UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
[X] Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act
of 1934 [Fee Required]
For the fiscal year ended December 31, 1996
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or
[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934 [No Fee Required]
For the transition period from to
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Commission File Number 0-14475
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PS PARTNERS IV, LTD
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(Exact name of registrant as specified in its charter)
California 95-3931619
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(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification Number)
701 Western Avenue
Glendale, California 91201-2394
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(Address of principal executive (Zip Code)
offices)
Registrant's telephone number, including area code: (818) 244-8080
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Securities registered pursuant to Section 12(b) of the Act:
NONE
Securities registered pursuant to Section 12(g) of the Act:
Units of Limited Partnership Interest
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(Title of class)
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 if disclosure of delinquent filers pursuant to Item 405
of regulation S-K is not contained herein, and will not be contained, to the
best of Registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to the
Form 10-K. [X]
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DOCUMENTS INCORPORATED BY REFERENCE
NONE
<PAGE>
PART I
ITEM 1. BUSINESS.
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General
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PS Partners IV, Ltd. (the "Partnership") is a publicly held limited
partnership formed under the California Uniform Limited Partnership Act.
Commencing in December 1984, 128,000 units of limited partnership interest (the
"Units") were offered to the public in an interstate offering. The offering was
completed in July 1985.
The Partnership was formed to invest in and operate existing self-service
facilities offering storage space for personal and business use (the
"mini-warehouses") and to invest up to 40% of the net proceeds of the offering
in and operate existing office and industrial properties. The Partnership's
investments were made through general partnerships with Storage Equities, Inc.,
now known as Public Storage, Inc. ("PSI"), a real estate investment trust
("REIT") organized as a corporation under the laws of California. For tax
administrative efficiency, the original general partnerships with PSI were
consolidated into a single general partnership effective December 31, 1990.
In 1995, there was a series of mergers among Public Storage Management,
Inc. (which was the Partnership's mini-warehouse operator), Public Storage, Inc.
and their affiliates (collectively, "PSMI"), culminating in the November 16,
1995 merger (the "PSMI Merger") of PSMI into Storage Equities, Inc. In the PSMI
Merger, Storage Equities, Inc. was renamed Public Storage, Inc. and it acquired
substantially all of PSMI's United States real estate operations and became the
operator of the Partnership's mini-warehouse properties.
The Partnership's general partners (the "General Partners") are PSI and B.
Wayne Hughes ("Hughes"). PSI became a co-general partner in September 1993, when
PSI acquired the interest of PSI Associates, Inc. ("PSA"), an affiliate of PSMI,
relating to PSA's general partner capital contribution in the Partnership.
Hughes has been a general partner of the Partnership since its inception. Hughes
is the chairman of the board and chief executive officer of PSI, and Hughes and
members of his family (the "Hughes Family") are the major shareholders of PSI.
The Partnership is managed, and its investment decisions are made by Hughes and
the executive officers and directors of PSI. The limited partners of the
Partnership have no right to participate in the management or conduct of its
business affairs.
The Partnership's mini-warehouse properties are managed by PSI pursuant to
a Management Agreement. PSI believes that it is the largest operator of
mini-warehouse facilities in the United States.
Through 1996, the Partnership's commercial properties were managed by
Public Storage Commercial Properties Group, Inc. ("PSCPG") pursuant to a
Management Agreement. In January 1997, the Partnership and PSI and other related
partnerships transferred a total of 35 business parks to American Office Park
Properties, L.P. ("AOPPLP"), an operating partnership formed to own and operate
business parks in which PSI has approximately an 85% economic interest. Included
among the properties transferred were the Partnership's transfer of its business
parks to AOPPLP in exchange for a 7.5% interest in AOPPLP. The general partner
of AOPPLP is PSCPG, now known as American Office Park Properties, Inc. Ronald L.
Havner, Jr., formerly Senior Vice-President and Chief Financial Officer of PSI,
is the Chief Executive Officer of American Office Park Properties, Inc. See Item
13.
PSI's current relationship with the Partnership includes (i) the joint
ownership of 32 of the Partnership's 33 properties (which excludes the
properties transferred to AOPPLP in January 1997), (ii) PSI is a co-general
partner along with Hughes, who is chairman of the board and chief executive
officer of PSI, (iii) as of February 19, 1997, PSI owned approximately 54.26% of
the Partnership's limited partnership units and (iv) PSI is the operator of the
Partnership's mini-warehouse facilities.
Investments in Facilities
- -------------------------
The Partnership owns interests in 33 properties (which exclude the
properties transferred to AOPPLP in January 1997); 32 of such properties are
held in a general partnership comprised of the Partnership and PSI. The
Partnership originally acquired interests in 40 properties. Three of those
properties were sold to the original seller during 1987 and another property was
purchased during 1988. In addition, two properties, which secured mortgage notes
2
<PAGE>
were foreclosed upon in January 1991 by the lender. Reference is made to the
table in Item 2 for a summary of information about the Partnership's properties.
The Partnership believes that its operating results have benefited from
favorable industry trends and conditions. Notably, the level of new
mini-warehouse construction has decreased since 1988 while consumer demand has
increased. In addition, in recent years consolidation has occurred in the
fragmented mini-warehouse industry.
Mini-warehouses
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Mini-warehouses, which comprise the majority of the Partnership's
investments, are designed to offer accessible storage space for personal and
business use at a relatively low cost. A user rents a fully enclosed space which
is for the user's exclusive use and to which only the user has access on an
unrestricted basis during business hours. On-site operation is the
responsibility of resident managers who are supervised by area managers. Some
mini-warehouses also include rentable uncovered parking areas for vehicle
storage. Leases for mini-warehouse space may be on a long-term or short-term
basis, although typically spaces are rented on a month-to-month basis. Rental
rates vary according to the location of the property and the size of the storage
space.
Users of space in mini-warehouses include both individuals and large and
small businesses. Individuals usually employ this space for storage of, among
other things, furniture, household appliances, personal belongings, motor
vehicles, boats, campers, motorcycles and other household goods. Businesses
normally employ this space for storage of excess inventory, business records,
seasonal goods, equipment and fixtures.
Mini-warehouses in which the Partnership has invested generally consist of
three to seven buildings containing an aggregate of between 326 to 5,231 storage
spaces, most of which have between 25 and 400 square feet and an interior height
of approximately 8 to 12 feet.
The Partnership experiences minor seasonal fluctuations in the occupancy
levels of mini-warehouses with occupancies higher in the summer months than in
the winter months. The Partnership believes that these fluctuations result in
part from increased moving activity during the summer.
The Partnership's mini-warehouses are geographically diversified and are
generally located in heavily populated areas and close to concentrations of
apartment complexes, single family residences and commercial developments.
However, there may be circumstances in which it may be appropriate to own a
property in a less populated area, for example, in an area that is highly
visible from a major thoroughfare and close to, although not in, a heavily
populated area. Moreover, in certain population centers, land costs and zoning
restrictions may create a demand for space in nearby less populated areas.
As with most other types of real estate, the conversion of mini-warehouses
to alternative uses in connection with a sale or otherwise would generally
require substantial capital expenditures. However, the Partnership does not
intend to convert its mini-warehouses to other uses.
Commercial Properties
- ---------------------
Through 1996, the Partnership owned and operated three office buildings,
two of which are located in San Antonio, Texas and the other in Houston, Texas.
These properties were transferred to AOPPLP in January 1997 in exchange for a
7.5% interest in AOPPLP.
Investment Objectives and Polices; Sale or Financing of Investments
- -------------------------------------------------------------------
The Partnership's objectives are to (i) preserve and protect invested
capital, (ii) maximize the potential for appreciation in value of its
properties, (iii) provide Federal income tax deductions so that during the early
years of property operations a portion of cash distributions may be treated as a
return of capital for tax purposes, and therefore, may not represent taxable
income to the limited partners and (iv) provide for cash distributions from
operations.
The Partnership will terminate on December 31, 2038, unless dissolved
earlier. Under the terms of the general partnership agreement with PSI, as of
December 31, 1996, PSI has the right to require the Partnership to sell all of
3
<PAGE>
the joint venture properties (see Item 12(c)). The General Partners have no
present intention to seek the liquidation of the Partnership because they
believe that it is not an opportune time to sell mini-warehouses. Although the
General Partners originally anticipated a liquidation of the Partnership in
1990-1993, since the completion of the Partnership's offering in 1985,
significant changes have taken place in the financial and real estate markets
that must be taken into account in considering the timing of any proposed sale
or financing, including: (i) the increased construction of mini-warehouses from
1984 to 1988, which has increased competition, (ii) the general deterioration of
the real estate market (resulting from a variety of factors, including changes
in tax laws), which has significantly affected property values and decreased
sales activities and (iii) the reduced sources of real estate financing.
The Partnership engaged Lawrence R. Nicholson, MAI, a principal with the
firm of Nicholson-Douglas Realty Consultants, Inc. ("NDRC") to perform a limited
investigation and appraisal of the Partnership's property portfolio. In a letter
appraisal report dated May 13, 1996, NDRC indicated that, based on the
assumptions contained in the report, the aggregate market value of the
Partnership's 36 properties (consisting not only of the Partnership's interest
but also including PSI's interest), as of January 31, 1996, was $77,500,000:
$67,500,000 for the 33 mini-warehouses and $10,000,000 for the three low-rise
office buildings). (In January 1997, after the date of the appraisal, the
Partnership transferred its business parks to AOPPLP in exchange for a 7.5%
interest in AOPPLP.) NDRC's report is limited in that NDRC did not inspect the
properties and relied primarily upon the income capitalization approach in
arriving at its opinion. NDRC's aggregate value conclusion represents the 100%
property interests, and although not valued separately, includes both the
interest of the Partnership in the properties, as well as the interest of PSI,
which owns a joint venture interest (ranging from about 33% to 50%) in 35 of the
36 properties. The analytical process that was undertaken in the appraisal
included a review of the properties' unit mix, rental rates and historical
financial statements. Following these reviews, a stabilized level of net
operating income was projected for the properties (an aggregate of $6,968,000
for the 33 mini-warehouses and $1,109,000 for the office buildings). In the case
of the mini-warehouses, value estimates were then made using both a direct
capitalization analysis ($69,900,000) and a discounted cash flow analysis
($66,600,000). In applying the discounted cash flow analysis to the
mini-warehouses, projections of cash flow from each property were developed for
an 11-year period ending in the year 2007. Growth rates for income and expenses
were assumed to be 3.5% per year. NDRC then used a terminal capitalization rate
of 10.5% to capitalize each property's 11th year net operating income into a
residual value at the end of the holding period. The ten yearly cash flows plus
the residual or reversionary proceeds net of sales costs were then discounted to
present worth using a discount rate of 13.25%. In the direct capitalization
analysis, NDRC applied a 10.0% capitalization rate to the mini-warehouses'
stabilized net operating income. These value estimates were then compared to an
estimated value ($66,200,000) using a regression analysis applied to
approximately 300 sales of mini-warehouses to evaluate the reasonableness of the
estimates using the direct capitalization and discounted cash flow analysis.
