FORM 10-K
U.S. SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
|X| ANNUAL REPORT UNDER SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934 For the fiscal year ended December 31, 1997
OR
|_| TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 For the transition period from _________ to
---------.
Commission File number 0-15755
FJS PROPERTIES FUND I, L.P.
(Exact name of registrant as specified in its charter)
Delaware 13-3252067
(State of other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
264 Route 537 East, Colts Neck, NJ 07722 (Address of principal
executive offices) (Zip Code)
Registrant's telephone number, including area code 732-542-9209
Securities registered pursuant to Section 12(b) of the Exchange Act:
Title of each class Name of each exchange on which registered
NONE N/A
Securities registered pursuant to Section 12(g) of the Exchange Act:
Units of Limited Partnership Interest
(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 this
Form 10-K. [X]
<PAGE>
State the aggregate market value of the voting stock held by non-affiliates
computed by reference to the price at which the stock was sold, or the average
bid and asked prices of such stock, as of a specified date within the past 60
days. N/A
No public market exists. However, 1,843 Units were acquired as of December
31, 1997, in a registered tender offer by unaffiliated third parties at a price
per Unit of $75. This would yield an aggregate market value of the Units held by
non-affiliates of $1,258,725.
Documents Incorporated by Reference
Prospectus of Registrant, dated June 10, 1985, as supplemented by
Supplement dated November 7, 1985, filed pursuant to Rule 424 under the
Securities Act of 1933. Annual Report on Form 10-K of Registrant for the fiscal
years ended December 31, 1986 through Decembef 31, 1996, filed pursuant to
section 13 or 15(d) of the Securities Exchange Act of 1934, but each only to the
extent expressly incorporated by reference in Parts I, II and III.
<PAGE>
PART I
Item 1. Business
Registrant is a Delaware limited partnership formed as of October 5,
1984. FJS Properties, Inc., a Delaware corporation and an affiliate of First
Jersey Securities, Inc. ("First Jersey" or the "Underwriter"), is the general
partner ("General Partner") of the Registrant.
Reference is made to the Prospectus (the "Prospectus") of Registrant
dated June 10, 1985, as supplemented by a Supplement (the "Supplement"), dated
November 7, 1985, which have been filed pursuant to rule 424 under the
Securities Act of 1933, as amended, each of which is incorporated herein by
reference. The Prospectus was filed as part of Registrant's Registration
Statement on Form S-11, pursuant to which 100,000 Units of Limited Partnership
Interest (the "Units") were registered. On May 1, 1986, the sole closing of the
Units, the Registrant received $8,391,500 in Gross Proceeds from the sale of
16,783 Units to investors. Registrant paid $671,320 in underwriting commissions
to First Jersey and a total of $419,575 in organization and offering expenses to
the General Partner.
Registrant owns and operates one 312 unit garden apartment complex,
the Pavilion Apartments ("Pavilion"), located in West Palm Beach, Florida. The
description of the acquisition is set forth in the Prospectus under "Property
Acquisitions" and is incorpor ated herein by reference. Registrant will not
invest in or acquire any other properties.
For the years ended December 31, 1997, 1996 and 1995, revenues from
Pavilion accounted for approximately 98.7%, 98.8% and 98.6% respectively of
Registrant's gross revenues.
Competition
The real estate business is highly competitive and Pavilion has
active competition from similar properties in the vicinity. Registrant will also
experience competition for potential buyers at such time as it seeks to sell
Pavilion.
Employees
Services are performed by Registrant's employees at Pavilion by
eight full-time and one part time on site personnel. The personnel are under the
direct supervision of a local unaffiliated management company which in turn is
supervised by the General Partner. Salaries for such on-site personnel are paid
by Registrant or by the local unaffiliated man agement company from fees
received from Registrant. The General Partner also provides certain supervisory
property management services to Registrant under a management agree ment.
Page 1
<PAGE>
Tax Legislation
The Tax Reform Act of 1986 (the "1986 Act"), which was enacted on
October 22, 1986, requires that losses from "passive activities" (which includes
any rental activity) may only offset income from "passive activities" Passive
losses in excess of passive income are suspended and are carried over to future
years when they may be deducted against passive income generated by the
Partnership in such year (including gain recognized on the sale of the
Partnership's assets) or against passive income derived by Unitholders from
other sources.
The Revenue Act of 1987 (the "1987 Act") was enacted on December 22,
1987 and provides certain adverse tax consequences for "publicly traded
partnerships." A "publicly traded partnership" is defined as a partnership whose
interests are traded on an established securities market or readily tradable on
a secondary market (or the substantial equivalent thereof). Such a partnership
will be taxed as a corporation (unless at least 90% of its gross income is
derived from certain passive sources, such as real property rents, divi dends or
interest) and each tax-exempt entity acquiring an interest in any such
partnership after December 17, 1987 will have all of its share of the
partnership's income attributable to interests acquired after such date treated
as unrelated business income. In addition, the income from such a partnership
would be treated as other than passive income, and losses from any such
partnership could only be offset by income from the same partnership.
The Revenue Act of 1987 adopted provisions which have an adverse impact on
investors in a "publicly traded partnership." A "publicly traded partnership" is
a partnership whose interests are traded on an established securities market or
readily tradable on a secondary market (or the substantial equivalent thereof).
If the Partnership were classified as such, (i) it may be taxed as a
corporation, (ii) qualified plans and other entities exempt from taxation
acquiring interests in the Partnership after December 17, 1987 would have to
treat income derived from the Partnership as unrelated business income, with the
result that the limited partnership interests would be less attractive to
tax-exempt investors (and therefore could be less marketable) or (iii) income
derived from an investment in the Partnership would be treated as other than
passive income, in which case losses from the Partnership could only be offset
by income from the same partnership. The IRS has established alternative safe
harbors that allow interests in a partnership to be transferred or redeemed in
certain circumstances without causing the partnership to be characterized a
"publicly traded partnership." Interests in the Partnership are not listed or
quoted for trading on an established securities exchange. However, it is
possible that transfers of interests could occur in a secondary market in
sufficient amount and frequency to cause the Partnership to be treated as a
"publicly traded partnership." The Partnership has adopted a policy of
prohibiting transfers in secondary market transactions unless, notwithstanding
such transfers, the Partnership will satisfy at least one of the safe harbors.
Such a restriction could impair the ability of an investor to liquidate its
investment quickly. It is anticipated that such policy will remain in effect
until such time, if ever, as further clarification of the Revenue Act of 1987
permits the Partnership to lessen the scope of these restrictions. The General
Partner, if so authorized, will take such steps as are necessary, if any, to
prevent the reclassification of the Partnership as a "publicly traded
partnership."
Page 2
<PAGE>
Item 2. Properties
The sole property owned and operated by Registrant is the Pavilion
Apartments (the "Project"), a 312 Unit garden apartment complex located at 401
Executive Center Drive, West Palm Beach, Florida. Registrant will not acquire or
invest in any other properties. Registrant acquired a 50% interest in the
Pavilion on December 31, 1984, and the remaining 50% on January 1, 1985. It owns
Pavilion in fee ownership, subject to a first mortgage.
Pavilion, constructed in 1972, is located on a 15 acre tract and
consists of 312 apartment units containing 286,500 square feet of rentable area
in 11 low-rise buildings. Rental units are available in one, two and three
bedroom plans. There are 108 one-bedroom apartments, 44 two- bedroom apartments
with one bath, 116 two-bedroom apartments with two baths, and 44 three-bedroom
apartments. Ground amenities include a heated swimming pool, lighted tennis
courts, basketball and shuffle-board courts, and a clubhouse with game room,
saunas, lounge and outdoor barbecues. An equipped children's playground is also
provided.
