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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
(MARK ONE)
[X] QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
FOR THE QUARTERLY PERIOD ENDED, JUNE 30, 1998
-------------------------------------------------
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
FOR THE TRANSITION PERIOD FROM TO
---------------------- ------------------------
COMMISSION FILE NO. 2-92121
DEL TACO RESTAURANT PROPERTIES II
A CALIFORNIA LIMITED PARTNERSHIP
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)
<TABLE>
<S> <C>
CALIFORNIA 33-0064245
(STATE OR OTHER JURISDICTION OF (I.R.S. EMPLOYER
INCORPORATION OR ORGANIZATION) IDENTIFICATION NO.)
23041 AVENIDA DE LA CARLOTA, LAGUNA HILLS, CALIFORNIA 92653
(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES) (ZIP CODE)
</TABLE>
(949) 462-9300
(REGISTRANT'S TELEPHONE NUMBER, INCLUDING AREA CODE)
INDICATE BY CHECK MARK WHETHER THE REGISTRANT (1) HAS FILED ALL REPORTS
REQUIRED TO BE FILED BY SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF
1934 DURING THE PRECEDING 12 MONTHS (OR FOR SUCH SHORTER PERIOD THAT THE
REGISTRANT WAS REQUIRED TO FILE SUCH REPORTS), AND (2) HAS BEEN SUBJECT TO SUCH
FILING REQUIREMENTS FOR THE PAST 90 DAYS. YES [X] NO [ ]
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INDEX
DEL TACO RESTAURANT PROPERTIES II
---------------------------------
<TABLE>
<CAPTION>
PART I. FINANCIAL INFORMATION PAGE NUMBER
- ------------------------------ -----------
<S> <C>
Item 1. Financial Statements and Supplementary Data
Balance Sheets at June 30, 1998 (Unaudited) and
December 31, 1997 3
Statements of Income for the three and six months ended
June 30, 1998 and 1997 (Unaudited) 4
Statements of Cash Flows for the six months ended
June 30, 1998 and 1997 (Unaudited) 5
Notes to Financial Statements 6
Item 2. Management's Discussion and Analysis of
Financial Condition and Results of Operations 9
PART II. OTHER INFORMATION
- --------------------------
Item 6. Exhibits and Reports on Form 8-K 11
SIGNATURES 12
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</TABLE>
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DEL TACO RESTAURANT PROPERTIES II
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BALANCE SHEETS
--------------
<TABLE>
<CAPTION>
June 30, December 31,
1998 1997
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(UNAUDITED)
<S> <C> <C>
ASSETS
------
CURRENT ASSETS:
Cash $ 125,114 $ 119,687
Receivable from General Partner (Note 4) 41,002 38,332
Deposits 2,406 1,000
---------- ----------
Total current assets 168,522 159,019
---------- ----------
PROPERTY AND EQUIPMENT, AT COST:
Land and improvements 1,806,006 1,806,006
Buildings and improvements 1,238,879 1,238,879
Machinery and equipment 898,950 898,950
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3,943,835 3,943,835
Less--accumulated depreciation 1,517,361 1,490,271
---------- ----------
2,426,474 2,453,564
---------- ----------
$2,594,996 $2,612,583
========== ==========
LIABILITIES AND PARTNERS' EQUITY
--------------------------------
CURRENT LIABILITIES:
Payable to Limited Partners $ 13,273 $ 6,608
Accounts Payable 1,896 7,365
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Total current liabilities 15,169 13,973
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PARTNERS' EQUITY:
Limited Partners 2,603,079 2,621,674
General Partner-Del Taco, Inc. (23,252) (23,064)
---------- ----------
2,579,827 2,598,610
---------- ----------
$2,594,996 $2,612,583
========== ==========
</TABLE>
The accompanying notes are an
integral part of these financial statements
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DEL TACO RESTAURANT PROPERTIES II
---------------------------------
STATEMENTS OF INCOME
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(UNAUDITED)
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<TABLE>
<CAPTION>
THREE MONTHS ENDED SIX MONTHS ENDED
JUNE 30 JUNE 30
----------------------- ----------------------
1998 1997 1998 1997
-------- -------- -------- --------
<S> <C> <C> <C> <C>
REVENUES:
Rent (Notes 3 and 4) $121,761 $112,498 $230,189 $216,665
Interest 317 642 787 1,572
Other 425 175 950 250
-------- -------- -------- --------
122,503 113,315 231,926 218,487
-------- -------- -------- --------
EXPENSES:
General and administrative 11,612 9,523 33,490 31,417
Depreciation 13,545 36,019 27,090 72,038
-------- -------- -------- --------
25,157 45,542 60,580 103,455
-------- -------- -------- --------
Net income $ 97,346 $ 67,773 $171,346 $115,032
======== ======== ======== ========
Net income per Limited
Partnership Unit (Note 2) $3.57 $2.48 $6.28 $4.22
===== ===== ===== =====
</TABLE>
The accompanying notes are an
integral part of these financial statements.
