,889,333
Distribution on February 28, 1995 of
Overage Rent for the lease year ended
December 31, 1994 and dividend income 3,419,301 -0-
Distribution on February 28, 1994 of
Overage Rent for the lease year ended
December 31, 1993 and dividend income -0- 7,307,066
---------- -----------
5,363,967 11,196,399
---------- -----------
Capital 4,026,935 7,519,530
---------- -----------
Total liabilities and capital $4,528,498 $ 7,527,783
========== ===========<PAGE>
Empire State Building Associates 4.
June 30, 1995
Empire State Building Associates
Condensed Statement of Cash Flows
(Unaudited)
January 1, 1995 January 1, 1994
through through
June 30, 1995 June 30, 1994
Cash flows from operating activities:
Net income $1,871,372 $1,874,158
Adjustments to reconcile net income
to cash provided by operating
activities:
Amortization of leasehold 104,234 104,234
Change in Overage Rent due from
Empire State Building Company,
a related party 97,887 12,818
Change in accrued supervisory
services, to a related party (8,253) (4,409)
Change in deferred credit 501,563 -0-
---------- ----------
Net cash provided by operating
activities 2,566,803 1,986,801
---------- ----------
Cash flows from financing activities:
Cash distributions (5,363,967) (9,251,732)
---------- ----------
Net cash used in financing
activities (5,363,967) (9,251,732)
---------- ----------
Net decrease in cash and
cash equivalants (2,797,164) (7,264,931)
Cash and cash equivalents
beginning of quarter 3,653,616 7,622,766
---------- ----------
Cash and cash equivalents
end of quarter $ 856,452 $ 357,835
========== ========== <PAGE>
Empire State Building Associates 5.
June 30, 1995
Notes to Condensed Financial Statements (unaudited)
Note A - Basis of Presentation
The accompanying unaudited condensed financial
statements have been prepared in accordance with the instructions
to Form 10-Q and therefore do not include all information and
footnotes necessary for a fair presentation of financial position,
results of operations and statement of cash flows in conformity
with generally accepted accounting principles. The accompanying
unaudited condensed financial statements include all adjustments
(consisting only of normal recurring accruals) which are, in the
opinion of the partners in Registrant, necessary for a fair
statement of the results for such interim periods. The partners
in Registrant believe that the accompanying unaudited condensed
financial statements and the notes thereto fairly disclose the
financial condition and results of Registrant's operations for the
periods indicated and are adequate to make the information pre-
sented therein not misleading.
Note B - Interim Period Reporting
The results for interim periods are not necessarily
indicative of the results to be expected for a full year.
Registrant is a partnership which was organized on July
11, 1961. Registrant owns the tenant's interest in a master
operating leasehold (the "Master Lease") on the Empire State
Building (the "Building") and the land thereunder, located at 350
Fifth Avenue, New York, New York (the "Property"). The fee owner
of the Property is Trump Empire State Partners.
Registrant's partners are Donald A. Bettex, Peter L.
Malkin and C. Michael Spero (collectively the "Partners"), each of
whom also acts as an agent for holders of participations in his
respective partnership interest in Registrant (the
"Participants").
The initial term of the Master Lease expired on January
5, 1992. On January 30, 1989, Registrant exercised its first of
four 21-year renewal options contained in the Master Lease and
extended the Master Lease through January 5, 2013. The annual
rent payable under Master Lease is $1,970,000 through January 5,
2013 and $1,723,750 annually during the term of each renewal
period thereafter.
The value of the Master Lease is stated at cost. To
reflect Registrant's exercise of the first renewal option under
the Master Lease, the estimated useful life of the Master Lease
has been revised to 25 years, effective January 1, 1988, through
January 5, 2013.<PAGE>
Empire State Building Associates 6.
June 30, 1995
Registrant does not operate the Property. It subleases
the Property to Empire State Building Company ("Sublessee")
pursuant to a net operating sublease (the "Sublease") with a term
and renewal options essentially coextensive with those contained
in the Master Lease. On January 30, 1989, Sublessee elected to
renew the Sublease for a term commencing January 4, 1992 to
January 4, 2013.
Sublessee is required to pay annual basic rent ("Basic
Rent") of $6,018,750 from January 1, 1992 through January 4, 2013
and $5,895,625 from January 5, 2013 through the expiration of all
renewal terms. Sublessee is also required to pay Registrant
overage rent of 50% of Sublessee's net operating profit in excess
of $1,000,000 for each lease year ending December 31 ("Overage
Rent").