The apartments in the Project are available for rent to residential
tenants, generally under one year leases. No tenant occupies more than one
apartment in the Pavilion except for the West Palm Beach Recovery Center which
occupies 8 Units. Each of such units was leased at the then current market
rents. With substantially all tenants occupying their apartments under one year
leases, it is anticipated that leases for all apartments will expire each year.
The current rent schedule for leases is as follows:
Unit Size1 Monthly Rent2
- ---------------- --------------
1/BR/1B $509/$539
- ---------------- --------------
2 BR/1B $599/$629
- ---------------- --------------
2 BR/2B $609/$649
- ---------------- --------------
3 BR/2B $729/$759
- ---------------- --------------
In the opinion of the management of Registrant, the Project is
adequately covered by insurance.
First Mortgage: The existing first mortgage affecting the Project is held of
record by Greenwich Capital Financial Products, Inc., and serviced by Bank
United of Texas FSB, Houston, Texas. As of December 31, 1996, the mortgage had
an unpaid principal balance of approximately $4,856,968. This mortgage was
closed on March 31, 1994, and refinanced the former first mortgage held by The
Bank of Tokyo. At that time, a new loan secured by a first mortgage on the
project was obtained from the Long Beach Bank, FSB, Orange, California, in the
amount of $5,000,000. This loan provides for a term of ten (10) years
- --------
1BR = Bedroom; B = Bathroom
2Varies depending on location of unit in the Project.
Page 3
<PAGE>
with an interest rate of 9.75% per annum. The loan is repayable in equal monthly
installments of $44,556.87 for principal and interest, with a balloon payment
due in March 2004. At maturity a balance of approximately $4,215,000 will be
due. The loan requires deposits with the lender for real estate taxes, insurance
premiums, a debt service reserve of one month's payment, as well as deposits for
replacement reserves for the project. These deposits are held in interest
bearing accounts for the benefit of Registrant. The loan is not prepayable
during the first five years of its term, and thereafter is prepayable with
payment of a penalty based upon a "rate protection" formula for the lender. The
loan requires consent of the holder to the transfer or sale of the Pavilion
Apartments and to certain transfers of ownership interests in Registrant. For
the complete terms and provisions of this loan see Exhibits 10(m) through 10(s).
Page 4
<PAGE>
The following table sets forth the components of the Pavilion
Apartments upon which depreciation, for Federal Tax purposes, is taken:
Item Tax Basis Rate Method Life
- ------------------- ------------- ------------- ------------- ------------
Building $6,897,424 5% ACRS 18 yrs
- ------------------- ------------- ------------- ------------- ------------
Improvements $192,596 3.6% MACRS 27.5 yrs
- ------------------- ------------- ------------- ------------- ------------
Improvements $528,798 Fully SL 10 yrs
Depreciated
- ------------------- ------------- ------------- ------------- ------------
Furniture/Fixtures $1,048,378 Fully ACRS 5 yrs
Depreciated
- ------------------- ------------- ------------- ------------- ------------
Furniture/Fixtures $27,578 Various MACRS 7 yrs
- ------------------- ------------- ------------- ------------- ------------
Furniture/Fixtures $5,149 Fully MACRS 7 yrs
Depreciated
- ------------------- ------------- ------------- ------------- ------------
Improvements $8,646 .15% MACRS 27.5 yrs
- ------------------- ------------- ------------- ------------- ------------
Improvements $6,185 .46% MACRS 27.5 yrs
- ------------------- ------------- ------------- ------------- ------------
Ad Valorem Real Estate taxes for the 1997 calendar year were in the
amount of $206,881.91 which was based upon an assessed valuation of $7,978,200
and the following millage rates:
Taxing Authority: Millage
rate:
- ------------------------------ -------------
County 4.6000
- ------------------------------ -------------
School State 6.4270
- ------------------------------ -------------
School Local 2.6330
- ------------------------------ -------------
City of West Palm Beach 8.5369
- ------------------------------ -------------
So Fl Water Management Dist. 0.5970
- ------------------------------ -------------
Children's Services Council 0.4530
- ------------------------------ -------------
F.I.N.D. 0.0500
- ------------------------------ -------------
PBC Health Care District 1.1600
- ------------------------------ -------------
Everglades Construction Project 0.1000
- ------------------------------ -------------
County - Debt 0.2666
- ------------------------------ -------------
School - Debt 0.4970
- ------------------------------ -------------
City of West Palm Beach - Debt 0.6104
- ------------------------------ -------------
Total: 25.9309
- ------------------------------ -------------
- ------------------------------ -------------
In addition a non-advalorem assessment of $16,426.53 was levied by
the Solid Waste Authority against the Pavilion. The aggregate tax of $223,308.44
was paid in the discounted amount of $214,376.10 in November 1997.
Item 3. Legal Proceedings
There are no material legal proceedings pending against or involving
Regis trant or Pavilion.
Item 4. Submission of Matters to a Vote of Security Holders
No matters were submitted to a vote of security holders during the
1997 calendar year.
PART II
Item 5. Market for Registrant's Securities and Related Security Holder Matters
Units of the Registrant are not publicly traded nor is it
anticipated that a public trading market will develop for the Units. On and as
of December 31, 1997, beneficial interests in an aggregate of 1,843 Units were
acquired from the unaffiliated holders thereof, by three third parties at a
price of $75 per Unit, pursuant to a tender offer filed with the Securities and
Exchange Commission. As of March 15, 1998, there were approximately 669 holders
owning an aggregate of 16,788 Units. The General Partner has established a
policy of limiting transfers of Units in secondary market transactions unless,
notwithstanding such transfers, the Partnership will satisfy one or more
applicable safe harbors prescribed by the Internal Revenue Service to avoid
having the Partnership classified as a publicly traded partnership which could
have adverse tax effects on limited partners. In order to comply with the safe
harbor provisions, the transfer of Units may be restricted.
There were no distributions per Unit of Registrant during the 1985
fiscal year. The Registrant distributed $3.01 per Unit for the 1986 fiscal year,
$4.63 per Unit for 1987, $6.59 per Unit for 1988, $14.72 per Unit for 1989,
$7.75 per Unit for 1990, and $1.97 per Unit for the first quarter of 1991. There
were no distributions made for the second, third or fourth quarters of 1991, for
1992, or for 1993. Distributions aggregating $5.19 and $5.64 per Unit were
distributed for 1994 and 1995 respectively, and a distribution of $1.54 was made
for the first quarter of 1996. No distributions were made for the remaining
quarters of 1996, during which period all available cash flow was utilized for
work being done on the Pavilion Apartments. Distributions of $1.30, $2.40 and
$1.83 were made for the first three quarters of 1997 respectively. No
distribution was made for the fourth quarter of 1997 as all available cash flow
was utilized for capital improvements at the Pavilion Apartments.
Page 5
<PAGE>
There are no material legal restrictions set forth in Registrant's
Limited Part nership Agreement, annexed to the Prospectus as Exhibit A thereto
("Partnership Agree ment"), upon Registrant's present or future ability to make
distributions.
Item 6. Selected Financial Information
The information set forth below presents selected financial data of
Registrant. Additional financial information is set forth in the audited
financial statements and footnotes contained herein.