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DEL TACO RESTAURANT PROPERTIES II
---------------------------------
STATEMENTS OF CASH FLOWS
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(UNAUDITED)
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<TABLE>
<CAPTION>
SIX MONTHS ENDED
JUNE 30
-----------------------
1998 1997
-------- --------
<S> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income $171,346 $115,032
Adjustments to reconcile net income to net
cash provided by operating activities:
Depreciation 27,090 72,038
Increase (decrease) in payable to
Limited Partner 6,665 (109)
Increase in receivable
from General Partner (2,670) (741)
Decrease in accounts payable (5,468) (479)
Increase in deposits (1,406) -
-------- --------
Net cash provided by operating activities 195,557 185,741
CASH FLOWS FROM FINANCING ACTIVITIES:
Cash distributions to partners (190,130) (196,669)
-------- --------
Net increase (decrease) in cash 5,427 (10,928)
Beginning cash balance 119,687 117,357
-------- --------
Ending cash balance $125,114 $106,429
======== ========
</TABLE>
The accompanying notes are an
integral part of these financial statements.
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DEL TACO RESTAURANT PROPERTIES II
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NOTES TO FINANCIAL STATEMENTS
-----------------------------
JUNE 30, 1998
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NOTE 1 - BASIS OF PRESENTATION
The accompanying financial statements, some of which are unaudited, have been
prepared in accordance with generally accepted accounting principles for interim
financial information and with the instructions to Form 10-Q and Article 10 of
Regulation S-X. Accordingly, they do not include all of the information and
footnotes required by generally accepted accounting principles for complete
financial statements and should therefore be read in conjunction with the
financial statements and notes thereto contained in the Registrant's annual
report on Form 10-K for the year ended December 31, 1997. In the opinion of
management, all adjustments (consisting of normal recurring accruals) necessary
to present fairly the partnership's financial position at June 30, 1998, the
results of operations and cash flows for the six month periods ended June 30,
1998 and 1997 have been included. Operating results for the three and six months
ended June 30, 1998 are not necessarily indicative of the results that may be
expected for the year ending December 31, 1998.
NOTE 2 - NET INCOME PER LIMITED PARTNERSHIP UNIT
Net income per Limited Partnership Unit is based upon the weighted average
number of Units outstanding during the periods presented which amounted to
27,006 in 1998 and 1997.
Pursuant to the Partnership Agreement, annual partnership income or loss is
allocated one percent to the General Partner and 99 percent to the Limited
Partners. Partnership gains from any sale or refinancing will be allocated one
percent to the General Partner and 99 percent to the Limited Partners until
allocated gains and profits equal losses, distributions and syndication costs
previously allocated. Additional gains will be allocated 15 percent to the
General Partner and 85 percent to the Limited Partners.
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DEL TACO RESTAURANT PROPERTIES II
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NOTES TO FINANCIAL STATEMENTS - CONTINUED
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JUNE 30, 1998
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NOTE 3 - LEASING ACTIVITIES
The Registrant leases (the "Leases") certain properties (the "Properties") for
operation of restaurants to Del Taco, Inc. ("General Partner") on a triple net
basis. The Leases are for terms of 35 years commencing with the completion of
the restaurant facility located on each Property and require monthly rentals
equal to 12 percent of the gross sales of the restaurants. There is no minimum
rental under any of the Leases. The Registrant had a total of five Properties
leased as of June 30, 1998 and 1997.
