UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
_______________________
FORM 10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 1998 Commission file number 2-89185
GULLEDGE REALTY INVESTORS II, L.P.
State of Organization: VIRGINIA I.R.S. Employer Identification No. 54-1191237
ONE NORTH JEFFERSON AVENUE
ST. LOUIS, MISSOURI 63103
Registrant's telephone number, including area code: (314) 955-3006
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 of 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
GULLEDGE REALTY INVESTORS II, L.P.
(A LIMITED PARTNERSHIP)
INDEX
PART I. FINANCIAL INFORMATION:
Balance Sheets
Statements of Operations
Statements of Changes in Partners' Capital
Statements of Cash Flows
Notes to Financial Statements
Management's Financial Discussion
PART II. OTHER INFORMATION
SIGNATURES
BALANCE SHEETS
(UNAUDITED)
March 31, December 31,
ASSETS 1998 1997
Cash and cash equivalents $ 496,017 $ 490,764
Advances to Project Partnerships 32,012 31,097
Investment in Project
Partnership (Note B) 976,602 976,602
Total Assets $ 1,504,631 $ 1,498,463
LIABILITIES AND PARTNERS' CAPITAL (DEFICIT)
Accounts payable $ 9,000 $ 7,000
Payable to affiliates 1,307,664 1,278,104
Note payable (Note B) 3,876,245 3,793,055
Capital contributions payable 50,000 50,000
Total Liabilities 5,242,909 5,128,159
Partners' Capital (Deficit) (3,738,278) (3,629,696)
Total Liabilities and
Partners' Capital (Deficit) $ 1,504,631 $ 1,498,463
See Notes to Financial Statements.
STATEMENTS OF OPERATIONS
(UNAUDITED)
Three Months Ended
March 31,
1998 1997
Revenue:
Interest income $ 5,253 $ 4,014
Distributions 39,913
5,253 43,927
Expenses:
Asset management fee 28,645 28,645
Professional fees 2,000 3,500
Operating expenses 31
Amortization 1,532
Interest expense (Note B) 83,190
113,835 33,708
Net (loss) income $ (108,582) $ 10,219
See Notes to Financial Statements.
STATEMENTS OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
(UNAUDITED)
THREE MONTHS ENDED MARCH 31, 1998 AND 1997
<TABLE>
<CAPTION>
Special
Total General Limited Limited
<S> <C> <C> <C> <C>
Balances at January 1, 1997 $ (758,881) $ (16,939) $(30,430) $ (711,512)
Net income for three months
ended March 31, 1997 10,219 112 194 9,913
Balances at March 31, 1997 $ (748,662) $ (16,827) $(30,236) $ (701,599)
Balances at January 1, 1998 $ (3,629,696) $ (48,518) $(84,975) $ (3,496,203)
Net loss for three months
ended March 31, 1998 (108,582) (1,194) (2,063) (105,325)
Balances at March 31, 1998 $ (3,738,278) $ (49,712) $(87,038) $ (3,601,528)
Number of ownership units 11,814 131 225 11,458
</TABLE>
See Notes to Financial Statements.
STATEMENTS OF CASH FLOWS
(UNAUDITED)
Three Months Ended
March 31,
1998 1997
Cash Flows From Operating Activities:
Net (loss) income $(108,582) $ 10,219
Adjustments to reconcile net
(loss) income to net cash
provided by operating activities:
Distributions from
Project Partnerships (39,913)
Amortization 1,532
Change in assets and liabilities:
(Increase) decrease in advances
to Project Partnerships (915) 7,200
Increase in accounts payable 2,000 3,500
Increase in payable to affiliates 29,560 28,675
Increase in interest payable 83,190
Net Cash Provided By Operating Activities 5,253 11,213
Cash Flows From Investing Activities -
Distributions from Project Partnerships 39,913
Net Increase In Cash and Cash Equivalents 5,253 51,126
Cash and Cash Equivalents
Beginning of Period 490,764 366,271
Cash and Cash Equivalents
End of Period $ 496,017 $ 417,397
See Notes to Financial Statements.