<TABLE>
Years Ended
December 31,
1997 1996 1995 1994 1993
---- ---- ---- ---- ----
<S> <C> <C> <C> <C> <C>
Total Assets $7,258,818 $7,448,953 $7,756,871 $8,022,290 $7,976,563
------------ ---------- ---------- ---------- ---------- ----------
Mortgage Note Payable$4,793,033 $4,856,968 $4,914,986 $4,967,636 $4,648,456
------------------------------- ---------- ---------- ---------- ----------
Revenue $2,040,543 $1,852,877 $1,841,892 $1,817,308 $1,724,052
------- ---------- ---------- ---------- ---------- ----------
Interest Expense - $470,769 $476,199 $481,611 $438,481 $335,989
------------------ -------- -------- -------- -------- --------
Mortgages
---------
Net [Loss] ($50,582) ($270,996) ($121,682) ($241,357) ($8,756)
---------- ---------- ---------- --------
Net Cash Provided by $280,140 $51,495 $116,822 $30,551 $368,766
-------- ------- -------- ------- --------
Operating Activities
Net Cash [Used] in ($80,481) ($10,336) ($2,687) ($45,228) ($18,139)
------------------ --------- --------- -------- --------- ---------
Investing Activities -
Capital Expenditures
Net Cash [Used] in ($157,710) ($89,899) ($146,425) ($9,026) ($240,102)
------------------ ---------- --------- ---------- -------- ---------
Financing Activities
--------------------
(Loss) Per Limited ($2.98) ($15.98) ($7.18) ($14.23) ($0.52)
------------------ ------- -------- ------- -------- -------
Partnership Unit
----------------
Distributions Per $5.53 $1.88 $5.53 $4.96 --
----------------- ----- ----- ----- ----- -------
Limited Partnership
-------------------
Unit
----
Weighted Average 16,788 16,788 16,788 16,788 16,788
---------------- ------ ------ ------ ------ ------
Number of Limited
-----------------
Partnership Units
-----------------
Outstanding
-----------
</TABLE>
Page 6
<PAGE>
Item 7. Management's Discussion and Analysis of Financial Conditions and
Results of Operations
Liquidity and Capital Resources
As of the present date, Registrant owns one Property, the Pavilion
Apart ments, and does not intend to acquire any other property.
As of May 1, 1986, Registrant admitted as Limited Partners
purchasers of 16,783 Units. Total capital raised was $8,391,500. In addition,
Registrant received accrued interest on the escrow account in the amount of
$82,471. Thus proceeds from the admission of Limited Partners aggregated
$8,473,971.
The Pavilion Apartments are owned by Registrant subject to a first
mortgage loan in the original principal amount of $5,000,000. This loan was
obtained from Long Beach Bank in March 1994, to refinance the previous first
mortgage affecting the property. (See "First Mortgage" above for a description
of the terms of this loan).
Registrant anticipates that cash flow from Pavilion should be
sufficient to permit the Partnership to make the monthly payments on the first
mortgage due prior to maturity and to meet Registrant's monthly operating
expenses, however, should there be a significant decrease in Pavilion's
occupancy or rental rates, there can be no assurance that Registrant would be
able to obtain sufficient funds to make such payments.
Registrant distributed $3.01 per Unit for the 1986 fiscal year,
$4.63 per Unit for 1987, $6.59 per Unit for 1988, $14.72 per Unit for 1989,
$7.75 per Unit for 1990, and $1.97 per Unit for the first quarter of 1991. There
were no distributions made for the second, third or fourth quarters of 1991, for
1992, or for 1993. Distributions aggregating $5.19 and $5.64 per Unit were made
for 1994 and 1995 respectively, and a distribution of $1.54 was made for the
first quarter of 1996. No distributions were made for the remaining quarters of
1996. The reduction in distributions in the years from 1989 through 1991,
resulted from decreasing interest rates and the reduced occupancy levels which
the Pavilion Apartments experienced. When there was cash flow available for
distribution during 1992 and 1993, no distributions were made to retain
available cash which might be required for use in connection with the
refinancing of the existing first mortgage. During the last three quarters of
1996 all available cash flow was utilized for work being done on the Pavilion
Apartments. (See "Operations - 1996 Fiscal Year" below). Distributions of $1.30,
$2.40 and $1.83 were made for the first three quarters of 1997 respectively. No
distribution was made for the fourth quarter of 1997 as all available cash flow
was utilized for capital improvements at the Pavilion Apartments. (See
"Operations - 1997 Fiscal Year" below).
Page 7
<PAGE>
OPERATIONS
Registrant has operated the Pavilion Apartments, located in West
Palm Beach, Florida, since January 1985.
Management Agreement
The Pavilion Apartments are currently managed by M.L. Property
Management Inc., an unaffiliated property manager, under a five year agreement
which commenced in December 1993. The agreement will also terminate on the
earlier sale or disposition of the Pavilion Apartments.
1997 Fiscal Year
Rental Income for the year ended December 31, 1997, was $2,040,543
as compared with $1,852,877 for the 1996 calendar year. The increase in income
in 1997 reflected increased rental rates for apartments at the project as well
as substantially decreased vacancies at the property. Rental allowances, were
still being utilized to attracted tenants to the Pavilion, and were again
reduced slightly during 1997. Occupancy rates at the project held in the low to
mid 90% range for the 1997 year. As of March 16, 1998, the Pavilion Apartments
had sixteen apartments out of 312 available for rent. These 16 apartments
represent 8 of 21 presently vacant apartments and 8 of an additional 11
apartments where the tenants have given notice of their intent to vacate.
Thirteen of the vacant apartments and three of the apartments scheduled to
become vacant have already been rented. In addition three tenants are under
eviction notices. The 21 apartments presently vacant equates to a physical
occupancy of 93.3%.
Cost of Rental Income, consisting mainly of real estate taxes,
repairs and maintenance and utilities, decreased in 1997 to $665,541 as compared
to the 1996 cost of $749,911. This decrease reflected the significant work
completed in 1996, and the resulting reduction in the work required during 1997.
This reduction was offset by an increase in water and sewer charges at the
Pavilion.
Selling, General and Administrative Expenses for 1997 increased to
$711,636 from $645,114 in 1996. This increase resulted principally from
increases in payroll expenses and real estate commissions. The real estate
commissions were paid for tenant referrals from unaffiliated sources which have
not been utilized in prior years, and which helped to increase the occupancy
levels at the Pavilion Apartments. Insurance costs showed a reduction as a
result of better rates from a change in the company providing such coverage to
the Project.
Page 8
<PAGE>
1996 Fiscal Year
Rental Income for the year ended December 31, 1996, was $1,852,877
as compared with $1,841,892 for the 1995 calendar year. The increase in income
in 1996 reflected slightly increased rental rates for apartments at the project.
These increases were offset to some extent by greater vacancies at the property.
Rental allowances, utilized to attracted tenants to the Pavilion were reduced
slightly during 1996. Occupancy rates at the project held in the high 80% to the
low 90% range for the 1996 year. As of March 12, 1996, the Pavilion Apartments
had 7 apartments out of 312 available for rent. These 7 apartments represent 4
of 20 presently vacant apartments and 4 of an additional 9 apartments where the
tenants have given notice of their intent to vacate. Seventeen of the vacant
apartments and five of the apartments scheduled to become vacant have already
been rented. In addition one tenant in one apartment is under an eviction
notice, and this apartment has already been rented for occupancy upon gaining
possession. The 20 apartments presently vacant equates to a physical occupancy
of 93.6%.
Cost of Rental Income, consisting mainly of real estate taxes,
repairs and maintenance and utilities, increased in 1996 to $749,911 as compared
to the 1995 cost of $615,759. This increase resulted primarily from a
significant amount of work done to improve the overall rentability and curb
appeal of the Pavilion. The following is a summary of some of the extraordinary
items and associated costs completed in 1996.
Repainting including cleaning and $72,320
caulking of all buildings
- ------------------------------------ -----------
Pool remarcite $7,143
- ------------------------------------ -----------
Re-roof patios $11,850
- ------------------------------------ -----------
Gutter replacement $478
- ------------------------------------ -----------
Clubhouse - Cabinet replacement $900
- ------------------------------------ -----------
Clubhouse - Window replacement $3,761
- ------------------------------------ -----------
Clubhouse - bath window replacement $628
- ------------------------------------ -----------
Replace dumpster enclosures $4,475
- ------------------------------------ -----------
Replace fencing - pool and tennis court $4,238
- ------------------------------------ -----------
Replace project signage $2,209
- ------------------------------------ -----------
Total: $108,002
- ------------------------------------ -----------
Selling, General and Administrative Expenses for 1996 increased to
$645,114 from $618,436 in 1995. This increase resulted principally from
increases in payroll expenses and professional fees. The increase in
professional fees resulted principally from adjustments required to correct for
under-accruals for such fees incurred during the 1995 calendar year.