For the three months ended June 30, 1998, the five restaurants operated by Del
Taco, for which the Registrant is the lessor, had combined, unaudited sales of
$1,014,674 and net income of $65,788 as compared to $937,483 and $38,972
respectively, for the corresponding period in 1997. Net income by restaurant
includes charges for general and administrative expenses incurred in connection
with supervision of restaurant operations and interest expense.
For the six months ended June 30, 1998, the five restaurants operated by Del
Taco, for which the Registrant is the lessor, had combined, unaudited sales of
$1,918,242 and net income of $105,787 as compared to $1,805,542 and $80,473
respectively, for the corresponding period in 1997.
For the three months and six months ended June 30, 1998, the Clay Street
restaurant in Pedley (Riverside), California reported net income of $3,191 and
$4,010 as compared to net income of $743 and a net loss of $1,282 respectively,
for the corresponding period in 1997.
NOTE 4 - TRANSACTIONS WITH DEL TACO
The receivable from General Partner consists primarily of rent accrued for the
month of June. The June rent was collected on July 10, 1998.
Del Taco, Inc. serves in the capacity of general partner in other partnerships
which are engaged in the business of operating restaurants and four partnerships
which were formed for the purpose of acquiring real property in California for
construction of Mexican-American restaurants for lease under long-term
agreements to Del Taco, Inc. for operation under the Del Taco trade name.
In addition, see Note 5 with respect to certain distributions to the General
Partner.
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DEL TACO RESTAURANT PROPERTIES II
---------------------------------
NOTES TO FINANCIAL STATEMENTS - CONTINUED
-----------------------------------------
JUNE 30, 1998
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NOTE 5 - DISTRIBUTIONS
On July 15, 1998, a distribution to the Limited Partners of $102,570 or
approximately $3.80 per Limited Partnership Unit, was approved. Such
distribution was paid on August 5, 1998. The General Partner also received a
distribution of $1,036 with respect to its 1% partnership interest.
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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
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OF OPERATIONS
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Liquidity and Capital Resources
- -------------------------------
The Registrant commenced offering of Limited Partnership Units on September 11,
1984. By December 31, 1985, the sale of such Units provided a total
capitalization for the Registrant of $6,751,500. Fifteen percent of the cash
received from the sale of Limited Partnership Units was used to pay commissions
to brokers and to reimburse the General Partner for offering costs incurred. The
remaining funds were expended for the acquisition of sites and construction of
seven restaurants. In June 1986, the first two restaurants opened for business.
Four additional restaurants opened in 1987, and the seventh restaurant opened in
April of 1988. Approximately $5,600,000 was expended for such purposes. Two
restaurants were sold in 1994.
Since the restaurants owned by the Registrant commenced operation, cash flow
from Lease payments received from Del Taco, the Registrant's General Partner,
which leases all five remaining restaurants, has provided adequate liquidity for
operation of the Registrant. However, the Registrant's overwhelmingly
predominant source of income to meet its expenses and fund distributions to its
Limited Partners is payments from Del Taco under the Leases, comprising
primarily rent calculated on the basis of the gross sales of the restaurants
operated on the Properties, as to which there are no contractually specified
minimum or guaranteed amounts. Thus, the adequacy of the Registrant's liquidity
and capital resources in the future will depend primarily upon the gross
revenues of such restaurants as well as upon Del Taco's financial condition and
results of operations generally.
Results of Operations
- ---------------------
The Registrant owned seven Properties that were under long-term lease to Del
Taco for restaurant operations. Two restaurants were sold in 1994 and five are
currently operating. For the five operating Del Taco restaurants, the Registrant
receives rental revenues equal to 12 percent of restaurant sales.
Rental revenues for the three months ended June 30, increased from $112,498 in
1997 to $121,761 in 1998. The Registrant had rental revenues of $230,189 for the
six months ended June 30, 1998, representing an increase from the rental
revenues of $216,665 in 1997. The increase in revenues is directly attributable
to increased sales at the restaurants.