The office buildings were valued using a direct capitalization analysis by
applying a 10.0% capitalization rate to their stabilized net operating income.
NDRC has prepared other appraisals for the General Partners and their affiliates
and is expected to continue to prepare appraisals for the General Partners and
their affiliates. No environmental investigations were conducted with respect to
the limited investigation of the Partnership's properties. Accordingly, NDRC's
appraisal did not take into account any environmental cleanup or other costs
that might be incurred in connection with a disposition of the properties.
Although there can be no assurance, based on recently completed environmental
investigations (see Item 2), the Partnership is not aware of any environmental
contamination of its facilities material to its overall business or financial
condition. In addition to assuming compliance with applicable environmental
laws, the appraisal also assumed, among other things, compliance with applicable
zoning and use regulations and the existence of required licenses.
Limited Partners should recognize that appraisals are opinions as of the
date specified, are subject to certain assumptions and the appraised value of
the Partnership's properties may not represent their true worth or realizable
value. There can be no assurance that, if these properties were sold, they would
be sold at the appraised values; the sales price might be higher or lower than
the appraised values.
Based on NDRC's limited appraisal (as of January 1996), the General
Partners have estimated a liquidation value per Unit of $262. This liquidation
value was calculated assuming (i) the properties owned by the Partnership and
PSI were sold at the values reflected in NDRC's report, (ii) costs of 5% of the
sales price of the properties were incurred in the sale of the properties, (iii)
the proceeds from the properties held jointly by the Partnership and PSI were
allocated between them in accordance with the joint venture agreement and (iv)
the Partnership's other net assets were liquidated at their book value at
September 30, 1996.
4
<PAGE>
In February 1997, PSI completed a cash tender offer, which had commenced in
December 1996, pursuant to which PSI acquired a total of 14,787 additional
limited partnership units at $300 per Unit.
Operating Strategies
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The Partnership's mini-warehouses are operated by PSI under the "Public
Storage" name, which the Partnership believes is the most recognized name in the
mini-warehouse industry. The major elements of the Partnership's operating
strategies are as follows:
* Capitalize on Public Storage's name recognition. PSI, together with its
predecessor, has more than 20 years of operating experience in the
mini-warehouse business. PSI has informed the Partnership that it is the
largest mini-warehouse facility operator in the United States in terms
of both number of facilities and rentable space operated. PSI believes
that its marketing and advertising programs improve its competitive
position in the market. PSI's in-house Yellow Pages staff designs and
places advertisements in approximately 700 directories. Commencing in
early 1996, PSI began to experiment with a telephone reservation system
designed to provide added customer service. Customers calling either
PSI's toll-free referral system, (800) 44-STORE, or a mini-warehouse
facility are directed to PSI's reservation system where a trained
representative discusses with the customer space requirements, price and
location preferences and also informs the customer of other products and
services provided by PSI. As of December 31, 1996, the telephone
reservation system was supporting rental activity at all of the
Partnership's properties. PSI's toll-free telephone referral system
services approximately 120,000 calls per month from potential customers
inquiring as to the nearest Public Storage mini-warehouse.
* Maintain high occupancy levels and increase realized rents. Subject to
market conditions, the Partnership generally seeks to achieve average
occupancy levels in excess of 90% and to eliminate promotions prior to
increasing rental rates. Average occupancy for the Partnership's
mini-warehouses has increased from 89% in 1995 to 90% in 1996. Realized
monthly rents per square foot increased from $.57 in 1995 to $.59 in
1996. The Partnership has increased rental rates in many markets where
it has achieved high occupancy levels and eliminated or minimized
promotions.
* Systems and controls. PSI has an organizational structure and a property
operation system, "CHAMP" (Computerized Help and Management Program),
which links its corporate office with each mini-warehouse. This enables
PSI to obtain daily information from each mini-warehouse and to achieve
efficiencies in operations and maintain control over its space
inventory, rental rates, promotional discounts and delinquencies.
Expense management is achieved through centralized payroll and accounts
payable systems and a comprehensive property tax appeals department, and
PSI has an extensive internal audit program designed to ensure proper
handling of cash collections.
* Professional property operation. In addition to the approximately 120
support personnel at the Public Storage corporate offices, there are
approximately 2,700 on-site personnel who manage the day-to-day
operations of the mini-warehouse in the Public Storage system. These
on-site personnel are supervised by 110 district managers, 15 regional
managers and three divisional managers (with an average of 13 years
experience in the mini-warehouse industry) who report to the president
of the mini-warehouse property operator (who has 13 years of experience
with the Public Storage organization). PSI carefully selects and
extensively trains the operational and support personnel and offers them
a progressive career path. See "Mini-warehouse Property Operator."
Mini-warehouse Property Operator
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The Partnership's mini-warehouse properties are managed by PSI pursuant to
a Management Agreement.
Under the supervision of the Partnership, PSI coordinates the operation of
the facilities, establishes rental policies and rates, directs marketing
activity and directs the purchase of equipment and supplies, maintenance
activity, and the selection and engagement of all vendors, supplies and
independent contractors.
5
<PAGE>
PSI engages, at the expense of the Partnership, employees for the operation
of the Partnership's facilities, including resident managers, assistant
managers, relief managers, and billing and maintenance personnel. Some or all of
these employees may be employed on a part-time basis and may also be employed by
other persons, partnerships, REITs or other entities owning facilities operated
by PSI.
In the purchasing of services such as advertising (including broadcast
media advertising) and insurance, PSI attempts to achieve economies by combining
the resources of the various facilities that it operates. Facilities operated by
PSI have historically carried comprehensive insurance, including fire,
earthquake, liability and extended coverage.
PSI has developed systems for space inventory, accounting and handling
delinquent accounts, including a computerized network linking PSI operated
facilities. Each project manager is furnished with detailed operating procedures
and typically receives facilities management training from PSI. Form letters
covering a variety of circumstances are also supplied to the project managers. A
record of actions taken by the project managers when delinquencies occur is
maintained.
The Partnership's facilities are typically advertised via signage, yellow
pages, flyers and broadcast media advertising (television and radio) in
geographic areas in which many of the Partnership's facilities are located.
Broadcast media and other advertising costs are charged to the Partnership's
facilities located in geographic areas affected by the advertising. From time to
time, PSI adopts promotional programs, such as temporary rent reductions, in
selected areas or for individual facilities.
For as long as the Management Agreement is in effect, PSI has granted the
Partnership a non-exclusive license to use two PSI service marks and related
designs, including the "Public Storage" name, in conjunction with rental and
operation of facilities managed pursuant to the Management Agreement. Upon
termination of the Management Agreement, the Partnership would no longer have
the right to use the service marks and related designs. The General Partners
believe that the loss of the right to use the service marks and related designs
could have a material adverse effect on the Partnership's business.
The Management Agreement between the Partnership and PSI provides that the
Management Agreement may be terminated without cause upon 60 days written notice
by either party.
Commercial Property Operator
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Through 1996, the Partnership's commercial properties were managed by
PSCPG, now known as American Office Park Properties, Inc., pursuant to a
Management Agreement. In January 1997, the Partnership transferred its business
parks to AOPPLP.
Competition
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Competition in the market areas in which the Partnership operates is
significant and affects the occupancy levels, rental rates and operating
expenses of certain of the Partnership facilities. Competition may be
accelerated by any increase in availability of funds for investment in real
estate. Recent increases in plans for development of mini-warehouses is expected
to further intensify competition among mini-warehouse operators in certain
market areas. In addition to competition from mini-warehouses operated by PSI,
there are three other national firms and numerous regional and local operators.
The Partnership believes that the significant operating and financial experience
of PSI's executive officers and directors and the "Public Storage" name, should
enable the Partnership to continue to compete effectively with other entities.
Other Business Activities
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A corporation owned by the Hughes Family reinsures policies against losses
to goods stored by tenants in the Partnership's mini-warehouses. The Partnership
believes that the availability of insurance reduces the potential liability of
the Partnership to tenants for losses to their goods from theft or destruction.
This corporation receives the premiums and bears the risks associated with the
insurance.
6
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A corporation, in which PSI has a 95% economic interest and the Hughes
Family has a 5% economic interest, sells locks, boxes and tape to tenants to be
used in securing their spaces and moving their goods. PSI believes that the
availability of locks, boxes and tape for sale promotes the rental of spaces.
Employees
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There are 120 persons who render services on behalf of the Partnership.
These persons include resident managers, assistant managers, relief managers,
district managers, and administrative personnel. Some of these employees may be
employed on a part-time basis and may also be employed by other persons,
partnerships, REITs or other entities owning facilities operated by PSI or
AOPPLP.
ITEM 2. PROPERTIES.
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The following table sets forth information as of December 31, 1996, about
properties owned by the Partnership. All but one of these properties were
acquired jointly with PSI and were contributed to a general partnership
comprised of the Partnership and PSI.
<TABLE>
<CAPTION>
Net Number
Rentable of Date of Ownership
Location Square Feet Spaces Acquisition Percentage
- ------------------------------ ------------- ---------- -------------
ARIZONA
<S> <C> <C> <C> <C>
Scottsdale 44,300 555 07/12/85 50.9%
70th St.
CALIFORNIA
Milpitas 54,700 701 12/24/85 50.0
Pecten Ct.
N. Hollywood 28,900 500 06/07/85 50.0
Raymer St.
N. Hollywood 50,000 829 10/04/85 50.0
Whitsett Ave.
Pleasanton 71,800 583 12/17/85 50.0
Santa Rita Rd.
San Diego 50,800 640 07/11/85 50.0
Kearny Mesa Rd.
CONNECTICUT
Hartford 47,000 430 10/17/85 50.0
Roberts St.
INDIANA
Ft. Wayne 58,900 431 07/06/88 100.0
Illinois Rd.
Indianapolis 59,200 5,231 10/31/85 50.0
Elmwood
Indianapolis 59,200 539 10/31/85 50.0
Pike Plaza Rd.