INFLATION
As of the present date, inflation has not had a major impact on the
operations of the Partnership. It is anticipated that future increases in
operating expenses will be offset if not exceeded by corresponding increases in
operating income.
Page 9
<PAGE>
Item 8. Financial Statements and Supplementary Data
FJS Properties Fund I, L.P.
Financial Statements
INDEX
Page
Number
Independent Auditor's Report...........................12
Financial statements
Balance Sheets as of December 31, 1997 and 1996...13
Statements of Operations for the years ended
December 31, 1997, 1996 and 1995........14
Statements of Partners' Capital [Deficit] for the
years ended December 31, 1997, 1996 and
1995....................................15
Statements of Cash Flows for the years ended
December 31, 1997, 1996 and 1995 ......16
Notes To Financial Statements .................17-19
Independent Auditor's Report on Supplementary
Schedules ..............................20
Real Estate and Accumulated Depreciation...............21
Page 10
<PAGE>
INDEPENDENT AUDITOR'S REPORT
To the Partners of
FJS Properties Fund I, L.P.
New York, New York
We have audited the accompanying balance sheets of FJS Properties Fund
I, L.P. as of December 31, 1997 and 1996, and the related statements of
operations, partners' capital, and cash flows for each of the three years in the
period ended December 31, 1997. These financial statements are the
responsibility of the Partnership's management. Our responsibility is to express
an opinion on these financial statements 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 financial statements referred to above present
fairly, in all material respects, the financial position of FJS Properties Fund
I, L.P. as of December 31, 1997 and 1996, and the results of its operations and
its cash flows for each of the three years in the period ended December 31,
1997, in conformity with generally accepted accounting principles.
MOORE STEPHENS, P. C.
Certified Public Accountants.
Cranford, New Jersey
February 6, 1998
Page 11
<PAGE>
- ------------------------------------------------------------------------------
- ------------------------------------------------------------------------------
<TABLE>
December 31,
1 9 9 7 1 9 9 6
Assets:
Current Assets:
<S> <C> <C>
Cash and Cash Equivalents $ 535,546 $ 493,597
Cash - Escrow 97,661 182,875
Cash - Security Deposits 121,878 121,167
Other Current Assets 35,971 1,430
---------- -----------
Total Current Assets 791,056 799,069
---------- -----------
Property Investment:
Land 2,296,804 2,296,804
Buildings 6,569,125 6,569,125
Furniture, Fixtures and Building Improvements 1,818,365 1,737,884
---------- -----------
Totals - At Cost 10,684,294 10,603,813
Less: Accumulated Depreciation (4,507,327) (4,262,710)
---------- -----------
Property Investment - Net 6,176,967 6,341,103
---------- -----------
Other Assets 290,795 308,781
---------- -----------
Total Assets $7,258,818 $ 7,448,953
========== ===========
Liabilities and Partners' Capital:
Current Liabilities:
Accounts Payable $ 97,300 $ 79,843
Accrued Interest 38,944 38,922
Other Accrued Expenses 6,423 7,225
Accounts Payable - Related Party 26,138 18,224
Tenant Security Deposits 121,878 121,167
Mortgage Payable - Current Portion 70,455 63,935
Deferred Income - Current Portion 7,142 7,142
---------- -----------
Total Current Liabilities 368,280 336,458
---------- -----------
Long-Term Liabilities:
Mortgage Payable - Non-Current Portion 4,722,578 4,793,033
Deferred Income - Non-Current Portion 32,141 39,286
---------- -----------
Total L0ong-Term Liabilities 4,754,719 4,832,319
---------- -----------
Partners' Capital:
General Partner (1,214,501) (1,213,057)
Limited Partners 3,350,320 3,493,233
---------- -----------
Total Partners' Capital 2,135,819 2,280,176
---------- -----------
Total Liabilities and Partners' Capital $7,258,818 $ 7,448,953
========== ===========
</TABLE>
The Accompanying Notes are an Integral Part of These Financial Statements.
Page 12
<PAGE>
FJS PROPERTIES FUND I, L.P.
- ------------------------------------------------------------------------------
STATEMENTS OF OPERATIONS
- ------------------------------------------------------------------------------
<TABLE>
Y e a r s e n d e d
D e c e m b e r 3 1,
1 9 9 7 1 9 9 6 1 9 9 5
------- ------- -------
<S> <C> <C> <C>
Rental Income $ 2,040,543 $ 1,852,877 $ 1,841,892
Cost of Rental Income 665,541 749,911 615,759
----------- ----------- -----------
Gross Profit 1,375,002 1,102,966 1,226,133
----------- ----------- -----------
Expenses:
Selling, General and Administrative Expenses 711,626 645,114 618,436
Depreciation and Amortization 269,025 275,295 273,863
----------- ----------- -----------
Total Expenses 980,651 920,409 892,299
----------- ----------- -----------
Operating Income 394,351 182,557 333,834
----------- ----------- -----------
Other [Income] and Expenses:
Interest Income (25,836) (22,646) (26,095)
Interest Expense 470,769 476,199 481,611
----------- ----------- -----------
Total Other Expenses - Net 444,933 453,553 455,516
----------- ----------- -----------
Net [Loss] $ (50,582)$ (270,996)$ (121,682)
=========== =========== ===========
[Loss] Per Limited Partnership Unit $ (2.98)$ (15.98)$ (7.18)
=========== =========== ===========
Distributions Per Limited Partnership Unit $ 5.53 $ 1.88 $ 5.53
=========== =========== ===========
Weighted Average Number of Limited
Partnership Units Outstanding 16,788 16,788 16,788
=========== =========== ===========
</TABLE>
The Accompanying Notes are an Integral Part of These Financial Statements.
Page 13
<PAGE>
FJS PROPERTIES FUND I, L.P.
- ------------------------------------------------------------------------------
STATEMENTS OF PARTNERS' CAPITAL
- ------------------------------------------------------------------------------
<TABLE>
General Limited
Partner Partners Total
<S> <C> <C> <C> <C>
Partners' Capital - December 31, 1994 $(1,207,876)$ 4,006,386 $ 2,798,510
Net [Loss] for the year ended December 31, 1995 (1,216) (120,466) (121,682)
Distributions to Partners (936) (92,839) (93,775)
----------- ----------- -----------
Partners' Capital - December 31, 1995 (1,210,028) 3,793,081 2,583,053
Net [Loss] for the year ended December 31, 1996 (2,710) (268,286) (270,996)
Distributions to Partners (319) (31,562) (31,881)
----------- ----------- -----------
Partners' Capital - December 31, 1996 (1,213,057) 3,493,233 2,280,176
Net [Loss] for the year ended December 31, 1997 (506) (50,076) (50,582)
Distributions to Partners (938) (92,837) (93,775)
----------- ----------- -----------
Partners' Capital - December 31, 1997 $(1,214,501)$ 3,350,320 $ 2,135,819
=========== =========== ===========
</TABLE>
The Accompanying Notes are an Integral Part of These Financial Statements.
Page 14
<PAGE>
FJS PROPERTIES FUND I, L.P.