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The following table sets forth rental revenue earned by restaurant for the
quarter and year to date:
<TABLE>
<CAPTION>
THREE MONTHS ENDED SIX MONTHS ENDED
JUNE 30 JUNE 30
------------------- ---------------------
1998 1997 1998 1997
------- ------- ------- -------
<S> <C> <C> <C> <C>
Bear Valley Rd., Victorville, CA $ 23,772 22,556 45,273 42,848
West Valley Blvd., Colton, CA 25,506 23,370 48,150 44,103
Palmdale Blvd., Palmdale, CA 20,262 22,085 39,229 46,207
DeAnza Country Shopping Center, Pedley, CA 16,145 14,041 30,808 26,173
Varner Road, Thousand Palms, CA 36,076 30,446 66,729 57,334
------- ------- ------- -------
Total $ 121,761 112,498 230,189 216,665
======= ======= ======= =======
</TABLE>
The following table sets forth the percentage relationship to total general and
administrative expenses of items included in the Registrant's Statements of
Income:
<TABLE>
<CAPTION>
Percentage of Total
General & Administrative Expense
--------------------------------
Six Months Ended
June 30
-----------------
1998 1997
------ ------
<S> <C> <C>
Accounting fees 64.66% 68.57%
Distribution of information to
Limited Partners 35.34 31.43
------ ------
100.00% 100.00%
====== ======
</TABLE>
Operating expenses include general and administrative expenses which consist
primarily of accounting fees and costs of distribution of information to the
Limited Partners. General and administrative expenses increased for the three
months ended June 30 from $9,523 in 1997 to $11,612 in 1998. For the six months
ended June 30, general and administrative expenses increased from $31,417 in
1997 to $33,490 in 1998. General and administrative expenses increased due to
increased costs of printing and distribution. Depreciation expense was $36,019
for the three months ended June 30, 1997 and $13,545 for the three months ended
June 30, 1998. The Registrant incurred depreciation expense in the amount of
$72,038 for the six months ended June 30, 1997 and $27,090 for the six months
ended June 30, 1998. The decrease in depreciation expense was a result of
certain equipment becoming fully depreciated.
For the three months ended June 30, 1998 revenues increased $9,188 and expenses
decreased $20,385 creating an increase in net income from $67,773 in 1997 to
$97,346 in 1998. As a result of increased revenues totaling $13,439 for the six
months ended June 30, 1998 and decreased expenses totaling $42,875 for the six
months ended June 30, 1998, the net income of the Registrant increased from
$115,032 for the six months ended June 30, 1997 to $171,346 for the
corresponding period in 1998.
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For the reasons stated under "Liquidity and Capital Resources" above, the
Registrant's results of operations in the future will depend primarily upon the
gross revenues of the restaurants located on the Properties leased to Del Taco
as well as upon Del Taco's financial condition and results of operations
generally.
PART II. OTHER INFORMATION
- --------------------------
Item 6. Exhibits and Reports on Form 8-K
(a) Exhibit 27 - Financial Data Schedule.
(b) No reports on Form 8-K were filed during the six months ended June 30, 1998.
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.
DEL TACO RESTAURANT PROPERTIES II
(a California limited partnership)
Registrant
Del Taco, Inc.
General Partner
Date: July 31, 1998 /s/ Robert J. Terrano
---------------------------
Robert J. Terrano
Executive Vice President,
Chief Financial Officer
Date: July 31, 1998 /s/ C. Douglas Mitchell
-----------------------
C. Douglas Mitchell
Vice President and Corporate
Controller
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EXHIBIT INDEX
<TABLE>
<CAPTION>
Exhibit
Number Description
- ------ -----------
<C> <S>
27 Financial Data Schedule.
</TABLE>
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 6-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-START> JAN-01-1998
<PERIOD-END> JUN-30-1998
<CASH> 125,114
<SECURITIES> 2,406
<RECEIVABLES> 41,002
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 168,522
<PP&E> 3,943,835
<DEPRECIATION> 1,517,361
<TOTAL-ASSETS> 2,594,996
<CURRENT-LIABILITIES> 15,169
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 2,579,827
<TOTAL-LIABILITY-AND-EQUITY> 2,594,996
<SALES> 0
<TOTAL-REVENUES> 231,926
<CGS> 0
<TOTAL-COSTS> 60,580
<OTHER-EXPENSES> 0
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 171,346
<INCOME-TAX> 0
<INCOME-CONTINUING> 171,346
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 171,346
<EPS-PRIMARY> 6.28
<EPS-DILUTED> 6.28
</TABLE>