Overage Rent and other accumulated interest income is
distributed annually after payment of any additional payments for
supervisory services to Counsel (as described in Note C below).
For 1994, Sublessee reported net operating profit of
$8,195,774 and paid Registrant Overage Rent of $3,597,887.
Registrant included such Overage Rent in income for 1994. Total
funds available for distribution were $3,637,554, including
dividend income of $39,667 earned on temporary investments
(primarily with the Fidelity U.S. Treasury Income Portfolio).
After additional payments for supervisory services of $218,253 to
Counsel (as described in Note C below), the balance of $3,419,301
was distributed to the Participants on February 28, 1995.
Sublessee is a New York partnership in which Peter L.
Malkin is a partner. The Partners in Registrant are also members
of the law firm of Wien, Malkin & Bettex, 60 East 42nd Street, New
York, New York, which acts as counsel to Registrant and Sublessee
("Counsel"). See Note C below.
Note C - Supervisory Services
Registrant pays Counsel for supervisory services and
disbursements, (i) the basic payment of $100,000 per annum, (the
"Basic Payment") and (ii) an additional payment of 6% of all
distributions to Participants in any year in excess of the amount
representing a return of 9% per annum on their remaining cash
investment in any year ("Additional Payment").
No remuneration was paid during the three and six month
periods ended June 30, 1995 by Registrant to any of the Partners
as such. Pursuant to the fee arrangements described herein,
Registrant paid Counsel $25,000 and $50,000, respectively, of the
Basic Payment for supervisory services for the three and six month
periods ended June 30, 1995, and $4,951 a month as the Additional
Payment for supervisory services. The supervisory services<PAGE>
Empire State Building Associates 7.
June 30, 1995
provided to Registrant by Counsel include legal, administrative
and financial services. The legal and administrative services
include acting as general counsel to Registrant, maintaining all
of its partnership records, performing physical inspections of the
Building, reviewing insurance coverage and conducting annual
partnership meetings. Financial services include monthly receipt
of rent from the Sublessee, payment of monthly rent to the fee
owner, payment of monthly and additional distributions to the
Participants, payment of all other disbursements, confirmation of
the payment of real estate taxes, and active review of financial
statements submitted to Registrant by the Sublessee and financial
statements audited and tax information prepared by Registrants'
independent certified public accountant, and distribution of such
materials to the Participants. Counsel also prepares quarterly,
annual and other periodic filings with the Securities and Exchange
Commission and applicable state authorities and distributes to the
Participants quarterly source of distribution reports.
Note B of this Item 1 ("Note B") for a description of
the terms of the Sublease between Registrant and Sublessee. The
respective interests of the Partners in Registrant and in
Sublessee arise solely from ownership of their respective
participations in Registrant and, in the case of Mr. Malkin, his
ownership of a partnership interest in Sublessee. The Partners
receive no extra or special benefit not shared on a pro rata basis
with all other Participants in Registrant or partners in
Sublessee. However, each of the Partners, by reason of his
respective interest in Counsel, is entitled to receive his pro
rata share of any legal fees or other remuneration paid to Counsel
for legal services rendered to Registrant and Sublessee.
As of June 30, 1995, the Partners owned of record and
beneficially an aggregate $88,750 of participations in Registrant,
representing less than 1% of the currently outstanding
participations therein totaling $33,000,000.
In addition, as of June 30, 1995 certain of the Partners
(or their respective spouses) held additional Participations as
follows:
Barbara N. Bettex, the wife of Donald A. Bettex, owned
of record and beneficially, $10,000 of Participations.
Mr. Bettex disclaims any beneficial ownership of such
Participations.
C.M. Spero owned of record as trustee or co-trustee, but
not beneficially, $55,000 of Participations. Mr. Spero
disclaims any beneficial ownership of such
Participations.
Peter L. Malkin owned of record as trustee or co-trustee
but not beneficially, $160,000 of Participations. Mr.<PAGE>
Empire State Building Associates 8.
June 30, 1995
Malkin disclaims any beneficial ownership of such
Participations.
Peter L. Malkin owned of record as co-trustee of two
separate trusts a total of $40,000 of Participations.
Mr. Malkin has a remainder interest in each of such
trusts.