- ------------------------------------------------------------------------------
STATEMENTS OF CASH FLOWS
- ------------------------------------------------------------------------------
<TABLE>
Y e a r s e n d e d
D e c e m b e r 3 1,
1 9 9 7 1 9 9 6 1 9 9 5
------- ------- -------
Operating Activities:
<S> <C> <C> <C>
Net [Loss] $ (50,582)$ (270,996)$ (121,682)
----------- ----------- -----------
Adjustments to Reconcile Net [Loss] to Net
Cash Provided by Operating Activities:
Depreciation 244,617 250,887 249,455
Amortization 24,408 24,408 24,408
Deferred Income (7,142) (3,572) --
Changes in Assets and Liabilities:
[Increase] Decrease in:
Escrow 85,210 (106,591) (70,168)
Security Deposits (711) 1,200 42
Other Current Assets (34,541) 99,610 32,080
Other Assets (6,421) -- --
Increase [Decrease] in:
Accounts Payable and Accrued Expenses 16,677 15,074 (8,805)
Accounts Payable - Related Party 7,914 (7,325) 11,934
Tenant Security Deposits 711 (1,200) (42)
Deferred Income -- 50,000 (400)
----------- ----------- -----------
Total Adjustments 330,722 322,491 238,504
----------- ----------- -----------
Net Cash - Operating Activities 280,140 51,495 116,822
----------- ----------- -----------
Investing Activities:
Capital Expenditures (80,481) (10,336) (2,687)
----------- ----------- -----------
Financing Activities:
Principal Payments on Mortgages (63,935) (58,018) (52,650)
Cash Distributions to Partners (93,775) (31,881) (93,775)
----------- ----------- -----------
Net Cash - Financing Activities (157,710) (89,899) (146,425)
----------- ----------- -----------
Net Increase [Decrease] in Cash and Cash
Equivalents 41,949 (48,740) (32,290)
Cash and Cash Equivalents - Beginning of Years 493,597 542,337 574,627
----------- ----------- -----------
Cash and Cash Equivalents - End of Years $ 535,546 $ 493,597 $ 542,337
=========== =========== ===========
</TABLE>
Supplemental Disclosure of Cash Flow Information:
Cash paid for interest during the years ended December 31, 1997, 1996 and 1995
was $470,790, $476,639 and $482,033, respectively.
The Accompanying Notes are an Integral Part of These Financial Statements.
Page 15
<PAGE>
FJS PROPERTIES FUND I, L.P.
NOTES TO FINANCIAL STATEMENTS
- ------------------------------------------------------------------------------
[1] Organization
FJS Properties Fund I, L.P. [the "Partnership"] was formed under the Delaware
Revised Uniform Limited Partnership Act on October 5, 1984. The Partnership owns
and operates the Pavilion apartment complex in West Palm Beach, Florida.
[2] Summary of Significant Accounting Policies
Loan Acquisition Fees - The Partnership amortizes fees incurred in connection
with mortgage refinancings utilizing the straight-line method over the term of
the related mortgage, which is currently ten years.
Income Taxes - The Partnership is treated as a partnership for federal income
tax purposes. The Partnership will make no provision for income taxes because
all income and losses will be allocated to the partners for inclusion in their
respective tax returns.
Property Investment and Depreciation - Property, improvements, furniture and
equipment are carried at cost and depreciated over their estimated useful lives.
The cost of maintenance and repairs are expensed as incurred, whereas
significant betterments and renewals are capitalized. The Partnership
depreciates buildings using the straight-line method over 30 years. Furniture
and fixtures and building improvements are depreciated using the straight-line
method over periods from 3 to 10 years.
Depreciation expense for the years ended December 31, 1997, 1996 and 1995 was
$244,617, $250,887 and $249,455, respectively.
For tax purposes, the Partnership depreciates residential real property using
the 18-year accelerated depreciation method for property placed in service prior
to May 8, 1985. In accordance with ongoing changes in the Internal Revenue Code,
the Partnership will utilize the depreciation method, which, in the opinion of
the Managing General Partner, will be the most beneficial to the Partnership.
Cash Equivalents - The Partnership considers all highly liquid investments with
original maturities of three months or less to be cash equivalents.
Financial Instruments - The Partnership has amounts on deposit with financial
institutions which are approximately $456,000 in excess of the amounts insured.
The partnership does not require collateral for financial instruments.
Use of Estimates - The preparation of financial statements in conformity with
generally accepted accounting principles requires management to make estimates
and assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Advertising - The Company expenses advertising cost as incurred. Advertising
expense for the years ended December 31, 1997, 1996 and 1995 was $36,036,
$40,279 and $42,562, respectively.
Impairment - Certain long-term assets of the Company including property and
furniture and fixtures are reviewed at least annually as to whether their
carrying value has become impaired, pursuant to guidance established in
Statement of Financial Accounting Standards ["SFAS"] No. 121, "Accounting for
the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed
Of." Management considers assets to be impaired if the carrying value exceeds
the future projected cash flows from related operations [undiscounted and
without interest charges]. If impairment is deemed to exist, the assets will be
written down to fair value or projected discounted cash flows from related
operations. Management also re-evaluates the periods of amortization to
determine whether subsequent events and circumstances warrant revised estimates
of useful lives.
Page 16
<PAGE>
FJS PROPERTIES FUND I, L.P.
NOTES TO FINANCIAL STATEMENTS, Sheet #2
- ------------------------------------------------------------------------------
[3] Partnership Agreement
Pursuant to the terms of the Partnership Agreement, which expires December 31,
2009, the General Partner is liable for all general obligations of the
Partnership to the extent not paid by the Partnership. The Limited Partners are
not liable for expenses, liabilities or obligations of the Partnership beyond
the amount of their contributed capital.
Pursuant to the terms of the Partnership Agreement, adjusted cash from
operations is allocated, after payment of the Partnership Management Fee to the
Managing General Partner, 99% to the Limited Partners and 1% to the General
Partner.
Pursuant to the terms of the Partnership Agreement, taxable income and loss are
allocated 99% to the Limited Partners and 1% to the General Partner subsequent
to the release of the Limited Partners' funds to the Partnership, which occurred
on May 1, 1986. Prior to the release of funds, taxable income and loss were
allocated 99% to the General Partner and 1% to the Original Limited Partner.
Pursuant to the terms of the Partnership Agreement, allocations of net income or
loss among the partners in the accrual basis financial statements will be in
conformity with the allocations of taxable income or loss from operations.
[4] Other Assets
A summary of other assets is as follows:
December 31,
1 9 9 7 1 9 9 6
------- -------
Cash in Escrow [See Note 5] $ 117,240 $ 112,184
Loan Acquisition Fees - Net of Amortization
of $91,031 and $66,623 at December 31, 1997
and 1996, Respectively 153,065 177,472
Deposits 20,490 19,125
----------- -----------
Totals $ 290,795 $ 308,781
------ =========== ===========
[5] Mortgage Payable
On March 31, 1994, the Partnership refinanced the existing first mortgage loan
held by the Bank of Tokyo. A new loan in the amount of $5,000,000,
collateralized by a first mortgage lien on the project, was obtained from the
Long Beach Bank, FSB, Orange, California. This loan is for a term of ten years
with an interest rate of 9.75% per annum. The loan is repayable in equal monthly
installments of $44,557 for principal and interest with a balloon payment due in
ten years. The new loan requires deposits with the lender for real estate taxes,
insurance premiums, a debt service reserve of one month's payment, as well as
deposits for replacement reserves for the project. These amounts are included in
"cash escrow" and "other assets" on the balance sheet. In June 1995, the loan
was transferred to Bank United of Texas. Monthly payments and interest rate
remained the same.
Page 17
<PAGE>
FJS PROPERTIES FUND I, L.P.
NOTES TO FINANCIAL STATEMENTS, Sheet #3
- ------------------------------------------------------------------------------
[5] Mortgage Payable [Continued]
Annual principal maturities under the total existing mortgage for the next five
years are as follows:
1998 $ 70,455
1999 77,640
2000 85,557
2001 94,282
2002 103,897
Thereafter 4,361,202
----------
Total Mortgage Payable $4,793,033
The fair value of the Partnership's mortgage payable, which is determined by
discounting expected cash flows based on the Partnership's projected current
incremental borrowing rate, is approximately $5,100,000.