KANSAS
Wichita 44,200 348 10/09/85 49.9
Carey Lane
Wichita 64,200 426 10/09/85 49.9
E. Harry
Wichita 40,800 326 10/09/85 49.9
E. Kellogg
Wichita 47,100 377 10/09/85 49.9
E. MacArthur
Wichita 107,600 814 10/09/85 49.9
S. Rock Road
</TABLE>
7
<PAGE>
<TABLE>
<CAPTION>
Net Number
Rentable of Date of Ownership
Location Square Feet Spaces Acquisition Percentage
- ------------------------------ ------------- ---------- -------------
<S> <C> <C> <C> <C>
Wichita 63,300 566 10/09/85 49.9
S. Tyler Rd.
Wichita 55,700 412 10/09/85 49.9
S. Woodlawn
Wichita 53,200 451 10/09/85 49.9%
W. Maple
KENTUCKY
Florence 53,800 449 04/30/85 50.0
Tanner Lane
MISSOURI
Joplin 56,200 452 10/09/85 49.9
S. Range Line
NEW HAMPSHIRE
Manchester 61,600 536 05/20/85 50.0
S. Willow II
NORTH CAROLINA
Concord 41,000 454 07/26/85 50.0
Highway 29
OHIO
Cincinnati 53,100 502 04/30/85 50.0
Colerain Ave.
Cincinnati 50,100 464 04/30/85 50.0
E. Kemper
Columbus 62,800 526 10/04/85 50.0
Ambleside Dr.
Columbus 56,900 456 09/25/85 50.0
Sinclair Rd.
Perrysburg 62,800 518 10/29/85 50.0
Helen Drive
OREGON
Milwaukie 50,600 494 05/17/85 49.8
McLoughlin II
Portland 35,100 451 10/02/85 50.0
SE 82nd St.
PENNSYLVANIA
Philadelphia 50,500 442 09/12/85 50.0
Tacony St.
TEXAS
Austin 66,700 852 04/18/85 50.0
S. First St.
Houston 130,600 11 07/10/85 66.7
(a) (b) Barkers Landing
San Antonio 156,300 88 10/04/85 66.7
(a) (b) Park Ten Place
San Antonio 43,400 12 10/04/85 66.7
(a) (b) Park Terrace
</TABLE>
8
<PAGE>
<TABLE>
<CAPTION>
Net Number
Rentable of Date of Ownership
Location Square Feet Spaces Acquisition Percentage
- ------------------------------ ------------- ---------- -------------
WASHINGTON
<S> <C> <C> <C> <C>
Tacoma 47,300 524 05/23/85 50.0
Phillips Rd. S.W.
WISCONSIN
Madison 71,700 413 09/18/85 50.0
Copps Avenue
</TABLE>
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(a) low-rise office building
(b) In January 1997, the Partnership contributed its business park facilities
to AOPPLP in exchange for a 7.5% interest in AOPPLP. See Item 1.
The weighted average occupancy levels for the mini-warehouse and office
building facilities were 90% and 96%, respectively, in 1996 compared to 89% and
97%, respectively, in 1995. In 1996 the monthly realized rent per square foot
for the mini-warehouse and office building facilities averaged $.59 and $.90,
respectively, compared to $.57 and $.88, respectively, in 1995.
Substantially all of the Partnership's facilities were acquired prior
to the time that it was customary to conduct extensive environmental
investigations in connection with the property acquisitions. During the fourth
quarter of 1995, an independent environmental consulting firm completed
environmental assessments on the Partnership's properties to evaluate the
environmental condition of, and potential environmental liabilities of such
properties. Based on the assessments, the Partnership believes that there are no
known environmental remediation requirements at this time. Although there can be
no assurance, the Partnership is not aware of any environmental contamination of
its facilities which individually or in the aggregate would be material to the
Partnership's overall business, financial condition, or results of operations.
ITEM 3. LEGAL PROCEEDINGS.
------------------
No material legal proceeding is pending against the Partnership.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.
----------------------------------------------------
No matters were submitted to a vote of security holders during the
fourth quarter of 1996.
9
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PART II
ITEM 5. MARKET FOR THE PARTNERSHIP'S COMMON EQUITY AND RELATED STOCKHOLDER
MATTERS.
------------------------------------------------------------------
The Partnership has no common stock.
The Units are not listed on any national securities exchange or quoted
on the NASDAQ System, and there is no established public trading market for the
Units. Secondary sales activity for the Units has been limited and sporadic. The
General Partners monitor transfers of the Units (a) because the admission of the
transferee as a substitute limited partner requires the consent of the General
Partners under the Partnership's Amended and Restated Agreement of Limited
Partnership, (b) in order to ensure compliance with safe harbor provisions to
avoid treatment as a "publicly traded partnership" for tax purposes and (c)
because PSI has purchased Units. However, the General Partners do not have
information regarding the prices at which all secondary sale transactions in the
Units have been effectuated. Various organizations offer to purchase and sell
limited partnership interests (including securities of the type such as the
Units) in secondary sales transactions. Various publications such as The Stanger
Report summarize and report information (on a monthly, bimonthly or less
frequent basis) regarding secondary sales transactions in limited partnership
interests (including the Units), including the prices at which such secondary
sales transactions are effectuated.
Exclusive of the General Partners' interest in the Partnership, as of
December 31, 1996, there were approximately 3,226 record holders of Units.
In February 1997, PSI completed a cash tender offer, which had
commenced in December 1996, pursuant to which PSI acquired a total of 14,787
limited partnership units at $300 per Unit.
The Partnership makes quarterly distributions of all "Cash Available
for Distribution" and will make distributions of "Cash from Sales or
Refinancing". Cash Available for Distribution is cash flow from all sources less
cash necessary for any obligations or capital improvements, or reserves.
Reference is made to Items 6 and 7 hereof for information on the amount
of such distributions.
10
<PAGE>
ITEM 6. SELECTED FINANCIAL DATA.
-----------------------
<TABLE>
<CAPTION>
For the Year Ended December 31,
---------------------------------------------------------------------
1996 1995 1994 1993 1992
---------- -------------- ------------ ------------- ----------
(In thousands, except per Unit data)
<S> <C> <C> <C> <C> <C>
Revenues $ 15,020 $ 14,563 $ 13,972 $ 13,589 $ 12,644
Depreciation and amortization 3,452 3,229 3,109 3,473 3,178
Net income (loss) 932 992 874 303 155
Limited partners' share 626 497 587 58 (140)
General partners' share 306 495 287 245 295
Limited partners'
per unit data (a)
Net income (loss) $ 4.89 $ 3.88 $ 4.59 $.45 $ (1.09)
Cash distributions (b) $ 20.88 $ 34.10 $ 19.60 $ 17.00 $ 20.66
As of December 31,
- ------------------
Cash and cash equivalents $ 413 $ 464 $ 1,712 $ 1,344 $ 306
Total assets $ 59,832 $ 61,270 $ 64,733 $ 66,238 $ 68,285
</TABLE>
(a) Limited partners' per unit data is based on the weighted average number of
units outstanding during the year. (128,000 units).
(b) The General Partners distributed, concurrent with the distributions for the
third quarter of 1995, a portion of the Partnership's operating
reserve estimated to be $6.26 per Unit.
11
<PAGE>
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS
-----------------------------------------------------------------------
Results of Operations
- ---------------------
YEAR ENDED DECEMBER 31, 1996 COMPARED TO YEAR ENDED DECEMBER 31, 1995:
The Partnership's net income in 1996 was $932,000 compared to $992,000 in
1995, representing a decrease of $60,000, or 6%. The decrease was primarily due
to an increase in depreciation expense and a decrease in interest income,
combined with an increase in minority interest in income for those properties
held jointly with PSI, partially offset by improved property
operations at the Partnership's real estate facilities and a decrease in
environmental costs.
Property net operating income (rental income less cost of operations and
management fees and excluding depreciation expense) increased approximately
$215,000, or 3%, in 1996 compared to 1995, as rental income increased by
$511,000, or 4%, and cost of operations (including management fees) increased by
$296,000, or 5%.
Rental income for the Partnership's mini-warehouse operations was
$11,606,000 in 1996 compared to $11,159,000 in 1995, representing an increase of
$447,000, or 4%. The increase in rental income was primarily attributable to
increased rental rates at the Partnership's facilities, combined with an
increase in occupancy levels. The monthly average realized rent per square foot
for the mini-warehouse facilities was $.59 in 1996 compared to $.57 in 1995. The
weighted average occupancy levels at the mini-warehouse facilities were 90% and
89% in 1996 and 1995, respectively. Costs of operations (including management
fees) increased $374,000, or 9%, to $4,564,000 in 1996 from $4,190,000 in 1995.
The increase was primarily attributable to increases in property tax,
advertising and repairs and maintenance expenses. Accordingly, for the
Partnership's mini-warehouse operations, property net operating income increased
by $73,000 to $7,042,000 in 1996 from $6,969,000 in 1995.
Rental income for the Partnership's business park operations was $3,392,000
in 1996 compared to $3,328,000 in 1995, representing an increase of $64,000, or
2%. The increase in rental income is primarily attributable to increased rental
rates, partially offset by a decrease in occupancy levels. In September 1996, a
tenant procured an early termination of its lease at the Partnership's San
Antonio, Texas facility. Included in rental income for 1996 is approximately
$119,000 related to this lease buyout. Included in rental income for 1995 is
approximately $109,000 related to lease buyouts during 1995 at the Partnership's
Houston, Texas facility. Excluding the effect of these lease buyouts, the
monthly average realized rent per square foot for the business park facilities
was $.87 in 1996 compared to $.85 in 1995. The weighted average occupancy levels
at the business park facilities were 96% in 1996 compared to 97% in 1995. Cost
of operations (including management fees) decreased $78,000, or 4%, to
$2,095,000 in 1996 from $2,173,000 in 1995. The decrease is primarily
attributable to decreases in lease commissions, payroll, property tax, and
office expenses. Accordingly, for the Partnership's business park facilities,
property net operating income increased by $142,000, or 12%, to $1,297,000 in
1996 from $1,155,000 in 1995.
Interest income decreased in 1996 over 1995 as a result of a decrease in
average invested cash balances.
Depreciation and amortization increased $223,000 to $3,452,000 in 1996 from
$3,229,000 in 1995. This increase is principally attributable to depreciation of
capital expenditures made during 1995 and 1996.
Minority interest in income increased by $34,000 in 1996 compared to 1995.