Isabel W. Malkin, the wife of Peter L. Malkin, owned of
record and beneficially, $100,000 of Participations.
Mr. Malkin disclaims any beneficial ownership of such
Participations.
Item 2. Management's Discussion and Analysis of
Financial Condition and Results of Operations
As stated in Note B, Registrant was organized for the
purpose of acquiring the Property subject to a net operating
sublease held by Sublessee. Basic Rent received by Registrant is
used to pay annual rent due under the Master Lease, the Basic
Payment and the Additional Payment for supervisory services; the
balance of such Rent is distributed to the Participants. Overage
Rent and any interest and dividends accumulated thereon are
distributed to the Participants after the Additional Payment is
made to Counsel. See Note C of Item 1 above. Pursuant to the
Sublease, Sublessee has assumed responsibility for the condition,
operation, repair, maintenance and management of the Property.
Registrant is not required to maintain substantial reserves or
otherwise maintain liquid assets to defray any operating expenses
of the Property.
Registrant does not pay dividends. During the three and
six month periods ended June 30, 1995, Registrant made regular
monthly distributions of $98.21 for each $10,000 participation
($1,178.52 per annum for each $10,000 participation). On February
28, 1995, Registrant made an additional distribution of $1,036.15
for each $10,000 participation. Such distribution primarily
consisted of Overage Rent paid to Registrant by Sublessee in
accordance with the terms of the Sublease. There are no
restrictions on Registrant's present or future ability to make
distributions; however, the amount of such distributions depends
solely on the ability of Sublessee to make monthly payments of
Basic Rent and Overage Rent to Registrant in accordance with the
terms of the Sublease. Registrant expects to make distributions
in the future so long as it receives the payments provided for
under the Sublease. See Note B.
Registrant's results of operations are affected
primarily by the amount of rent payable to it under the Sublease.
The amount of Overage Rent payable to Registrant is affected by
(i) the downturn in the New York City economy and real estate
rental market and (ii) the cost of the Property improvement<PAGE>
Empire State Building Associates 9.
June 30, 1995
program described herein under Other Information. It is
anticipated that the improvement program to the Building, which
commenced in 1990, will negatively impact Overage Rent in 1995
through 1997. It is difficult for management to forecast whether
the New York City real estate market will improve over the next
few years.
A decrease in Overage Rent results in a reduction in the
amount of distributions made to the Participants and a reduction
in the expenditure for supervisory services. Anticipated
reductions in the future Overage Rent will not have any other
impact on Registrant.
Total income increased for the three-month period ended
June 30, 1995 as compared with the three-month period ended June
30, 1994. Such increase resulted from an increase in dividend
income earned on funds temporarily invested in Fidelity U.S.
Treasury Income Portfolio. Total income decreased for the six-
month period ended June 30, 1995 as compared with the six-month
period ended June 30, 1994. Such decrease resulted from a
decrease in dividend income earned on funds temporarily invested
in Fidelity U.S. Treasury Income Portfolio for the six-month
period ended June 30, 1995. No change occurred in total expenses
for the three and six month periods ended June 30, 1995 as
compared with the three and six month periods ended June 30, 1994.
The State of New York has asserted a tax deficiency
against the Sublessee for approximately $1.5 million resulting
from the imposition of New York State's utility tax on certain
electricity, water and steam charges to tenants. Through December
31, 1994, approximately $600,000 of interest has accrued on this
deficiency. The Supreme Court, New York County, has granted a
summary judgement motion in favor of New York State, and Sublessee
intends to appeal this decision. The final outcome cannot now be
determined. If the State's position is ultimately upheld,
Registrant believes that such a decision will not have a long-
term, material adverse effect on Overage Rent. See Note 10 of the
Notes.
Liquidity and Capital Resources
There has been no significant change in Registrant's
liquidity for the three and six month periods ended June 30, 1995,
as compared with the three and six month periods ended June 30,
1994.
Assuming that the Building continues to generate an
annual net profit in future years comparable to that in the
current year, Registrant anticipates that the value of the
Building and the Property will exceed the indicated balance sheet
value at June 30, 1995.<PAGE>
Empire State Building Associates 10.
June 30, 1995
Registrant anticipates that funds for working capital
will be generated by operations of the Building by Sublessee,
which entity in turn is required to make payments of Basic Rent
and Overage Rent under the Sublease and, to the extent necessary,
from additional capital investment by the partners in Sublessee
and/or external financing. Registrant foresees no need to make
material commitments for capital expenditures while the Sublease
is in effect.