[6] Related Party Transactions
The Managing General Partner, pursuant to the Partnership Agreement, has earned
Property Management Fees of $101,144, $95,505 and $92,096 for the years ended
December 31, 1997, 1996 and 1995, respectively, of which $80,915, $76,404 and
$73,677, respectively, was paid to an unaffiliated Florida based management
company. These fees are based on a percentage of net rental income as defined in
the agreement.
Also pursuant to the Partnership Agreement, the Managing General Partner has
earned Partnership Management Fees of $3,912, $1,364 and $3,899 for the years
ended December 31, 1997, 1996 and 1995, respectively, which represents 4% of
adjusted cash flow.
Additionally, in accordance with provisions of the Partnership Agreement, the
Partnership is committed to pay to the Managing General Partner, administrative
service fees. These fees amounted to $24,000 in each of the years ended December
31, 1997,1996 and 1995
The Managing General Partner received distributions from cash flow of $938, $319
and $936 during the years ended December 31, 1997, 1996 and 1995, respectively.
[7] Income Taxes
The reconciliation of net losses as reported in the statements of operations and
as would be reported for tax purposes for the years ended December 31, 1997,
1996 and 1995 are as follows:
D e c e m b e r 3 1,
-----------------------------
1 9 9 7 1 9 9 6 1 9 9 5
------- ------- -------
Net [Loss] - Statement of Operations $ (50,582)$ (270,996)$ (121,682)
Tax depreciation in excess of book
depreciation (60,049) (111,588) (133,051)
----------- ----------- -----------
Net [Loss] for Tax Purposes $ (110,631)$ (382,584)$ (254,733)
--------------------------- =========== =========== ===========
. . . . . . . . . . . .
Page 18
<PAGE>
INDEPENDENT AUDITOR'S REPORT ON
SUPPLEMENTARY SCHEDULE
To the Partners of
FJS Properties Fund I, L.P.
New York, New York
Our report on the financial statements of FJS Properties Fund I,
L.P. is included on page 12 of this Form 10-K. In connection with our audits of
such financial statements, we have also audited the related financial statement
Schedule III.
In our opinion, the financial statement schedule referred to above,
when considered in relation to the basic financial statements taken as a whole,
presents fairly, in all material respects, the information required to be
included therein.
MOORE STEPHENS, P.C.
Certified Public Accountants.
Cranford, New Jersey
February 6, 1998
Page 19
<PAGE>
FJS PROPERTIES FUND I, L.P.
- ------------------------------------------------------------------------------
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
- ------------------------------------------------------------------------------
<TABLE>
Gross Amount at Which
Initial Cost to Partnership Carried at Close of Period
Life on
Costs Which
Capitalized [3] Depreciation
Buildings Subsequent Buildings Accumu- in Latest
and to Acquisition and lated Year of Income
Improve- Improve- [1] [2] Depreci- Construc- Date Statement
Description Encumbrances Land ments Improvements Land ments Total ation tion Acquired Computed
Pavilion Apartments,
West Palm Beach,
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Florida $4,914,986 $2,296,804 $7,196,789 $1,129,903 $2,296,804 $8,387,490 $10,684,294 $4,507,327 1972 1/85 3-30 yrs
========== ========== ========== ========== ========== ========== =========== ==========
1) The aggregate cost for federal income tax purposes is $8,775,552.
2) A reconciliation of the carrying amount of land, buildings and improvements as of December 31, 1997, 1996 and 1995 is as
follows:
</TABLE>
C o s t a s o f
D e c e m b e r 3 1,
1 9 9 7 1 9 9 6 1 9 9 5
------- ------- -------
Balance at Beginning of Years $10,603,813 $10,593,478 $10,590,791
Improvements 80,481 10,335 2,687
----------- ----------- -----------
Balance at End of Years $10,684,294 $10,603,813 $10,593,478
=========== =========== ===========
<TABLE>
3) A reconciliation of accumulated depreciation for the years ended December 31, 1997, 1996 and 1995 is as follows:
Accumulated Depreciation as of
D e c e m b e r 3 1,
1 9 9 7 1 9 9 6 1 9 9 5
------- ------- -------
<S> <C> <C> <C>
Balance at Beginning of Years $4,262,710 $4,011,823 $3,762,368
Depreciation Expense 244,617 250,887 249,455
---------- ---------- ----------
Balance at End of Years $4,507,327 $4,262,710 $4,011,823
</TABLE>
Page 20
<PAGE>
Item 9. Changes In and Disagreements With Accountants on Accounting and
Financial Disclosure
None.
PART III
Item 10. Directors and Executive Officers of the Registrant
Registrant has no officers or directors. FJS Properties, Inc., the
General Partner, manages and controls the Registrant's affairs and has general
responsibility and ultimate authority in all matters affecting its business. The
names and ages of, as well as the positions held by, the officers and directors
of the General Partner are as follows:
NAME AGE OFFICES HELD SERVED AS AN
OFFICER AND/OR
DIRECTOR SINCE
Andrew C. Alson 52 President and Director 1/85
Roger Barnett 53 Secretary and Treasurer 1/88
Lawrence E. Bathgate II 58 Director 10/84
Robert E. Brennan 54 Director 10/84
There are no family relationships between any executive officer or
director and any other executive officer or director of the General Partner.
Andrew C. Alson is a director and President of the General Partner. Until
May, 1995, Mr. Alson was a Director of and until January 1, 1993, was President
and Chief Executive Officer of PriMedex Health Systems, Inc. ("PMDX"), a public
company which is principally engaged through its wholly-owned subsidiary,
RadNet Management, Inc. in the healthcare services industry. Until
June 16, 1994, Mr. Alson, as a designee of PMDX, also served as a director of
ImmunoTherapeutics, Inc. ("IMNO"). IMNO is a publicly owned development stage
Minnesota based company which is engaged in the research and development of
immunotherapeutic drugs, primarily for the treatment of cancer. Mr. Alson is an
attorney admitted to the bar of the State of New York, and is a graduate of the
University of Pennsylvania and the Fordham University School of Law.
Roger Barnett is the Secretary/Treasurer of the General Partner. Mr. Barnett is
the president of First Jersey Securities, Inc., a post he assumed in April 1987.
For more than five years prior to such date, Mr. Barnett was treasurer and chief
financial officer of First Jersey. Until May 1995 Mr. Barnett was a director of,
and until May 1994 was Secretary/Treasurer of Primedex Health Systems, Inc.
Lawrence E. Bathgate, II is a director of the General Partner. Mr. Bathgate is
the senior partner of Bathgate, Wegener & Wolf, P.A., a law firm in Lakewood and
Newark, New Jersey. Mr. Bathgate is a graduate of Villanova University,
Villanova, Pennsylvania and Rutgers Law School, Newark, New Jersey. Mr.
Bathgate also engages in extensive real estate and other investment activities.
Mr. Bathgate owns 20% of the common stock of the General Partner. Mr. Bathgate
is a director of Carson, Inc., a publicly held company listed on the New York
Stock Exchange.
Robert E. Brennan is a director of the General Partner. Mr. Brennan has been
principally engaged for the past five years as the sole stockholder (and until
September, 1986, was Chief Executive Officer and Chairman of the Board) of First
Jersey. Until June 10, 1997 he was the sole stockholder and a director of First
Jersey. (See description of appointment of a Trustee below). He has in the past
held several additional corporate positions, including until November 1995, but
not presently, director, Chairman of the Board and Chief Executive Officer of
International Thoroughbred Breeders, Inc. ("ITB"), a publicly owned commercial
breeder of thoroughbred horses and the owner and operator of Garden State
Racetrack in Cherry Hill, New Jersey. Mr. Brennan was, but is not presently, a
principal stockholder of ITB. Mr. Brennan has served from time to time during
the past five years, but not presently, as a member of the Board of Regents of
Seton Hall University. Until the appointment of Mr. Conway as Trustee, as
described below, Mr. Brennan was controlling stockholder of the General Partner.