This increase was primarily attributable to an increase in operations at the
Partnership's real estate facilities owned jointly with PSI, partially offset by
the allocation of depreciation and amortization expense (pursuant to the
partnership agreement with respect to those real estate facilities which are
jointly owned with PSI) to PSI of $50,000 in 1996 compared to none for 1995.
Administrative expenses decreased $36,000 from 1995 to 1996 as a result of
approximately $37,000 in environmental cost in 1995 and none in 1996.
12
<PAGE>
YEAR ENDED DECEMBER 31, 1995 COMPARED TO YEAR ENDED DECEMBER 31, 1994:
The Partnership's net income in 1995 was $992,000 compared to $874,000 in
1994, representing an increase of $118,000, or 14%. The increase was primarily
due to improved property operations at the Partnership's real estate facilities,
partially offset by increases in depreciation and administrative expenses, and
minority interest in income for those properties held jointly with PSI.
Property net operating income (rental income less cost of operations and
management fees and excluding depreciation expense) increased approximately
$483,000 or 6% in 1995 compared to 1994, as rental income increased by $564,000,
or 4%, and cost of operations (including management fees) increased by $81,000.
Rental income for the Partnership's mini-warehouse operations was
$11,159,000 in 1995 compared to $10,838,000 in 1994, representing an increase of
$321,000, or 3%. The increase in rental income was primarily attributable to
increased rental rates at the Partnership's facilities. The weighted average
occupancy levels at the mini-warehouse facilities were 89% and 90% in 1995 and
1994, respectively. The monthly average realized rent per square foot for the
mini-warehouse facilities were $.57 in 1995 compared to $.55 in 1994. Costs of
operations (including management fees) increased $14,000, to $4,190,000 in 1995
from $4,176,000 in 1994. Accordingly, for the Partnership's mini-warehouse
operations, property net operating income increased by $307,000 or 5% from
$6,662,000 in 1994 to $6,969,000 in 1995.
Rental income for the Partnership's business park operations was $3,328,000
in 1995 compared to $3,085,000 in 1994, representing an increase of $243,000 or
8%. The increase in rental income is primarily attributable to increases in both
occupancy levels, as well as average realized rent per square foot. The weighted
average occupancy levels at the business park facilities were 97% in 1995
compared to 95% in 1994. The monthly average realized rent per square foot for
the business park facilities was $.88 in 1995 compared to $.82 in 1994. Cost of
operations (including management fees) increased $67,000 or 3% to $2,173,000 in
1995 from $2,106,000 in 1994. Accordingly, for the Partnership's business park
facilities, property net operating income increased by $176,000 or 18% from
$979,000 in 1994 to $1,155,000 in 1995.
During 1994, leases expired on units comprising approximately 50% of the
available square footage at the Houston/Barkers Landing office building, which
is owned jointly by the Partnership and PSI. The Partnership actively marketed
the facility and was successful in obtaining new leases on the vacated space,
however, tenant improvements and leasing costs were incurred in connection with
leasing the vacated space. At December 1994, 97% of the available square footage
at this facility had been leased.
In 1995, an independent environmental consulting firm completed
environmental assessments on the Partnership's properties. The Partnership has
included approximately $37,000 in administrative expense in relation to these
assessments.
Minority interest in income for those properties held jointly with PSI
increased $214,000, or 6%, to $3,804,000 from $3,590,000. This increase was
primarily due to increased property operations at the Partnership's real estate
facilities held jointly with PSI.
Liquidity and Capital Resources
- -------------------------------
The Partnership has adequate sources of cash to finance its operations,
both on a short-term and a long-term basis, primarily by internally generated
cash from property operations combined with cash on-hand at December 31, 1996
totaling $413,000.
Cash flows from operating activities ($7,972,000 for the year ended
December 31, 1996) have been sufficient to meet all current obligations of the
Partnership. Total capital improvements were $1,910,000, $998,000, and
$1,271,000 in 1996, 1995, and 1994, respectively. During 1995, the Partnership's
property manager commenced a program to enhance the visual appearance of the
mini-warehouse facilities. Such enhancements include new signs, exterior color
schemes, and improvements to the rental offices. In addition to these budgeted
improvements, the increase in 1996 capital improvements is primarily
attributable to tenant improvements at the Partnership's business park
13
<PAGE>
facilities. During 1997, the Partnership anticipates incurring approximately
$1,340,000 of capital improvements (including PSI's joint venture share of
$663,000).
The Partnership expects to continue making quarterly distributions. Total
distributions paid to the General Partners and the limited partners (including
per Unit amounts) for 1996 and prior years were as follows:
Total Per Unit
------------------ ---------------
1996 $2,999,000 $20.88
1995 4,899,000 34.10
1994 2,816,000 19.60
1993 2,442,000 17.00
1992 2,968,000 20.66
1991 3,607,000 25.11
1990 3,144,000 21.89
1989 3,097,000 21.56
1988 3,769,000 26.23
1987 3,770,000 26.23
1986 3,593,000 25.00
During the fourth quarter of 1990, the Partnership made a special
distribution totaling $1,077,000 ($7.50 per Unit), representing cash reserves
held. The General Partners distributed, concurrently with the distributions for
the fourth quarter of 1991, a portion of the operating reserve estimated at
$9.00 per Unit. The General Partners also distributed, concurrently with the
distributions for the third quarter of 1995, a portion of the operating reserve
estimated at $6.26 per Unit. Future distribution levels will be based upon cash
flows available for distributions (cash flows from operations less capital
improvements, distributions to minority interest and necessary cash reserves).
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.
--------------------------------------------
The Partnership's financial statements are included elsewhere herein.
Reference is made to the Index to Consolidated Financial Statements and
Financial Statement Schedules in Item 14(a).
ITEM 9. DISAGREEMENTS ON ACCOUNTING AND FINANCIAL DISCLOSURE.
----------------------------------------------------
None.
14
<PAGE>
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE PARTNERSHIP.
---------------------------------------------------
The Partnership has no directors or executive officers.
The Partnership's General Partners are PSI and B. Wayne Hughes. PSI, acting
through its directors and executive officers, and Mr. Hughes manage and make
investment decisions for the Partnership. The Partnership's mini-warehouse
properties are managed by PSI pursuant to a Management Agreement. Through 1996,
the Partnership's commercial properties were managed by PSCPG, now known as
American Park Properties, Inc., pursuant to a Management Agreement. In January
1997, the Partnership transferred its business parks to AOPPLP in exchange for a
7.5% interest in AOPPLP.
The names of all directors and executive officers of PSI, the offices held
by each of them with PSI, and their ages and business experience during the past
five years are as follows:
Name Positions with PSI
- ---------------------- ---------------------------------------------------
B. Wayne Hughes Chairman of the Board and Chief Executive Officer
Harvey Lenkin President and Director
John Reyes Senior Vice President and Chief Financial Officer
Hugh W. Horne Senior Vice President
Obren B. Gerich Senior Vice President
Marvin M. Lotz Senior Vice President
David Goldberg Senior Vice President and General Counsel
A. Timothy Scott Senior Vice President and Tax Counsel
Sarah Hass Vice President and Secretary
Robert J. Abernethy Director
Dann V. Angeloff Director
William C. Baker Director
Uri P. Harkham Director
B. Wayne Hughes, age 63, a general partner of the Partnership, has been a
director of PSI since its organization in 1980 and was President and Co-Chief
Executive Officer from 1980 until November 1991 when he became Chairman of the
Board and sole Chief Executive Officer. Mr. Hughes was an officer and director
of affiliates of PSMI and a director of PSMI until November 1995. Mr. Hughes has
been Chairman of the Board and Chief Executive Officer since 1990 of Public
Storage Properties XI, Inc., Public Storage Properties XIV, Inc., Public Storage
Properties XV, Inc., Public Storage Properties XVI, Inc., Public Storage
Properties XVII, Inc., Public Storage Properties XVIII, Inc., Public Storage
Properties XIX, Inc. and Public Storage Properties XX, Inc. (collectively, the
"Public Storage REITs"), REITs that were organized by affiliates of PSMI. From
1989-90 until the respective dates of merger, he was Chairman of the Board and
Chief Executive Officer of Public Storage Properties VI, Inc., Public Storage
Properties VII, Inc., Public Storage Properties VIII, Inc., Public Storage
Properties IX, Inc., Public Storage Properties X, Inc. and Public Storage
Properties XII, Inc., PS Business Parks, Inc., Partners Preferred Yield, Inc.,
Partners Preferred Yield II, Inc., Partners Preferred Yield III, Inc. and
Storage Properties, Inc. ("SPI") (collectively, the "Merged Public Storage
REITs"), affiliated REITs that were merged into PSI between September 1994 and
December 1996. Mr. Hughes has been active in the real estate investment field
for over 25 years.
Harvey Lenkin, age 60, became President and a director of PSI in November
1991. Mr. Lenkin was an officer and director of PSMI and its affiliates until
November 1995. He has been President of the Public Storage REITs since 1990. He
was President of the Merged Public Storage REITs from 1989-90 until the
respective dates of merger and was also a director of SPI from 1989 until June
1996.
15
<PAGE>
John Reyes, age 36, a certified public accountant, joined PSMI in 1990 and
was controller of PSI from 1992 until December 1996 when he became Chief
Financial Officer. He became a Vice President of PSI in November 1995 and a
Senior Vice President of PSI in December 1996. From 1983 to 1990, Mr. Reyes was
employed by Ernst & Young.
Hugh W. Horne, age 52, has been a Vice President of PSI since 1980 and was
Secretary of PSI from 1980 until February 1992 and became Senior Vice President
of PSI in November 1995. He was an officer of PSMI from 1973 to November 1995.
Mr. Horne has been a Vice President of the Public Storage REITs since 1993. He
was a Vice president of SPI from 1989 until June 1996 and of the other Merged
Public Storage REITs from 1993 until the respective dates of merger. He is
responsible for managing all aspects of property acquisition for PSI.
Obren B. Gerich, age 58, a certified public accountant and certified
financial planner, has been a Vice President of PSI since 1980 and became Senior
Vice President of PSI in November 1995. He was Chief Financial Officer of PSI
until November 1991. Mr. Gerich was an officer of PSMI from 1975 to November
1995. He has been Vice President and Secretary of the Public Storage REITS since
1990 and was Chief Financial Officer until November 1995. Mr. Gerich was Vice
President and Secretary of the Merged Public Storage REITs from 1989-90 until
the respective dates of merger.
Marvin M. Lotz, age 54, has had overall responsibility for Public Storage's
mini-warehouse operations since 1988. He became a Senior Vice President of PSI
in November 1995. Mr. Lotz was an officer of PSMI with responsibility for
property acquisitions from 1983 until 1988.