NOTES TO FINANCIAL STATEMENTS
THREE MONTHS ENDED MARCH 31, 1998 AND 1997
(UNAUDITED)
Note A Summary of Significant Accounting Policies
Partnership Organization
Gulledge Realty Investors II, L.P. (the Registrant) is a limited partnership
organized in December 1983 under the laws of the Commonwealth of Virginia for
the purpose of acquiring limited partner interests in real estate limited
partnerships (Project Partnerships). These Project Partnerships are known as
Colony Place Associates, Ltd., Country Oaks Apartments Limited Partnership,
Florence Housing Limited Partnership, Greentree Housing Limited Partnership,
Hawthorn Housing Limited Partnership, Olympic Housing Limited Partnership, Pine
West Ltd., and Rancho Vista Associates. Each of the Project Partnerships owns
an operating real estate project which receives mortgage interest subsidies
and/or rental assistance from the United States Department of Housing and Urban
Development (HUD) or Farmer's Home Administration. The Registrant commenced
operations in March 1984.
The financial statements include only those assets, liabilities, and results of
operations which relate to the business of the Registrant and do not include any
assets, liabilities, or operating results attributable to the partners'
individual activities. These financial statements should be read in conjunction
with the Registrant's annual report on Form 10-K for the year ended December 31,
1997. All adjustments which, in the opinion of management, are necessary for a
fair presentation of the results of operations for the interim period have been
reflected. All such adjustments consist of normal recurring accruals, unless
otherwise disclosed in these interim financial statements. The results of
operations, for the three months ended March 31, 1998, are not necessarily
indicative of the results for the year ending December 31, 1998.
Investments in Project Partnerships
Investments in Project Partnerships are accounted for using the equity method of
accounting. Under the equity method, investments are reflected at cost,
adjusted for the Registrant's share of the Project Partnerships' income or loss
and distributions, if any. The Registrant is under no obligation to contribute
additional capital or to lend monies necessary to fund cash flow deficiencies of
the Project Partnerships because the Registrant is a limited partner in such
partnerships. As a result, the investment account was not reduced below zero.
As of December 31, 1992, all of the original balances in the Project Partnership
investment accounts had reached zero. Losses in subsequent years will be
maintained separately for tax purposes. These losses are available to be
applied toward any possible future income from these partnerships. Any
distributions from the Project Partnerships will be recognized as income in the
year received.
NOTES TO FINANCIAL STATEMENTS
THREE MONTHS ENDED MARCH 31, 1998 AND 1997
(UNAUDITED)
(Continued)
Cash and Cash Equivalents
Cash equivalents consist of interest bearing money market account balances.
Use of Estimates
The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions that
affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenues and expenses during the reporting period.
Actual results could differ significantly from those estimated.
Income Taxes
No provision has been made for income taxes as they are the responsibility of
each partner. Profits (or gains) and losses of the Registrant are allocated to
the partners in accordance with the partnership agreement.
Note B Investment in Project Partnership and Note Payable
The Hawthorn project partnership refinanced its mortgage during 1997. Proceeds
from the refinancing were used to make a partial payment on the promissory note
which had come due December 31, 1996. The remaining balance of the promissory
note was renegotiated. The mortgage was refinanced under HUD regulations which
limit the amount of debt that can be collateralized by the project.
Accordingly, HUD would not approve the mortgage refinance unless the promissory
note was no longer a liability of the project. Therefore, the general partner
of the Registrant and the noteholder agreed to have the promissory note assumed
by the Registrant. The promissory note is now collateralized by the partners'
interests in the Hawthorn project partnership. Principal and interest due on
the promissory note are only payable from surplus cash received by the
Registrant from the Hawthorn project partnership. The Registrant is not
required to make any payments from surplus cash it receives from any other
project. The promissory note plus accrued interest totaled $3,876,244 at
March 31, 1998, and bears simple interest at a rate of 9%. Any principal and
interest remaining unpaid on June 30, 2002, will be due in full.