Page 21
<PAGE>
On June 19, 1995, Judge Richard Owen, District Judge of the United States Court
for the Southern District of New York issued his opinion and on July 14, 1995
entered a judgment in a lawsuit commenced in 1985 by the Securities and Exchange
Commission (the "Commission") against Robert E. Brennan and First Jersey (the
"Defendants"). In its opinion and judgment, the court determined that the
Defendants, with respect to sales and resales of the securities of five issuers
(not those of the Partnership), charged excessive markups and markdowns to First
Jersey customers and thereby violated ss.17(a) of the Securities Act of 1933
(the "Securities Act") and ss.10(b) of the Securities Exchange Act of 1934 (the
"Exchange Act") and violated Rule 10b-5 in that they engaged in fraud in those
transactions. As a result, the court permanently enjoined the Defendants from
further violations of Securities Act ss.17(a), Exchange Act ss.10(b) and Rule
10b-5.
In addition the court ordered that the Defendants disgorge an aggregate
$22,288,099 of profits together with $49,251,521 of prejudgment interest (as of
December 31, 1994). The court also ordered the appointment of a special agent to
examine the records of First Jersey for the period from November 1, 1982 through
January 31, 1987 for the purpose of determining whether excessive markups and/or
markdowns were charged to First Jersey customers beyond those proved at trial.
On appeal to the Federal 2nd Circuit Appeals court, this judgment was upheld
with the exception of the appointment of the special agent which was reversed. A
petition for rehearing which was filed with the 2nd Circuit was denied. As a
result of the judgment, on August 7, 1995, Robert E. Brennan and First Jersey
filed voluntary petitions for relief in the United States Bankruptcy Court for
the District of New Jersey under Chapter 11 of the Bankruptcy Code.
In October 1997, the United States Supreme Court denied Certiorari in this case,
ending all appeals available to Robert E. Brennan and First Jersey.
On June 10, 1997, United States Bankruptcy Judge Kathryn C. Ferguson appointed
Donald F. Conway, C.P.A. as the Trustee in the Chapter 11 Bankruptcy Proceeding
involving Robert E. Brennan as Debtor, pending in the United States Bankruptcy
Court for the District of New Jersey (Case No 95-35502).
By virtue of his appointment as Trustee, Mr. Conway is empowered to vote (and
with the approval of the Court), to sell Mr. Brennan's Common Stock and to
direct the disposition of the sale proceeds. As a result Mr. Conway, in his
capacity as Trustee, may be deemed a beneficial owner of such shares and a
controlling person of FJS Properties, Inc. and Registrant.
Mr. Conway is currently and since 1995 has been a principal of Druker, Rahl &
Fein, Business Consultants and Certified Public Accountants, with offices in
Princeton, New Jersey. From 1988 until 1995, Mr. Conway was the Senior Manager
of the Insolvency and Reorganization and Sports and Entertainment practice of
Withum, Smith & Brown, a Princeton, New Jersey certified public accounting firm.
On August 9, 1995, the State of New Jersey and the New Jersey Bureau of
Securities instituted a civil action against Brennan, Barnett and others
alleging, inter alia, securities fraud and racketeering activity. The complaint
seeks injunctive relief, restitution and civil monetary penalties. Defendants
deny any violations of law and intend to vigorously defend against this action.
No assurances can be given as to the outcome of this matter.
All of the directors will hold office until the next annual meeting of the
stockholders of the General Partner and until their successors are elected and
qualified.
Compliance with Section 16(a) of the Exchange Act
Based solely upon a review of Forms 3 and 4 (17 CFR 249.103 and
249.104) and any amendments thereto furnished to Registrant under Rule 16a-3(d)
(17 CFR 240.16a-3(e) or written representations received by Registrant that no
Forms 5 were required, Registrant believes that there were no officers,
directors or beneficial owners of more than 10% of any class of equity
securities of Registrant registered pursuant to Section 12, that failed to file
on a timely basis any reports required by Section 16(a) during the most recent
fiscal years.
Page 22
<PAGE>
Item 11. Executive Compensation
The Registrant is not required to pay and did not pay any
remuneration to the officers and directors of the General Partner. See Item 12,
"Certain Relationships and Related Transactions."
Item 12. Security Ownership of Certain Beneficial Owners and Management
The Family Trust, a New Jersey trust, which was established by
Robert Brennan, but as to which Mr. Brennan is neither a Trustee nor a
Beneficiary, owns 1,558 Units (9.28%). No other person was known by Registrant
to own beneficially more than 5% of the outstanding Units of Registrant. No
directors, officers or partners of the General Partner own Units of Registrant
except for the five Units owned by Mr. Bathgate, as the initial limited partner.
Ownership of more than 5% of Registrant:
(1) Title of Class (2) Name and (3) Amount and (4) Percent of
Class Address of Beneficinature of Beneficial
Owner Ownership
- ------------------ ------------------ ------------------ ------------------
Units of Limited The Family Trust 1,558 Units - legal 9.28%
Partnership 340 North Avenue and beneficial owner
Cranford, NJ 07016
- ------------------ ------------------ ------------------ ------------------
As of March 1, 1998, Robert E. Brennan, Chapter 11 Debtor and
Lawrence E. Bathgate, II were the sole shareholders of the common stock of the
General Partner, owning 80% and 20% respectively. As described above under Item
10, Donald F. Conway, CPA, has been appointed as Trustee in the Chapter 11
Bankruptcy Proceeding involving Robert E. Brennan as Debtor. Mr. Conway is
empowered to vote (and with the approval of the Court), to sell Mr. Brennan's
Common Stock and to direct the disposition of the sale proceeds. As a result Mr.
Conway, in his capacity as Trustee, may be deemed a beneficial owner of such
shares and a controlling person of FJS Properties, Inc. and Registrant.
Item 13. Certain Relationships and Related Transactions
During Registrant's fiscal years ended December 31, 1997, 1996 and,
1995, the General Partner and certain affiliated entities have earned or
received compensation or payments for services from Registrant or its General
Partner as follows:
Page 23
<PAGE>
Reimbursement/Compensation
Name of Recipient Capacity in Which served or 1997 1996 1995
- ----------------- Payment Received
---------------------------
-------- --------- --------
FJS Properties, Inc.General Partner3
$938 $319 $936
-------- --------- --------
Partnership Management Fee $3,912 $1,364 $3,899
-------- --------- --------
Property Management Fee4 $20,229 $19,101 $18,419
-------- --------- --------
Administrative Expenses5 $24,000 $24,000 24,000
-------- --------- --------
Lawrence E. Bathgate Initial Limited Partner6 $28 $9 $28
-------- --------- --------
Other Officers/
Directors Officer/Director of $0 $0 $0
of General Partner General Partner
-------- --------- --------
In addition, certain officers and directors of the General Partner receive
compensation from the General Partner, First Jersey and/or its affiliates (but
not from Registrant) for services performed for various affiliated entities,
which may include services performed for Registrant.
- ----------------------
3 Represents the General Partner's interest in Adjusted Cash
From Operations. Under Registrant's Partnership Agreement
99% of the Net Income and Net Loss of Registrant was
allocated to the Limited Partners and 1% was allocated to
the General Partner. Pursuant thereto, for the years ended
December 31, 1997, 1996, and 1995, $1,106, $3,826, and
$2,547 of the Registrant's taxable loss was allocated to FJS
Properties, Inc. For further information, reference is made
to the material contained in the Prospectus under the
heading "MANAGEMENT COMPENSATION."