David Goldberg, age 47, joined PSMI's legal staff in June 1991, rendering
services on behalf of PSI and PSMI. He became a Senior Vice President and
General Counsel of PSI in November 1995 and Vice President and General Counsel
of the Public Storage REITs in December 1995. From December 1982 until May 1991,
he was a partner in the law firm of Sachs & Phelps, then counsel to PSI and
PSMI.
A. Timothy Scott, age 45, became a Senior Vice President and Tax Counsel of
PSI and Vice President and Tax Counsel of the Public Storage REITs in November
1996. From June 1991 until joining PSI, Mr. Scott practiced tax law as a
shareholder of the law firm of Heller, Ehrman, White & McAuliffe, counsel to PSI
and PSMI. Prior to June 1991, his professional corporation was a partner in the
law firm of Sachs & Phelps, then counsel to PSI and PSMI.
Sarah Hass, age 41, became Secretary of PSI in February 1992. She became a
Vice President of PSI in November 1995. She joined PSMI's legal department in
June 1991, rendering services on behalf of PSI and PSMI. From 1987 until May
1991, her professional corporation was a partner in the law firm of Sachs &
Phelps, then counsel to PSI and PSMI, and from April 1986 until June 1987, she
was associated with that firm, practicing in the area of securities law. From
September 1979 until September 1985, Ms. Hass was associated with the law firm
of Rifkind & Sterling, Incorporated.
Robert J. Abernethy, age 57, is President of American Standard Development
Company and of Self-Storage Management Company, which develop and operate
mini-warehouses. Mr. Abernethy has been a director of PSI since its organization
in 1980. He is a member of the board of directors of Johns Hopkins University
and of the Los Angeles County Metropolitan Transportation Authority and a former
member of the board of directors of the Metropolitan Water District of Southern
California.
Dann V. Angeloff, age 61, is President of the Angeloff Company, a corporate
financial advisory firm. The Angeloff Company has rendered, and is expected to
continue to render, financial advisory and securities brokerage services for
PSI. Mr. Angeloff is the general partner of a limited partnership that owns a
mini-warehouse operated by PSI and which secures a note owned by PSI. Mr.
Angeloff has been a director of PSI since its organization in 1980. He is a
director of Bonded Motors, Inc., Compensation Resource Group, Datametrics
Corporation, Nicholas/Applegate Growth Equity Fund, Nicholas/Applegate
Investment Trust, ReadyPac Produce, Inc., Royce Medical Company and Seda
Specialty Packaging Corp. He was a director of SPI from 1989 until June 1996.
William C. Baker, age 63, became a director of PSI in November 1991. Since
April 1996, Mr. Baker has been Chairman of the Board of Santa Anita Realty
Enterprises, Inc., a REIT that owns the Santa Anita Racetrack and other real
estate assets. In August 1996, he became Chairman of the Board and Chief
16
<PAGE>
Executive Officer of Santa Anita Operating Company, which operates the Santa
Anita Racetrack through its subsidiary the Los Angeles Turf Club, Incorporated.
From April 1993 through May 1995, Mr. Baker was President of Red Robin
International, Inc., an operator and franchiser of casual dining restaurants in
the United States and Canada. Since January 1992, he has been Chairman and Chief
Executive Officer of Carolina Restaurant Enterprises, Inc., a franchisee of Red
Robin International, Inc. From 1976 to 1988, he was a principal shareholder and
Chairman and Chief Executive Officer of Del Taco, Inc., an operator and
franchiser of fast food restaurants in California. Mr. Baker is a director of
Callaway Golf Company.
Uri P. Harkham, age 48, became a director of PSI in March 1993. Mr. Harkham
has been the President and Chief Executive Officer of the Jonathan Martin
Fashion Group, which specializes in designing, manufacturing and marketing
women's clothing, since its organization in 1976. Since 1978, Mr. Harkham has
been the Chairman of the Board of Harkham Properties, a real estate firm
specializing in buying and managing fashion warehouses in Los Angeles and
Australia.
Pursuant to Articles 16 and 17 of the Partnership's Amended Certificate and
Agreement of Limited Partnership (the "Partnership Agreement"), a copy of which
is included in the Partnership's prospectus included in the Partnership's
Registration Statement, File No. 2-92009, each of the General Partners continues
to serve until (i) death, insanity, insolvency, bankruptcy or dissolution, (ii)
withdrawal with the consent of the other general partner and a majority vote of
the limited partners, or (iii) removal by a majority vote of the limited
partners.
Each director of PSI serves until he resigns or is removed from office by
PSI, and may resign or be removed from office at any time with or without cause.
Each officer of PSI serves until he resigns or is removed by the board of
directors of PSI. Any such officer may resign or be removed from office at any
time with or without cause.
There have been no events under any bankruptcy act, no criminal
proceedings, and no judgments or injunctions material to the evaluation of the
ability of any director or executive officer of PSI during the past five years.
ITEM 11. EXECUTIVE COMPENSATION.
----------------------
The Partnership has no subsidiaries, directors or officers. See Item 13 for
a description of certain transactions between the Partnership and the General
Partners and their affiliates.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT.
--------------------------------------------------------------
(a) At February 19, 1997, PSI beneficially owned more than 5% of the Units
of the Partnership:
Title Amount of Percent
of Name and Address of Beneficial of
Class Beneficial Owner Ownership Class
- ------------ ------------------------- --------- ---------
Units of Public Storage, Inc.
Limited 701 Western Avenue
Partnership Glendale, CA 91201-2394(1) 69,448 Units(1) 54.26%
Interest
- -------------
(1) These Units are held of record by SEI Arlington Acquisition
Corporation, a wholly-owned subsidiary of PSI.
The Partnership is not aware of any other beneficial owners of more than 5%
of the Units.
In February 1997, PSI completed a cash tender offer, which had commenced in
December 1996, pursuant to which PSI acquired a total of 14,787 limited
partnership units at $300 per unit.
(b) The Partnership has no officers and directors.
17
<PAGE>
The General Partners (or their predecessor-in-interest) have contributed
$646,000 to the capital of the Partnership representing 1% of the aggregate
capital contributions and as a result participate in the distributions to the
limited partners and in the Partnership's profits and losses in the same
proportion that the general partners' capital contribution bears to the total
capital contribution. Information regarding ownership of the Units by PSI, a
General Partner, is set forth under section (a) above. The directors and
executive officers of PSI, as a group, do not own any Units.
(c) The Partnership knows of no contractual arrangements, the operation of
the terms of which may at a subsequent date result in a change in control of the
Partnership, except for articles 16, 17 and 21.1 of the Partnership's Amended
Certificate and Agreement of Limited Partnership, a copy of which is included in
the Partnership's prospectus included in the Partnership's Registration
Statement File No. 2-92009. Those articles provide, in substance, that the
limited partners shall have the right, by majority vote, to remove a general
partner and that a general partner may designate a successor with the consent of
the other general partner and a majority of the limited partners.
The Partnership owns interests in 33 properties (which exclude the
properties transferred to AOPPLP in January 1997); 32 of such properties are
held in a general partnership comprised of the Partnership and PSI. Under the
terms of the partnership agreement relating to the ownership of the properties,
PSI has the right to compel a sale of each property at any time after seven
years from the date of acquisition at not less than its independently determined
fair market value provided the Partnership receives its share of the net sales
proceeds solely in cash. As of December 31, 1996, PSI has the right to require
the Partnership to sell all of the joint venture properties on these terms.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.
----------------------------------------------
The Partnership Agreement provides that the General Partners and their
affiliates are entitled to the following compensation:
1. Incentive distributions equal to 10% of Cash Flow from Operations.
2. Provided the limited partners have received distributions equal to
100% of their investment plus a cumulative 8% per year (not
compounded) on their investment (reduced by distributions other than
from Cash Flow from Operations), subordinated incentive distributions
equal to 15% of remaining Cash from Sales or Refinancings.
3. Provided the limited partners have received distributions equal to
100% of their capital contributions plus a cumulative 6% per year (not
compounded) on their investment (reduced by distributions other than
distributions from Cash Flow from Operations), brokerage commissions
at the lesser of 3% of the sales price of a property or 50% of a
competitive commission.
During 1996, approximately $300,000 was paid to PSI with respect to items
1, 2, and 3 above. The Partnership owns interests in 33 properties (which
exclude the properties transferred to AOPPLP in January 1997); 32 of such
properties are held in a general partnership comprised of the Partnership and
PSI.
The Partnership has a Management Agreement with PSI pursuant to which the
Partnership pays PSI a fee of 6% of the gross revenues of the mini-warehouse
spaces operated for the Partnership. During 1996, the Partnership paid fees of
$698,000 to PSI pursuant to the Management Agreement.
Through 1996, the Partnership's commercial properties were managed by PSCPG
pursuant to a Management Agreement which provides for the payment of a fee by
the Partnership of 5% of the gross revenues of the commercial space operated for
the Partnership. During 1996, the Partnership paid $169,000 to PSCPG pursuant to
the Management Agreement. PSI has a 95% economic interest (represented by voting
preferred stock) in PSCPG and the Hughes Family had a 5% economic interest
(represented by voting common stock) in PSCPG until December 1996, when the
Hughes Family sold its interest to Ronald L. Havner, Jr., formerly Senior Vice
President and Chief Financial Officer of PSI, who became the Chief Executive
Officer of PSCPG. PSCPG issued additional voting common stock to two other
unaffiliated investors. In January 1997, the Partnership and PSI and other
related partnerships transferred a total of 35 business parks to AOPPLP, an
operating partnership formed to own and operate business parks in which PSI has
an approximate 85% economic interest. Included among the properties transferred
was the Partnership's transfer of its business parks to AOPPLP in exchange for a
7.5% interest in AOPPLP. The general partner of AOPPLP is PSCPG, now known as
American Office Park Properties, Inc.
18
<PAGE>
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K.
----------------------------------------------------------------
(a) List of Documents filed as part of the Report.
1. Financial Statements: See Index to Consolidated Financial
Statements and Financial Statement Schedules.
2. Financial Statement Schedules: See Index to Consolidated
Financial Statements and Financial Statement Schedules.
3. Exhibits: See Exhibit Index contained herein.
(b) Reports on Form 8-K:
None
(c) Exhibits: See Exhibit Index contained herein.
19
<PAGE>
PS PARTNERS IV, LTD.