Inflation
Registrant believes that there has been no material
change in the impact of inflation on its operations since the
filing of its report on Form 10-K for the year ended December 31,
1994, which report and all exhibits thereto are incorporated
herein by reference and made a part hereof.
PART II. OTHER INFORMATION
Item 1. Legal Proceedings
The Property of Registrant is the subject of the
following pending litigation:
(1) On October 21, 1991, Julien J. Studley, holder of a
$20,000 original participation in Registrant, brought
suit in New York Supreme Court, New York County, against
Registrant, the Partners, the Sublessee, Harry B.
Helmsley (a partner in the Sublessee) and Counsel. The
suit claims that the defendants have engaged in breaches
of fiduciary duty and acts of self-dealing, including
the Partners' request in September, 1991, that each
Participant, on an individual and voluntary basis, agree
to the payment of certain increased compensation to
Counsel. The suit is styled as a class action, but the
Court has not granted class certification. The suit
seeks judgment enjoining the Partners' solicitation for
the voluntary compensation program, their removal,
appointment of a receiver, an accounting by all
defendants other than Registrant, compensatory and
punitive damages in unspecified amounts, costs, counsel
fees and other unspecified relief. On January 10, 1992,
all defendants answered the complaint and denied all
material allegations of liability and damage.
Registrant is a nominal defendant in the action. The
complaint does not seek any relief against Registrant,
and accordingly, Registrant's counsel has advised
management that no loss or other unfavorable outcome of
the action for Registrant is anticipated.
(2) Trump Empire State Partners issued a notice to
Registrant, by letter dated December 20, 1994, alleging<PAGE>
Empire State Building Associates 11.
June 30, 1995
that Registrant was in default of various provisions of
the Lease, including, among others, those provisions
requiring Registrant to (i) obtain landlord's approval
for structural changes to the Building costing in excess
of $200,000 and (ii) maintain the Building (the "Default
Notice").
Registrant and Company commenced an action in the
Supreme Court of New York (the "Court") on February 14,
1995 against Trump Empire State Partners and one of its
alleged general partners, Trump Empire State Inc.
(collectively, "Trump"), seeking (a) a declaration that
the Default Notice is invalid, (b) a declaration that
Registrant is not in default of the Lease and (c) an
injunction to prevent Trump from terminating the Lease.
The next day, on February 15, 1995, Trump countersued,
alleging that the Building was not adequately maintained
and that Registrant and others made distributions of
profit from the Building rather than using such funds to
maintain the Building in accordance with the Lease.
A preliminary hearing was held in the initial action on
March 13, 1995. The Court granted Registrant's motion
for injunctive relief on March 21, 1995. As a result of
the Court's order, Registrant will have no obligation to
cure any alleged default until after a hearing on the
merits and a determination by the Court that any such
alleged default exists. Pursuant to the order,
Registrant posted an undertaking with the Court.
Registrant's management is confident that Trump's suit
will be dismissed as meritless and that Registrant and
Company shall prevail in their action against Trump.
Registrant shall continue to pursue diligently its
claims and strenuously defend its rights against Trump.
(3) On May 30, 1995, Registrant and Company commenced an
action in the Supreme Court of New York against Donald
Trump, Trump Empire State, Inc. and Trump Empire State
Partners, and others (collectively, the "Defendants").
Registrant seeks damages (i) from Trump Empire State
Partners for breaching the terms of the Lease and an
implied covenant in the Lease of good faith and fair
dealing, and (ii) from the other Defendants for acting
in bad faith with malicious intent to interfere with the
Lease. Defendants time to answer the complaint has not
expired. Certain Defendants have moved to strike or
dismiss the complaint.
Item 4. Submission of Matters to a Vote of Security Holders<PAGE>
Empire State Building Associates 12.
June 30, 1995
During the fiscal quarter ended June 30, 1995,
Registrant did not submit any matter to a vote by the Participants
through the solicitation of proxies or otherwise.
Item 5. Other Information
The Sublessee maintains the Building as a high-class
office building as required by the terms of the Sublease.
