UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
QUARTERLY REPORT PURSUANT TO SECTION 13
OR 15(d) OF THE SECURITIES EXCHANGE ACT
OF 1934
For the quarterly period ended September
30, 1997
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 0-11987
Krupp Realty Limited
Partnership-IV
Massachusetts
04-2772783
(State or other jurisdiction of
(IRS employer
incorporation or organization)
identification no.)
470 Atlantic Avenue, Boston, Massachusetts
02210
(Address of principal executive offices)
(Zip Code)
(617) 423-2233
(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
The total number of pages in this document is
10.
<PAGE>
PART I. FINANCIAL INFORMATION
Item 1.CONSOLIDATED FINANCIAL STATEMENTS
This Form 10-Q contains forward-looking
statements within the meaning of Section 27A
of the Securities Act of 1933 and Section 21E
of the Securities Exchange Act of 1934.
Actual results could differ materially from
those projected in the forward-looking
statements as a result of a number of factors,
including those identified herein.
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
<TABLE>
<CAPTION>
ASSETS
September 30,December 31,
1997 1996
<S> <C> <C>
Multi-family apartment complexes,
net of accumulated depreciation of
$26,269,688 and $24,742,332, respectively$ 14,764,061$ 15,566,325
Cash and cash equivalents 182,632 956,012
Replacement reserve and repair escrows (Note 2) 865,977 31,951
Prepaid expenses and other assets 705,972 809,579
Deferred expenses, net of accumulated
amortization of $199,339 and $156,813,
respectively (Notes 2 and 4) 222,429 241,845
Total assets $ 16,741,071 $17,605,712
LIABILITIES AND PARTNERS' DEFICIT
Liabilities:
Mortgage notes payable (Note 2) $ 20,520,557 $20,192,138
Accounts payable 12,169 16,938
Due to affiliates (Note 4) 53,573 32,392
Other liabilities 1,033,544 1,206,076
Total liabilities 21,619,843 21,447,544
Partners' deficit (Note 3):
Investor Limited Partners
(30,000 Units outstanding) (3,231,400) (2,246,313)
Original Limited Partner (1,340,034) (1,298,552)
General Partners (307,338) (296,967)
Total Partners' deficit (4,878,772) (3,841,832)
Total liabilities and Partners'
deficit $ 16,741,071 $17,605,712
</TABLE>
The accompanying notes are an integral
part of the consolidated financial statements.
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
For the Three Months For the Nine Months
Ended September 30, Ended September 30,
1997 1996 1997 1996
<S> <C> <C> <C> <C>
Revenue:
Rental $1,935,670 $1,803,079 $5,726,699 5,414,210
Other income 10,910 18,740 38,399 97,612
Total revenue 1,946,580 1,821,819 5,765,098 5,511,822
Expenses:
Operating (Note 4) 547,691 589,301 1,633,227 1,690,157
Maintenance 161,956 202,736 531,447 519,763
Real estate taxes 195,709 224,773 571,073 558,172
General and adminis-
trative (Note 4) 31,799 22,670 113,292 65,307
Management fees (Note 4) 73,105 71,196 227,960 211,185
Depreciation and
amortization 545,199 534,432 1,569,882 1,570,146
Interest 333,062 323,022 973,345 972,356
Total expenses 1,888,521 1,968,130 5,620,226 5,587,086
Income (loss) before minority
interest 58,059 (146,311) 144,872 (75,264)
Minority interest (888) 165 (2,961) (2,234)
Net income (loss) $ 57,171 $ (146,146)$ 141,911$(77,498)
Allocation of net income (loss)
(Note 3):
Investor Limited Partners
(30,000 Units
outstanding) $ 54,313$ (138,839)$ 134,816$ (73,623)
Investor Limited
Partners Per Unit $ 1.81$ (4.62)$ 4.49$ (2.45)
Original Limited Partner$ 2,286$ (5,846)$ 5,676$ (3,100)
General Partners $ 572 $ (1,461)$ 1,419$ (775)
</TABLE>
The accompanying notes are an integral
part of the consolidated financial statements.