INDEX TO EXHIBITS
3.1 Amended Certificate and Agreement of Limited Partnership. Previously
filed with the Securities and Exchange Commission as Exhibit A to the
Partnership's Prospectus included in Registration Statement No.
2-92009 and incorporated herein by reference.
10.1 Second Amended and Restated Management Agreement dated November 16,
1995, between the Partnership and Public Storage Management, Inc.
Previously filed with the Securities and Exchange Commission as an
exhibit to PS Partners, Ltd.'s Annual Report on Form 10-K for the year
ended December 31, 1996 and incorporated herein by reference.
10.2 Amended Management Agreement dated February 21, 1995 between Storage
Equities, Inc. and Public Storage Commercial Properties Group, Inc.
Previously filed with the Securities and Exchange Commission as an
exhibit to the Partnership's Annual Report on Form 10-K for the year
ended December 31, 1994 and incorporated herein by reference.
10.3 Participation Agreement dated as of December 26, 1984, among Storage
Equities, Inc., the Partnership, Public Storage, Inc., B. Wayne Hughes
and Kenneth Q. Volk, Jr. Previously filed with the Securities and
Exchange Commission as an exhibit to Storage Equities, Inc. Annual
Report on Form 10-K for the year ended December 31, 1984 and
incorporated herein by reference.
27 Financial data schedule. Filed herewith.
20
<PAGE>
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the Partnership has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized.
PS PARTNERS IV, LTD.
Dated: March 26, 1997 By: Public Storage, Inc., General Partner
By: /s/ B. Wayne Hughes
---------------------------------------
B. Wayne Hughes, Chairman of the Board
By: /s/ B. Wayne Hughes
---------------------------------------
B. Wayne Hughes, General Partner
Pursuant to the requirements of the Securities Exchange Act of 1934, this
report has been signed below by the following persons on behalf of the
Partnership in the capacities and on the dates indicated.
<TABLE>
<CAPTION>
Signature Capacity Date
- ---------------------------------- ------------------------------------------ -----------------------------
<S> <C> <C>
/s/ B. Wayne Hughes Chairman of the Board and Chief March 26, 1997
- ---------------------------------- Executive Officer of Public Storage, Inc. and
B. Wayne Hughes General Partner (principal executive officer)
/s/ Harvey Lenkin President and Director March 26, 1997
- ---------------------------------- of Public Storage, Inc.
Harvey Lenkin
/s/ John Reyes Senior Vice President and Chief Financial Officer March 26, 1997
- ---------------------------------- of Public Storage, Inc. (principal financial
John Reyes officer and principal accounting officer)
/s/ Robert J. Abernethy Director of Public Storage, Inc. March 26, 1997
- ----------------------------------
Robert J. Abernethy
/s/ Dann V. Angeloff Director of Public Storage, Inc. March 26, 1997
- ----------------------------------
Dann V. Angeloff
/s/ William C. Baker Director of Public Storage, Inc. March 26, 1997
- ----------------------------------
William C. Baker
/s/ Uri P. Harkham Director of Public Storage, Inc. March 26, 1997
- ----------------------------------
Uri P. Harkham
</TABLE>
21
<PAGE>
PS PARTNERS IV, LTD.
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
AND FINANCIAL STATEMENT SCHEDULES
(Item 14 (a))
Page
References
----------
Report of Independent Auditors F-1
Consolidated Financial Statements and Schedules:
Consolidated Balance Sheets as of December 31, 1996
and 1995 F-2
For the years ended December 31, 1996, 1995 and 1994:
Consolidated Statements of Income F-3
Consolidated Statements of Partners' Equity F-4
Consolidated Statements of Cash Flows F-5
Notes to Consolidated Financial Statements F-6 - F-8
Schedule
F-9 - F-12
III - Real Estate and Accumulated Depreciation
All other schedules have been omitted since the required information is not
present or not present in amounts sufficient to require submission of the
schedule, or because the information required is included in the consolidated
financial statements or the notes thereto.
22
<PAGE>
Report of Independent Auditors
The Partners
PS Partners IV, Ltd.
We have audited the consolidated balance sheets of PS Partners IV, Ltd. as of
December 31, 1996 and 1995 and the related consolidated statements of income,
partners' equity, and cash flows for each of the three years in the period ended
December 31, 1996. Our audits also included the financial statement schedule
listed in the Index at Item 14(a). These financial statements and schedule are
the responsibility of the Partnership's management. Our responsibility is to
express an opinion on these financial statements and schedule based on our
audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the consolidated financial statements referred to above present
fairly, in all material respects, the consolidated financial position of PS
Partners IV, Ltd. at December 31, 1996 and 1995, and the consolidated results of
its operations and its cash flows for each of the three years in the period
ended December 31, 1996 in conformity with generally accepted accounting
principles. Also, in our opinion, the related financial statement schedule, when
considered in relation to the basic financial statements taken as a whole,
presents fairly in all material respects the information set forth therein.
ERNST & YOUNG LLP
Los Angeles, CA
March 18, 1997
F-1
<PAGE>
<TABLE>
PS PARTNERS IV, LTD.
CONSOLIDATED BALANCE SHEETS
December 31, 1996 and 1995
<CAPTION>
1996 1995
---------------------------------------
ASSETS
<S> <C> <C>
Cash and cash equivalents $ 413,000 $ 464,000
Rent and other receivables 136,000 55,000
Real estate facilities, at cost:
Land 19,957,000 19,957,000
Buildings and equipment 73,238,000 71,328,000
---------------------------------------
93,195,000 91,285,000
Less accumulated depreciation (34,144,000) (30,692,000)
---------------------------------------
59,051,000 60,593,000
Other assets 232,000 158,000
---------------------------------------
$ 59,832,000 $ 61,270,000
=======================================
LIABILITIES AND PARTNERS' EQUITY
Accounts payable $ 1,049,000 $ 1,128,000
Advance payments from renters 402,000 418,000
Minority interest in general partnerships 38,611,000 37,887,000
Partners' equity:
Limited partners' equity, $500 per unit, 128,000
units authorized, issued and outstanding 19,490,000 21,536,000
General partners' equity 280,000 301,000
---------------------------------------
Total partners' equity 19,770,000 21,837,000
---------------------------------------
$ 59,832,000 $ 61,270,000
=======================================
</TABLE>
See accompanying footnotes.
F-2
<PAGE>
<TABLE>
<CAPTION>
PS PARTNERS IV, LTD.
CONSOLIDATED STATEMENTS OF INCOME
For the years ended December 31, 1996, 1995, and 1994
1996 1995 1994
------------------------------------------------------------
REVENUE:
<S> <C> <C> <C>
Rental income $ 14,998,000 $ 14,487,000 $ 13,923,000
Interest income 22,000 76,000 49,000
------------------------------------------------------------
15,020,000 14,563,000 13,972,000
------------------------------------------------------------
COSTS AND EXPENSES:
Cost of operations 5,792,000 5,524,000 5,476,000
Management fees 867,000 839,000 806,000
Depreciation and amortization 3,452,000 3,229,000 3,109,000
Administrative 139,000 175,000 117,000
------------------------------------------------------------
10,250,000 9,767,000 9,508,000
------------------------------------------------------------
Income before minority interest 4,770,000 4,796,000 4,464,000
Minority interest in income (3,838,000) (3,804,000) (3,590,000)
------------------------------------------------------------
NET INCOME $ 932,000 $ 992,000 $ 874,000
============================================================
Limited partners' share of net income
($4.89, $3.88, and $4.59 per unit in
1996, 1995, and 1994, respectively) $ 626,000 $ 497,000 $ 587,000
General partners' share of net income 306,000 495,000 287,000
============================================================
$ 932,000 $ 992,000 $ 874,000
============================================================
</TABLE>
See accompanying footnotes.
F-3
<PAGE>
<TABLE>
PS PARTNERS IV, LTD.
CONSOLIDATED STATEMENTS OF PARTNERS' EQUITY
For the years ended December 31, 1996, 1995, and 1994
<CAPTION>
Limited General
Partners Partners Total
------------------------------------------------------------
<S> <C> <C> <C>
Balances at December 31, 1993 $ 27,326,000 $ 360,000 $ 27,686,000
Net income 587,000 287,000 874,000
Distributions (2,509,000) (307,000) (2,816,000)
------------------------------------------------------------
Balances at December 31, 1994 25,404,000 340,000 25,744,000
Net income 497,000 495,000 992,000
Distributions (4,365,000) (534,000) (4,899,000)
------------------------------------------------------------
Balances at December 31, 1995 21,536,000 301,000 21,837,000
Net income 626,000 306,000 932,000
Distributions (2,672,000) (327,000) (2,999,000)
------------------------------------------------------------
Balances at December 31, 1996 $ 19,490,000 $ 280,000 $ 19,770,000
============================================================
</TABLE>
See accompanying footnotes.
F-4
<PAGE>
<TABLE>
<CAPTION>
PS PARTNERS IV, LTD.
CONSOLIDATED STATEMENTS OF CASH FLOWS
For the years ended December 31, 1996, 1995, and 1994
1996 1995 1994
------------------------------------------------------------
Cash flows from operating activities:
<S> <C> <C> <C>
Net income $ 932,000 $ 992,000 $ 874,000
Adjustments to reconcile net income to net cash
provided by operating activities
Depreciation and amortization 3,452,000 3,229,000 3,109,000
(Increase) decrease in rent and other receivables (81,000) (9,000) 40,000
Increase in other assets (74,000) (7,000) (5,000)
(Decrease) increase in accounts payable (79,000) 109,000 (8,000)
Decrease in advance payments from renters (16,000) (41,000) (24,000)
Minority interest in income 3,838,000 3,804,000 3,590,000
-----------------------------------------------------------
Total adjustments 7,040,000 7,085,000 6,702,000
------------------------------------------------------------
Net cash provided by operating activities 7,972,000 8,077,000 7,576,000
------------------------------------------------------------
Cash flows from investing activities:
Additions to real estate facilities (1,910,000) (998,000) (1,271,000)
------------------------------------------------------
Net cash used in investing activities (1,910,000) (998,000) (1,271,000)
------------------------------------------------------
Cash flows from financing activities:
Distributions to holder of minority interest (3,114,000) (3,428,000) (3,121,000)
Distributions to partners (2,999,000) (4,899,000) (2,816,000)
------------------------------------------------------
Net cash used in financing activities (6,113,000) (8,327,000) (5,937,000)
------------------------------------------------------
Net (decrease) increase in cash and cash equivalents (51,000) (1,248,000) 368,000
Cash and cash equivalents at the beginning of the year 464,000 1,712,000 1,344,000
------------------------------------------------------
Cash and cash equivalents at the end of the year $ 413,000 $ 464,000 $ 1,712,000
======================================================
</TABLE>
See accompanying footnotes.