NOTES TO FINANCIAL STATEMENTS
THREE MONTHS ENDED MARCH 31, 1998 AND 1997
(UNAUDITED)
(Continued)
In conjunction with assuming the liability for the promissory note, the
Registrant also recorded a corresponding investment in Hawthorn. The investment
account was then reduced by previously unrecorded losses of Hawthorn in
accordance with the equity method of accounting. The investment account will be
reduced in future years by the Registrant's share of any additional losses from
Hawthorn as reported on Hawthorn's annual audited financial statements. This
investment account will also be reduced whenever the Registrant receives a
distribution from Hawthorn. Therefore, until the investment account is reduced
to zero, the Registrant will not recognize distribution income in future years
from the Hawthorn project partnership.
MANAGEMENT'S FINANCIAL DISCUSSION
FOR THE THREE MONTHS ENDED MARCH 31, 1998 AND 1997
The Registrant's investments in the Project Partnerships are recorded using the
equity method of accounting (see Note A). As more fully described in Note B,
the Registrant assumed a promissory note that had previously been held by the
Hawthorn project partnership. Interest expense on the assumed promissory note
is the primary reason for the increase in net loss for the three months ended
March 31, 1998 compared to the three months ended March 31, 1997.
The decrease in distribution income for the three months ended March 31, 1998
compared to the three months ended March 31, 1997 is due to the fact that no
project partnership had paid a distribution by March 31, 1998.
The promissory note that was assumed from Hawthorn bears simple interest at a
rate of 9%. Principal and interest totaled $3,876,244 at March 31, 1998.
Principal and interest can only be paid from distributions received from
Hawthorn. The Registrant is not required to use distributions from any other
Project Partnership to make payments on this promissory note.
The Registrant's ownership interest in four other Project Partnerships (Colony
Place, Florence Housing, Greentree Housing and Olympic Housing) is pledged as
collateral in connection with promissory notes issued by the Project
Partnerships. The Colony Place promissory note was due June 30, 1997. To date,
the noteholder has not responded to the general partner's attempts at
renegotiation. Although this promissory note is technically in default, the
noteholder has not yet made demand of payment. The impact of a foreclosure by
the noteholder will be minimal to the Registrant since the investment in Colony
Place was reduced to zero several years ago and Colony Place has never paid cash
distributions. However, there could be significant tax consequences to
investors if the general partner is unsuccessful in extending the maturity date
of the promissory note.
The three remaining promissory notes have various maturity dates ranging from
December 31, 1998 to December 31, 2000. Although the general partner has
successfully extended the maturity dates of these notes in the past, there can
be no guarantee that it will be successful in future negotiations. If the
general partner is unsuccessful in renegotiating these promissory notes when
due, the Registrant could lose its ownership interest in the Project
Partnerships. The impact on the Registrant's operations could be significant as
these Project Partnerships frequently pay cash distributions to the Registrant.
As in the case of Colony Place discussed above, the tax consequences to
investors could be significant.
THREE MONTHS ENDED MARCH 31, 1998 AND 1997
(UNAUDITED)
(Continued)
PART II OTHER INFORMATION
Item 6: Exhibits and Reports on Form 8-K
(b) Reports on Form 8-K - There were no reports filed on Form 8-K for
the quarter ended March 31, 1998.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) 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.
GULLEDGE REALTY INVESTORS II, L.P.
By:GULL-AGE Properties, Inc.
Managing General Partner
Date: May 13, 1998 By: /s/Robert L. Proost
Robert L. Proost
President and Treasurer
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<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-END> MAR-31-1998
<CASH> 496,017
<SECURITIES> 0
<RECEIVABLES> 32,012
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 528,029
<PP&E> 0
<DEPRECIATION> 0
<TOTAL-ASSETS> 1,504,631
<CURRENT-LIABILITIES> 1,316,665
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> (3,738,278)
<TOTAL-LIABILITY-AND-EQUITY> 1,504,631
<SALES> 0
<TOTAL-REVENUES> 5,253
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 30,645
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 83,190
<INCOME-PRETAX> (108,582)
<INCOME-TAX> 0
<INCOME-CONTINUING> (108,582)
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (108,582)
<EPS-PRIMARY> 0
<EPS-DILUTED> 0
</TABLE>