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
__________
<TABLE>
<CAPTION>
For the Nine Months
Ended September 30,
1997 1996
<S> <C> <C>
Operating activities:
Net income (loss) $ 141,911 $ (77,498)
Adjustments to reconcile net income (loss) to
net cash provided by operating activities:
Depreciation and amortization 1,569,882 1,570,146
Changes in assets in liabilities:
Decrease in prepaid expenses and
other assets 103,607 15,784
Increase (decrease) in other
liabilities (172,532) 70,897
Decrease in accounts payable (5,196) (52,083)
Increase (decrease) in due to affiliates 21,181 (81,545)
Net cash provided by operating activities 1,658,853 1,445,701
Investing activities:
Deposits to replacement reserve and repair
escrows (947,146) (47,146)
Withdrawals from replacement reserve and repair
escrows 113,120 49,976
Additions to fixed assets (725,092) (408,685)
Increase in accounts payable for fixed asset
additions 427 1,987
Net cash used in investing activities (1,558,691) (403,868)
Financing activities:
Principal payments on mortgage notes payable (571,581) (557,846)
Distributions (1,178,851)(2,491,882)
Proceeds from note payable 900,000 -
Increase in deferred expenses (23,110) -
Net cash used in financing
activities (873,542) (3,049,728)
Net decrease in cash and cash equivalents (773,380) (2,007,895)
Cash and cash equivalents, beginning of period956,012 (1,802,694)
Cash and cash equivalents, end of period $ 182,632 $ 794,799
</TABLE>
The accompanying notes are an integral
part of the consolidated financial statements.
<PAGE>
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(1)Accounting Policies
Certain information and footnote disclosures
normally included in financial statements
prepared in accordance with generally accepted
accounting principles have been condensed or
omitted in this report on Form 10-Q pursuant
to the Rules and Regulations of the Securities
and Exchange Commission. In the opinion of
the General Partners of Krupp Realty Limited
Partnership-IV and Subsidiaries (the
"Partnership"), the disclosures contained in
this report are adequate to make the
information presented not misleading. See
Notes to Consolidated Financial Statements
included in the Partnership's Annual Report on
Form 10-K for the year ended December 31, 1996
for additional information relevant to
significant accounting policies followed by
the Partnership.
The consolidated financial statements present
consolidated assets, liabilities and
operations of Pavillion Partners, Ltd.,
Westbridge Partners, Ltd., and Krupp Realty
Limited Partnership-IV. Westcop Corporation
has a 1% interest in the operations of
Westbridge Partners, Ltd. and Pavillion
Partners, Ltd. At September 30, 1997,
minority interest of $23,011 is included in
other assets.
In the opinion of the General Partners of the
Partnership, the accompanying unaudited
consolidated financial statements reflect all
adjustments necessary to present fairly the
Partnership's consolidated financial position
as of September 30, 1997, its results of
operations for the three and nine months ended
September 30, 1997 and 1996 and its cash flows
for the nine months ended September 30, 1997
and 1996. Certain prior year balances have
been reclassified to conform with current year
consolidated financial statement presentation.
The results of operations for the three and
nine months ended September 30, 1997 are not
necessarily indicative of the results which
may be expected for the full year. See
Management's Discussion and Analysis of
Financial Condition and Results of Operations
included in this report.
(2)Mortgage Notes Payable
On July 31, 1997, the General Partners secured
a $900,000 non-recourse note (the "Note") for
Walden Pond Apartments from the same lender
which holds the first mortgage note. The Note
bears interest at a rate of 9.5% per annum
and, commencing September 1, 1997, requires
monthly, interest-only payments until the
maturity date. The Note matures on February
28, 1999, in conjunction with the first
mortgage note, at which time all outstanding
principal and any accrued interest is due.
The Note may be prepaid in its entirety
without penalty, upon 90 days written notice,
and simultaneous payment of the first mortgage
note. Proceeds from the Note were deposited
into an escrow account and will be used to
fund capital improvements at the property.
The Partnership paid closing costs of $23,110
to secure the Note.