F-5
<PAGE>
PS PARTNERS IV, LTD
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
DECEMBER 31, 1996
1. Summary of Significant Accounting Policies and Partnership Matters
------------------------------------------------------------------
Description of Partnership
--------------------------
PS Partners IV, Ltd. (the "Partnership") was formed with the
proceeds of an interstate public offering. PSI Associates II, Inc.
("PSA"), an affiliate of Public Storage Management, Inc., organized
the Partnership along with B. Wayne Hughes ("Hughes"). In September
1993, Storage Equities, Inc., now known as Public Storage Inc. ("PSI")
acquired the interest of PSA relating to its general partner capital
contribution in the Partnership and was substituted as a co-general
partner in place of PSA.
In 1995, there was a series of mergers among Public Storage
Management, Inc. (which was the Partnership's mini-warehouse
operator), Public Storage, Inc. and their affiliates (collectively,
"PSMI"), culminating in the November 16, 1995 merger (the "PSMI
Merger") of PSMI into Storage Equities, Inc. In the PSMI Merger,
Storage Equities, Inc. was renamed Public Storage, Inc. and it
acquired substantially all of PSMI's United States real estate
operations and became the operator of the Partnership's mini-warehouse
properties.
The Partnership has invested in existing mini-warehouse storage
facilities which offer self-service storage spaces for lease, usually
on a month-to-month basis, to the general public and, to a lesser
extent, in existing business park facilities which offer industrial
and office space for lease.
The Partnership has ownership interests in 33 properties, which
exclude 3 properties transferred to American Office Park Properties,
L.P. ("AOPPLP") in January 1997 (see Note 6). 32 of the properties are
owned jointly through 23 general partnerships (the "Joint Ventures")
with PSI. For tax administrative efficiency the Joint Ventures were
subsequently consolidated into a single general partnership. The
Partnership is the managing general partner of the Joint Ventures,
with ownership interests in the Joint Ventures ranging from 49.8% to
50.9%.
Basis of Presentation
---------------------
The consolidated financial statements include the accounts of the
Partnership and the Joint Ventures. PSI's ownership interest in the
Joint Ventures is shown as minority interest in general partnerships
in the accompanying consolidated balance sheets. All significant
intercompany balances and transactions have been eliminated.
Minority interest in income represents PSI's share of net income
with respect to the Joint Ventures. Under the terms of the partnership
agreement all depreciation and amortization with respect to each Joint
Venture is allocated solely to the Partnership until the limited
partners recover their initial capital contribution. Thereafter, all
depreciation and amortization is allocated solely to PSI until it
recovers its initial capital contribution. All remaining depreciation
and amortization is allocated to the Partnership and PSI in proportion
to their ownership percentages. During 1996, $50,000 was allocated to
PSI with respect to the above provision.
Under the terms of the partnership agreements, for property
acquisitions in which PSI issued convertible securities to the sellers
for its interest, PSI's rights to receive cash flow distributions from
the partnerships for any year after the first year of operation are
subordinated to cash distributions to the Partnership equal to a
cumulative annual 7% of its cash investment (not compounded). These
agreements also specify that upon sale or refinancing of a property
for more than its original purchase price, distribution of proceeds to
PSI is subordinated to the return to the Partnership of the amount of
its cash investment and the 7% distribution described above.
In addition to the above provisions, PSI has the right to compel
the sale of each property in the general partnerships at any time
after seven years from the date of acquisition at not less than its
independently determined fair market value provided the Partnership
receives its share of the net sales proceeds solely in cash. PSI's
right to require the Partnership to sell all of the jointly owned
properties became exercisable during 1992.
F-6
<PAGE>
1. Summary of Significant Accounting Policies and Partnership Matters
(continued)
------------------------------------------------------------------
Real Estate Facilities
----------------------
The Partnership depreciates the buildings and equipment on a
straight-line method over estimated useful lives of 25 and 5 years,
respectively. Leasing commissions relating to business park properties
are expensed when incurred.
In 1995, the Financial Accounting Standards Board issued
Statement of Financial Accounting Standards No. 121 ("Statement 121"),
"Accounting for the Impairment of Long-Lived Assets and for Long-Lived
Assets to be Disposed of." Statement 121 requires impairment losses to
be recorded on long-lived assets used in operations when indicators of
impairment are present and the undiscounted cash flows estimated to be
generated by those assets are less than the assets' carrying amount.
Statement 121 also addresses the method of accounting for long-lived
assets that are expected to be disposed. The Partnership adopted
Statement 121 in 1996 and the adoption had no effect.
Revenue Recognition
-------------------
Property rents are recognized as earned.
Allocation of Net Income or Loss
--------------------------------
The General Partners' share of net income or loss consists of an
amount attributable to their 1% capital contribution and an additional
percentage of cash flow (as defined, see Note 3) which relates to the
General Partners' share of cash distributions as set forth in the
Partnership Agreement. All remaining net income or loss is allocated
to the limited partners.
Per Unit Data
-------------
Per unit data is based on the number of limited partnership units
(128,000) outstanding during the year.
Cash Distributions
------------------
The Partnership Agreement provides for quarterly distributions of
cash flow from operations (as defined). Cash distributions per unit
were $20.88, $34.10, and $19.60 for 1996, 1995, and 1994,
respectively.
Cash and Cash Equivalents
-------------------------
For financial statement purposes, the Partnership considers all
highly liquid investments purchased with a maturity of three months or
less to be cash equivalents.
Environmental Cost
------------------
Substantially all of the Partnership's facilities were acquired
prior to the time that it was customary to conduct extensive
environmental investigations in connection with the property
acquisitions. During the fourth quarter of 1995, an independent
environmental consulting firm completed environmental assessments on
the Partnership's properties to evaluate the environmental condition
of, and potential environmental liabilities of such properties.
Administrative expense in 1995 includes $37,000 in relation to these
assessments. During 1996, the Partnership paid approximately $12,000
in related costs. Based on the assessments, the Partnership believes
there are no environmental remediation requirements at this time.
Although there can be no assurance, the Partnership is not aware of
any unaccrued environmental contamination of its facilities which
individually or in the aggregate would be material to the
Partnership's overall business, financial condition, or results of
operations.
Use of Estimates
----------------
The preparation of the financial statements in conformity with
generally accepted accounting principles requires management to make
estimates and assumptions that affect the amounts reported in the
financial statements and accompanying notes. Actual results could
differ from those estimates.
F-7
<PAGE>
2. General Partners' Equity
------------------------
The General Partners have a 1% interest in the Partnership. In
addition, the General Partners have a 10% interest in cash
distributions attributable to operations, exclusive of distributions
attributable to sales and financing proceeds.
Proceeds from sales and refinancings will be distributed entirely
to the limited partners until the limited partners recover their
investment plus a cumulative 8% annual return (not compounded);
thereafter, the General Partners have a 15% interest in remaining
proceeds.
3. Related Party Transactions
--------------------------
The Partnership has a management agreement with PSI pursuant to
which PSI operates the Partnership's mini-warehouses for a fee equal
to 6% of the facilities' monthly gross revenue (as defined). Through
1996, the Partnership's commercial properties were operated by Public
Storage Commercial Properties Group, Inc. ("PSCPG") pursuant to a
management agreement which provides for a fee equal to 5% of the
facilities' monthly gross revenue (as defined).
PSI has a 95% economic interest in PSCPG and the Hughes Family
had a 5% economic interest in PSCPG until December 1996, when the
Hughes Family sold its interest to Ronald L. Havner, Jr., formerly
Senior Vice President and Chief Financial Officer of PSI, who became
the Chief Executive Officer of PSCPG. PSCPG, now known as American
Office Park Properties, Inc., issued additional voting common stock to
two other unaffiliated investors. See Note 6.
4. Leases
-------
The Partnership has invested primarily in existing mini-warehouse
storage facilities which offer self-service storage spaces for lease
to the general public. Leases for such space are usually on a
month-to-month basis.
5. Taxes Based on Income
---------------------
Taxes based on income are the responsibility of the individual
partners and, accordingly, the Partnership's consolidated financial
statements do not reflect a provision for such taxes.
Taxable net (loss) income was $(950,000), $585,000, and $382,000
for the years ended December 31, 1996, 1995, and 1994, respectively.
The difference between taxable income and book income is primarily
related to timing differences in depreciation expense.
6. Subsequent Event
----------------
In January 1997, the Partnership and PSI and other related
partnerships transferred a total of 35 business parks to AOPPLP, an
operating partnership formed to own and operate business parks in
which PSI has an approximate 85% economic interest. Included among the
properties transferred was the Partnership's transfer of its business
parks to AOPPLP in exchange for a 7.5% interest in AOPPLP. The general
partner of AOPPLP is PSCPG, now known as American Office Park
Properties, Inc.
F-8
<PAGE>
<TABLE>
PS PARTNERS IV, LTD.
SCHEDULE III - REAL ESTATE
AND ACCUMULATED DEPRECIATION
<CAPTION>
Costs
Initial Cost subsequent
------------------------------------ to acquisition
Date Building & Building &
Acquired Description Encumbrances Land Improvement Improvements
- ---------------------------------------------------------------------------------------------------------
Mini-warehouses
<S> <C> <C> <C> <C> <C>
4/85 Austin/ S. First - $ 778,000 $ 1,282,000 $ 157,000
4/85 Cincinnati/ E. Kemper - 232,000 1,573,000 222,000
4/85 Cincinnati/ Colerain - 253,000 1,717,000 248,000
4/85 Florence/ Tanner Lane - 218,000 1,477,000 247,000
5/85 Tacoma/ Phillips Rd. - 396,000 1,204,000 164,000
5/85 Milwaukie/ Mcloughlin II - 458,000 742,000 268,000
7/85 San Diego/ Kearny Mesa Rd - 783,000 1,750,000 288,000
5/85 Manchester/ S. Willow II - 371,000 2,129,000 (255,000)
6/85 N. Hollywood/ Raymer - 967,000 848,000 233,000
</TABLE>
<TABLE>
PS PARTNERS IV, LTD.