In 1990, the Sublessee commenced its latest improvement
program which is estimated to be completed in 1997 at a total cost
in excess of $60,000,000. Under this program, approximately 6,400
windows are being replaced and this portion of the program is
almost complete. In addition, the elevators have been upgraded
through installing a computerized control system and replacing all
electrical and mechanical equipment. The elevator modernization
program has increased elevator speed from 800 to 950 feet per
minute to 1200 feet per minute. Ramps and other improvements were
made to the Empire State Observatory to facilitate greater public
access. Also included is waterproofing the Building's exterior,
resetting and repairing the limestone facade, upgrading the
Building's security system, upgrading and replacing the Building's
fire alarm system and making substantial further improvement to
the air-conditioning, domestic pump and water systems,
waterproofing the mooring mast and installing a new observation
ticket office.
The Sublessee anticipates that the costs of improvements
to be incurred will result in reductions in Overage Rent during
1995 through 1997, but should have no effect on the payment of
Basic Rent in those years.
Under Sublessee's management, the Building recently won
three awards from the Building Owners and Management Association
("BOMA") (BOMA/NY Award 1989; BOMA Middle Atlantic Region Award
1990/91 and the BOMA International Award for excellence 1992/93).
The New York Landmarks Conservancy recently awarded a Merit
Citation to the Building. In 1994, Metaloptics recognized the
Building for excellence in lighting efficiency. In December 1994,
Energy User News, a national publication, awarded a Certificate of
Merit in the lighting category for excellence and innovation in
energy efficiency and management of the Building.
Item 6. Exhibits and Reports on Form 8-K
(a) The exhibits hereto are being incorporated by
reference.
(b) A report on Form 8-K was filed by Registrant on
March 24, 1995. Such report made certain disclosures under Item 5
of Form 8-K. <PAGE>
Empire State Building Associates 13.
June 30, 1995
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.
The individual signing this report on behalf of
Registrant is Attorney-in-Fact for Registrant and each of the
Partners in Registrant, pursuant to a Power of Attorney, dated
March 30, 1989 (the "Power").
EMPIRE STATE BUILDING ASSOCIATES
(Registrant)
By: /s/ Stanley Katzman
Stanley Katzman, Attorney-in-Fact*
Date: August 7, 1995
Pursuant to the requirements of the Securities Exchange
Act of 1934, this report has been signed by the undersigned as
Attorney-in-Fact for each of the Partners in Registrant, pursuant
to the Power, on behalf of Registrant and as a Partner in
Registrant, on the date indicated.
By: /s/ Stanley Katzman
Stanley Katzman, Attorney-in-Fact*
Date: August 7, 1995
_________________________
* Mr. Katzman supervises accounting functions for Registrant<PAGE>
Empire State Building Associates 14.
June 30, 1995
EXHIBIT INDEX
Number Document Page*
25 Power of Attorney dated March 30,
1989, which was filed as Exhibit 25 to
Registrant's Form 10-K for the fiscal
year ended December 31, 1988 and is
incorporated by reference as an
exhibit hereto.
28(a) Order of the Supreme Court of the
State of New York, County of New York,
dated March 21, 1994, which was filed
with Form 8K and is incorporated by
reference as an exhibit hereto.
_________________________
* Page references are based on sequential numbering system.
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 6-MOS
<FISCAL-YEAR-END> DEC-31-1995
<PERIOD-START> JAN-01-1995
<PERIOD-END> JUN-30-1995
<CASH> 856,452
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 880,283<F1>
<PP&E> 39,000,000
<DEPRECIATION> 35,351,785
<TOTAL-ASSETS> 4,528,498
<CURRENT-LIABILITIES> 501,563<F2>
<BONDS> 0
<COMMON> 0
0
0
<OTHER-SE> 4,026,935
<TOTAL-LIABILITY-AND-EQUITY> 4,528,498
<SALES> 3,009,375<F3>
<TOTAL-REVENUES> 3,040,314<F4>
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 1,168,942<F5>
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 1,871,372
<INCOME-TAX> 0
<INCOME-CONTINUING> 1,871,372
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 1,871,372
<EPS-PRIMARY> 567.08<F6>
<EPS-DILUTED> 567.08<F6>
<FN>
<F1>Includes prepaid rent of $23,831
<F2>Deferred credit
<F3>Rental income
<F4>Includes dividend income of $30,939
<F5>Leasehold rent of $985,000, supervisory fees of $79,708 and
amortization of leasehold of $104,234
<F6>Earnings per $10,000 participation unit, based 3,300 participation
units outstanding during the year
</FN>
</TABLE>