Continued
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS-Continued
<TABLE>
<CAPTION>
(3) Changes in Partners' Deficit
A summary of changes in Partners' deficit for the nine months
ended September 30, 1997 is as follows:
Investor Original Total
Limited Limited General Partners'
Partners Partner Partners Deficit
<S> <C> <C> <C> <C>
Balance at
December 31, 1996 $(2,246,313) $(1,298,552)$(296,967)$(3,841,832)
Net income 134,816 5,676 1,419 141,911
Distributions (1,119,903) (47,158) (11,790)(1,178,851)
Balance at
September 30, 1997 $(3,231,400)$(1,340,034)$(307,338)$(4,878,772)
</TABLE>
(4)Related Party Transactions
The Partnership has agreements under which
property management fees are paid to an
affiliate of the General Partners for services
as management agent. Pursuant to the
management agreements, management fees are
payable monthly at a rate of 5% of the gross
receipts from the properties under management.
These management agreements were sold to BRI
OP Limited Partnership, a subsidiary of
Berkshire Realty Company Inc., a publicly
traded real estate investment trust and an
affiliate of the General Partners, on February
28, 1997. The Partnership also reimburses
affiliates of the General Partners for certain
expenses incurred in connection with the
operation of the Partnership and its
properties including administrative expenses.
Amounts accrued or paid to the General Partners' affiliates
were as follows:
<TABLE>
<CAPTION>
For the Three Months For the Nine Months
Ended September 30, Ended September 30,
1997 1996 1997 1996
<S> <C> <C> <C> <C>
Property management
fees $ 73,105 $ 71,196 $227,960 $ 211,185
Expense reimbursements 68,177 64,030 198,691 189,732
Charged to operations $141,282 $135,226 $426,651$ 400,917
</TABLE>
Due to affiliates consisted of expense reimbursements of $53,573
and $32,392 at September 30, 1997 and December 31, 1996,
respectively.
<PAGE>
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
Item 2.MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
This Management's Discussion and Analysis of
Financial Condition and Results of Operations
contains forward-looking statements including
those concerning Management's expectations
regarding the future financial performance and
future events. These forward-looking
statements involve significant risk and
uncertainties, including those described
herein. Actual results may differ materially
from those anticipated by such forward-looking
statements.
Liquidity and Capital Resources
The Partnership's ability to generate cash
adequate to meet its needs is dependent
primarily upon the operations of its remaining
real estate investments. Such ability would
also be impacted by the future availability of
bank borrowings, and upon the future
refinancing and sale of the Partnership's real
estate investments. These sources of
liquidity will be used by the Partnership for
payment of expenses related to real estate
operations, capital improvements, debt service
and other expenses. Cash Flow, if any, as
calculated under Section 8.2(a) of the
Partnership Agreement, will then be available
for distribution to the Partners.
The Partnership has spent approximately
$725,000 to date, and expects to spend
approximately $1,484,000 for capital
improvements in 1997. In order to fund the
improvements, the Partnership will use its
existing cash reserves, replacement reserve
and repair escrows, cash flow from operations
as well as any proceeds received from
refinancing. These improvements consist of
interior and exterior enhancements which
include the replacement of appliances,
carpeting and vinyl flooring at various
properties as well as extensive painting of
the building exteriors at Walden Pond
Apartments ("Walden Pond"). The Partnership
believes that the improvements are necessary
to improve the quality of rental units and to
compete in the properties' current market.
On July 31, 1997, the General Partners secured
an additional $900,000 note for Walden Pond
which bears interest at a rate of 9.5% per
annum and matures on February 28, 1999. The
proceeds from the note were placed in escrow
and will be used to fund capital improvements
at the property. (See Note 2 for further
information.)
Operations
Net income increased for the three and nine
months ended September 30, 1997 as compared
to the three and nine months ended September
30, 1996 due to increases in revenue during
the periods.
Total revenues increased for the three and
nine months ended September 30, 1997 as
compared to the three and nine months ended
September 30, 1996, as a result of rental rate
increases implemented at all the Partnership's
properties, as well as improved average
occupancy rates at Fenland Field, Walden Pond
and Pavillion Apartments. At Fenland Field,
average occupancy increased from 97% for the
nine months ended September 30, 1996, to 100%
for the same period in 1997. At Walden Pond,
average occupancy increased from 94% for the
nine months ended September 30, 1996, to 98%
for the same period in 1997. Pavillion
Apartments's occupancy rates rose from an
average of 95% for the nine months ended
September 30, 1996, to an average of 96% for
the nine months ended September 30, 1997.