SCHEDULE III - REAL ESTATE
AND ACCUMULATED DEPRECIATION
<CAPTION>
Gross Carrying Amount
At December 31, 1996
--------------------------------------------------------------------
Date Building & Accumulated
Acquired Description Land Improvements Total Depreciation
- -----------------------------------------------------------------------------------------------------------
Mini-warehouses
<S> <C> <C> <C> <C> <C>
4/85 Austin/ S. First $ 778,000 $ 1,439,000 $ 2,217,000 $ 675,000
4/85 Cincinnati/ E. Kemper 232,000 1,795,000 2,027,000 816,000
4/85 Cincinnati/ Colerain 253,000 1,965,000 2,218,000 903,000
4/85 Florence/ Tanner Lane 218,000 1,724,000 1,942,000 774,000
5/85 Tacoma/ Phillips Rd. 396,000 1,368,000 1,764,000 623,000
5/85 Milwaukie/ Mcloughlin II 458,000 1,010,000 1,468,000 457,000
7/85 San Diego/ Kearny Mesa Rd 783,000 2,038,000 2,821,000 940,000
5/85 Manchester/ S. Willow II 371,000 1,874,000 2,245,000 880,000
6/85 N. Hollywood/ Raymer 967,000 1,081,000 2,048,000 500,000
</TABLE>
F-9
<PAGE>
<TABLE>
PS PARTNERS IV, LTD.
SCHEDULE III - REAL ESTATE
AND ACCUMULATED DEPRECIATION
<CAPTION>
Costs
Initial Cost subsequent
------------------------------------ to acquisition
Date Building & Building &
Acquired Description Encumbrances Land Improvement Improvements
- ------------------------------------------------------------------------------------------------------------
Mini-warehouses
<S> <C> <C> <C> <C> <C>
7/85 Scottsdale/ 70th St - 632,000 1,368,000 181,000
7/85 Concord/ Hwy 29 - 150,000 750,000 187,000
10/85 N. Hollywood/ Whitsett - 1,524,000 2,576,000 259,000
10/85 Portland/ SE 82nd St - $ 354,000 $ 496,000 $ 226,000
9/85 Madison/ Copps Ave. - 450,000 1,150,000 294,000
9/85 Columbus/ Sinclair - 307,000 893,000 122,000
9/85 Philadelphia/ Tacony St - 118,000 1,782,000 140,000
10/85 Perrysburg/ Helen Dr. - 110,000 1,590,000 (186,000)
10/85 Columbus/ Ambleside - 124,000 1,526,000 (207,000)
10/85 Indianapolis/ Pike Place - 229,000 1,531,000 161,000
10/85 Indianapolis/ Beach Grove - 198,000 1,342,000 145,000
10/85 Hartford/ Roberts - 219,000 1,481,000 297,000
10/85 Wichita/ S. Rock Rd. - 501,000 1,478,000 (80,000)
10/85 Wichita/ E. Harry - 313,000 1,050,000 (91,000)
10/85 Wichita/ S. Woodlawn - 263,000 905,000 (103,000)
10/85 Wichita/ E. Kellogg - 185,000 658,000 (133,000)
10/85 Wichita/ S. Tyler - 294,000 1,004,000 (2,000)
10/85 Wichita/ W. Maple - $ 234,000 $ 805,000 $ (184,000)
</TABLE>
<TABLE>
PS PARTNERS IV, LTD.
SCHEDULE III - REAL ESTATE
AND ACCUMULATED DEPRECIATION
<CAPTION>
Gross Carrying Amount
At December 31, 1996
--------------------------------------------------------------------
Date Building & Accumulated
Acquired Description Land Improvements Total Depreciation
- ----------------------------------------------------------------------------------------------------------
Mini-warehouses
<S> <C> <C> <C> <C> <C>
7/85 Scottsdale/ 70th St 632,000 1,549,000 2,181,000 702,000
7/85 Concord/ Hwy 29 150,000 937,000 1,087,000 420,000
10/85 N. Hollywood/ Whitsett 1,524,000 2,835,000 4,359,000 1,249,000
10/85 Portland/ SE 82nd St $ 354,000 $ 722,000 $ 1,076,000 $ 331,000
9/85 Madison/ Copps Ave. 450,000 1,444,000 1,894,000 660,000
9/85 Columbus/ Sinclair 307,000 1,015,000 1,322,000 454,000
9/85 Philadelphia/ Tacony St 118,000 1,922,000 2,040,000 868,000
10/85 Perrysburg/ Helen Dr. 110,000 1,404,000 1,514,000 635,000
10/85 Columbus/ Ambleside 124,000 1,319,000 1,443,000 600,000
10/85 Indianapolis/ Pike Place 229,000 1,692,000 1,921,000 757,000
10/85 Indianapolis/ Beach Grove 198,000 1,487,000 1,685,000 651,000
10/85 Hartford/ Roberts 219,000 1,778,000 1,997,000 769,000
10/85 Wichita/ S. Rock Rd. 642,000 1,257,000 1,899,000 583,000
10/85 Wichita/ E. Harry 313,000 959,000 1,272,000 434,000
10/85 Wichita/ S. Woodlawn 263,000 802,000 1,065,000 353,000
10/85 Wichita/ E. Kellogg 185,000 525,000 710,000 237,000
10/85 Wichita/ S. Tyler 294,000 1,002,000 1,296,000 450,000
10/85 Wichita/ W. Maple $ 234,000 $ 621,000 $ 855,000 $ 279,000
</TABLE>
F-10
<PAGE>
<TABLE>
PS PARTNERS IV, LTD.
SCHEDULE III - REAL ESTATE
AND ACCUMULATED DEPRECIATION
<CAPTION>
Costs
subsequent
Initial Cost to acquisition
------------------------------------
Date Building & Building &
Acquired Description Encumbrances Land Improvement Improvements
- ----------------------------------------------------------------------------------------------------------
Mini-warehouses
<S> <C> <C> <C> <C> <C>
10/85 Wichita/ Carey Lane - 192,000 674,000 (132,000)
10/85 Wichita/ E. Macarthur - 220,000 775,000 (192,000)
10/85 Joplin/ S. Range Line - 264,000 904,000 (69,000)
12/85 Milpitas - 1,623,000 1,577,000 250,000
12/85 Pleasanton/ Santa Rita - 1,226,000 2,078,000 251,000
7/88 Fort Wayne - 101,000 1,524,000 (19,000)
Business
parks
7/85 Timberway - 2,221,000 12,179,000 2,841,000
10/85 One Park Ten - 2,365,000 6,215,000 3,320,000
10/85 Park Terrace - 943,000 2,477,000 1,021,000
------------------------------------------------------------------------
TOTAL - $ 19,816,000 $ 63,510,000 $ 9,869,000
========================================================================
</TABLE>
<TABLE>
PS PARTNERS IV, LTD.
SCHEDULE III - REAL ESTATE
AND ACCUMULATED DEPRECIATION
<CAPTION>
Gross Carrying Amount
At December 31, 1996
--------------------------------------------------------------------
Date Building & Accumulated
Acquired Description Land Improvements Total Depreciation
- ----------------------------------------------------------------------------------------------------------
Mini-warehouses
<S> <C> <C> <C> <C> <C>
10/85 Wichita/ Carey Lane 192,000 542,000 734,000 245,000
10/85 Wichita/ E. Macarthur 220,000 583,000 803,000 271,000
10/85 Joplin/ S. Range Line 264,000 835,000 1,099,000 385,000
12/85 Milpitas 1,623,000 1,827,000 3,450,000 793,000
12/85 Pleasanton/ Santa Rita 1,226,000 2,329,000 3,555,000 999,000
7/88 Fort Wayne 101,000 1,505,000 1,606,000 519,000
Business
parks
7/85 Timberway 2,221,000 15,020,000 17,241,000 7,566,000
10/85 One Park Ten 2,365,000 9,535,000 11,900,000 4,094,000
10/85 Park Terrace 943,000 3,498,000 4,441,000 2,272,000
------------------------------------------------------------------------
TOTAL $ 19,957,000 $ 73,238,000 $ 93,195,000 $ 34,144,000
========================================================================
</TABLE>
F-11
<PAGE>
<TABLE>
<CAPTION>
PS PARTNERS IV, LTD.
A CALIFORNIA LIMITED PARTNERSHIP
REAL ESTATE RECONCILIATION
SCHEDULE III (CONTINUED)
(B) The following is a reconciliation of cost and related accumulated
depreciation.
GROSS COST CARRYING RECONCILIATION
Years Ended December 31,
----------------------------------------------------
1996 1995 1994
----------------------------------------------------
<S> <C> <C> <C>
Balance at beginning of the period $ 91,285,000 $ 90,287,000 $ 89,016,000
Additions during the period:
Improvements, etc. 1,910,000 998,000 1,271,000
Deductions during the period: - - -
----------------------------------------------------
Balance at the close of the period $ 93,195,000 $ 91,285,000 $ 90,287,000
====================================================
ACCUMULATED DEPRECIATION RECONCILIATION
Years Ended December 31,
----------------------------------------------------
1996 1995 1994
----------------------------------------------------
Balance at beginning of the period $ 30,692,000 $ 27,463,000 $ 24,354,000
Additions during the period:
Depreciation 3,452,000 3,229,000 3,109,000
Deductions during the period: - - -
----------------------------------------------------
Balance at the close of the period $ 34,144,000 $ 30,692,000 $ 27,463,000
====================================================
</TABLE>
(C) The aggregate cost of real estate for Federal income tax purposes is
$91,917,000 at December 31, 1996.
F-12
<TABLE> <S> <C>
<ARTICLE> 5
<CIK> 0000748901
<NAME> PS PARTNERS IV, LTD.
<MULTIPLIER> 1
<CURRENCY> U.S
<S> <C>
<PERIOD-TYPE> 12-Mos
<FISCAL-YEAR-END> Dec-31-1996
<PERIOD-START> Jan-01-1996
<PERIOD-END> Dec-31-1996
<EXCHANGE-RATE> 1
<CASH> 413,000
<SECURITIES> 0
<RECEIVABLES> 136,000
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 549,000
<PP&E> 93,195,000
<DEPRECIATION> (34,144,000)
<TOTAL-ASSETS> 59,832,000
<CURRENT-LIABILITIES> 1,451,000
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 19,770,000
<TOTAL-LIABILITY-AND-EQUITY> 59,832,000
<SALES> 0
<TOTAL-REVENUES> 15,020,000
<CGS> 0
<TOTAL-COSTS> 6,659,000
<OTHER-EXPENSES> 3,591,000
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 932,000
<INCOME-TAX> 0
<INCOME-CONTINUING> 932,000
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 932,000
<EPS-PRIMARY> 4.89
<EPS-DILUTED> 4.89
</TABLE>