These increases are partially offset by a
decrease in other income due to lower cash
and cash equivalents generating interest income.
Continued
KRUPP REALTY LIMITED PARTNERSHIP-IV AND SUBSIDIARIES
Operations - Continued
Total expenses decreased for the three month
period ended September 30, 1997 as compared
to the three month period ended September 30,
1996, primarily due to decreases in
operating, maintenance and real estate tax
expenses. The decrease in operating expense
is primarily due to prior years' insurance
adjustments recorded in the third quarter of
1997. Maintenance expense decreased as a
result of extensive parking lot repairs and
building exterior improvements completed
during the third quarter of 1996 at Indian Run
and Pavillion Apartments. The decrease in
real estate tax expense is due to an
adjustment of 1996 real estate taxes in the
third quarter of 1996.
Total expenses increased for the nine month
period ended September 30, 1997 as compared to
same period ended September 30, 1996,
primarily due to general and administrative
and management fee expenses. General and
administrative expense increased as a result
of legal, mailing and printing costs related
to the Partnership's response to the
unsolicited tender offers to purchase
Partnership Units. In addition, expenses
related to the preparation and mailing of
Partnership reports and other investor
communications increased. Management fees
increased in conjunction with the higher
revenues, as discussed above. These increases
were partially offset by a decrease in
operating expense due to prior years'
insurance adjustments recorded in the third
quarter of 1997.
<PAGE>
KRUPP REALTY LIMITED PARTNERSHIP-IV AND
SUBSIDIARIES
PART II - OTHER INFORMATION
Item 1.Legal Proceedings
Response: None
Item 2.Changes in Securities
Response: None
Item 3.Defaults upon Senior Securities
Response: None
Item 4.Submission of Matters to a Vote of
Security Holders
Response: None
Item 5.Other Information
Response: None
Item 6.Exhibits and Reports on Form 8-K
Response: None
<PAGE>
SIGNATURE
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.
Krupp Realty Limited Partnership-IV
(Registrant)
BY:/s/Wayne H. Zarozny
Wayne H. Zarozny
Treasurer and Chief Accounting Officer of the
Krupp Corporation, a General Partner.
DATE: November 12, 1997
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from Krupp Realty
Fund 4 Financial Statements for the nine months ended September 30, 1997 and is
qualified in its entirety by reference to such financial statements.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 9-MOS
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> SEP-30-1997
<CASH> 182,632
<SECURITIES> 0
<RECEIVABLES> 20,843<F1>
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 1,551,106
<PP&E> 41,455,517<F2>
<DEPRECIATION> (26,469,027)<F3>
<TOTAL-ASSETS> 16,741,071
<CURRENT-LIABILITIES> 1,099,286
<BONDS> 20,520,557<F4>
0
0
<COMMON> (4,878,772)<F5>
<OTHER-SE> 0
<TOTAL-LIABILITY-AND-EQUITY> 16,741,071
<SALES> 0
<TOTAL-REVENUES> 5,765,098<F6>
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 4,649,842<F7>
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 973,345
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 141,911<F8>
<EPS-PRIMARY> 0<F8>
<EPS-DILUTED> 0<F8>
<FN>
<F1>Includes all receivables grouped in "prepaid expenses and other assets" on the
Balance Sheet.
<F2>Multi-family complexes of $41,033,749 and deferred expenses of $421,768.
<F3>Accumulated depreciation of $26,269,688 and accumulated amortization of
deferred expenses of $199,339.
<F4>Represents mortgage notes payable.
<F5>Reprsents total deficit of the General Partners and Limited Partners of
($307,338) and ($4,571,434), respectively.
<F6>Includes all revenue of the Partnership.
<F7>Includes operating expenses of $2,508,887, real estate taxes of $571,073 and
depreciation and amortization of $1,569,882.
<F8>Net income allocated $1,419 to the General Partners and $140,492 to the Limited
Partners. Average net income per Unit of Limited Partners interest is $4.49 on
30,000 Units outstanding.
</FN>
</TABLE>