4The following property management fees were applicable to
the years 1997, 1996 and 1995:
Paid to Local
Aggregate Retained by Unaffiliated
Management By General Management
Year Fee Partner Company
---- ---------- ----------- -----------
1997 $ 101,144 $20,229 $80,915
1996 $ 95,505 $19,101 $76,404
1995 $ 92,096 $18,419 $73,677
In addition, the local unaffiliated management company
received construction supervision fees of $19,605 during
1996, for supervision of outside construction work at the
Pavilion Apartments.
5 Represents administrative fees for the respective years
for preparation of the annual Forms 10K and quarterly Forms
10Q for Registrant for filing with the Securities and
Exchange Commission. Such charges are in accordance with and
pursuant to ss.10.1.3(b) of the Partnership Agreement of
Registrant and do not exceed 90% of the amount Registrant
would be required to pay to independent parties for
comparable administrative services in the same geographic
location.
6 Represents distribution of Adjusted Cash From Operations
attributable to the five Units Owned by Mr. Bathgate. For
the years ended December 31, 1997, 1996, and 1995, $32.62,
$112.81 and $75.10 of the Registrant's taxable loss was
allocated to his Units.
Page 24
<PAGE>
PART IV
Item 14. Exhibits Financial Statement Schedules, and Reports On Form 8-K
(a) 1&2 Financial Statements: See Index to Financial
Statements in Item 8.
(a) 3 Exhibits:
3.4 (a) Agreement of Limited Partnership, dated as of
April 30, 1985, incorporated by reference to Exhibit A
to the Prospectus of Registrant dated June 10, 1985
included in Registrant's Registration Statement on Form
S-11 (Reg. No. 2-93980).
(b) Amendment to Agreement of Limited Partnership dated
as of October 22, 1985 incorporated by reference to
Exhibit 3A.1 to Registrant's Registration Statement on
Form S-11 (Reg. No. 2-93980).
(c) Amendment to Agreement of Limited Partnership dated
as of October 22, 1985, incorporated by reference to
Exhibit 3.4(c) to Registrant's Annual Report on Form
10-K for the fiscal year ended December 31, 1986 (File
No 2-93980).
(d) Amendment to Agreement of Limited Partnership, dated
as of March 24, 1987, incorporated by reference to
Exhibit 3.4(d) to Registrant's Annual Report on Form
10-K for the fiscal year ended December 31, 1987 (File
No 2-93980).
(e) Amendment No. 1 to Amended and Restated Certificate
of Limited Partnership, dated as of August 17, 1987,
incorporated by reference to Exhibit 3.4(e) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1987 (File No 2-93980).
10. (a) Acquisition and Disposition Agreement dated as
of May 2, 1986 between Registrant and FJS Properties,
Inc., incorporated by reference to Exhibit 10A to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1986 (File No. 2- 93980).
(b) Management Services Agreement dated as of May 2,
1986 between Registrant and FJS Properties, Inc.,
incorporated by reference to Exhibit 10B to Registrant's
Annual Report on Form 10-K for the fiscal year ended
December 31, 1986 (File No. 2-93980).
(c) Contract for Sale and Purchase dated December 17,
1984, between Rockwell Investments, Ltd. and Registrant,
incorporated by reference to Exhibit 10D to Registrant's
Registration Statement on Form S-11 (Reg. No.
2-93980.)
(d) Contract for Sale and Purchase dated December 17,
1984, between Vinsteve Investments Inc., Jimstein
Investments, Ltd., Barwell Corporation, N.W. and
Registrant, incorporated by reference to Exhibit 10E to
Registrant's Registration Statement on Form S-11 (Reg.
No. 2-93980.)
(e) Mortgage and Security Agreement dated September 9,
1987, by FJS Properties Fund I, L.P., as mortgagor, and
The Bank of Tokyo, Ltd., Miami Agency, as mortgagee,
incorporated by reference to Exhibit 10(g) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1987 (File No 2-93980).
(f) Mortgage Note, dated September 9, 1987, by FJS
Properties Fund I, L.P. as maker to The Bank of Tokyo,
Ltd., Miami Agency, as payee in the
Page 25
<PAGE>
principal amount of $5,000,000, incorporated by
reference to Exhibit 10(h) to Registrant's Annual Report
on Form 10-K for the fiscal year ended December 31, 1987
(File No 2-93980).
(g) Modification of Note, Mortgage and Assignment
Agreement, dated as of September 9, 1992, between FJS
Properties Fund I, L.P. as Mortgagor, and The Bank Of
Tokyo, Ltd., Miami Agency, as Mortgagee incorporated by
reference to Exhibit 10(g) to Registrant's Annual Report
on Form 10-K for the fiscal year ended December 31, 1987
(File No 0-15755).
(h) Modification of Note, Mortgage and Assignment
Agreement, dated as of November 10, 1992, between FJS
Properties Fund I, L.P. as Mortgagor, and The Bank Of
Tokyo, Ltd., Miami Agency, as Mortgagee incorporated by
reference to Exhibit 10(h) to Registrant's Annual Report
on Form 10-K for the fiscal year ended December 31, 1987
(File No 0-15755).
(i) Modification of Note, Mortgage and Assignment
Agreement, dated as of March 31, 1993, between FJS
Properties Fund I, L.P. as Mortgagor, and The Bank of
Tokyo, Ltd., Miami Agency, as Mortgagee incorporated by
reference to Exhibit 10(i) to Registrant's Annual Report
on Form 10-K for the fiscal year ended December 31, 1987
(File No 0-15755).
(j) Renewal Note, dated March 31, 1993, made by FJS
Properties Fund I, L.P. to the Bank of Tokyo, Ltd
incorporated by reference to Exhibit 10(j) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1987 (File No 0-15755).
(k) Property Management Agreement made as of December
1993, between FJS Properties Fund I, L.P., Owner, and
M.L. Property Management, Inc., Managing Agent,
incorporated by reference to Exhibit 10(k) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1993 (File No 0-15755).
(l) Third Modification of Note, Mortgage and Assignment
Agreement dated as of February 28, 1994, between FJS
Properties Fund I, L.P. and The Bank of Tokyo, Ltd.,
incorporated by reference to Exhibit 10(l) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1993 (File No 0-15755).
(m) Multifamily Note, dated March 29, 1994, made by FJS
Properties Fund I, L.P. to Long Beach Bank, FSB, in the
principal amount of $5,000,000, incorporated by
reference to Exhibit 10(m) to Registrant's Annual Report
on Form 10-K for the fiscal year ended December 31, 1993
(File No 0-15755).
(n) Multifamily Mortgage, Assignment of Rents and
Security Agreement and Fixture Filing, dated March 29,
1994, made by FJS Properties Fund I, L.P. to Long Beach
Bank, FSB, incorporated by reference to Exhibit 10(n) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1993 (File No 0-15755).
(o) Assignment of Leases, dated March 29, 1994, made by
FJS Properties Fund I, L.P. to Long Beach Bank, FSB,
incorporated by reference to Exhibit 10(o) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1993 (File No 0-15755).
(p) Operations and Maintenance Agreement dated March 29,
1994, between FJS Properties Fund I, L.P. and Long Beach
Bank, FSB, incorporated by reference to Exhibit 10(p) to
Registrant's Annual Report on Form 10-K for the fiscal
year ended December 31, 1993 (File No 0-15755).
Page 26
<PAGE>
(q) Debt Service Reserve Fund Security Agreement, dated
March 29, 1994, between FJS Properties Fund I, L.P. and
Long Beach Bank, FSB, incor porated by reference to
Exhibit 10(q) to Registrant's Annual Report on Form 10-K
for the fiscal year ended December 31, 1993 (File No
0-15755).
(r) Replacement Reserve and Security Agreement, dated
March 29, 1994, between FJS Properties Fund I, L.P. and
Long Beach Bank, FSB, incor porated by reference to
Exhibit 10(r) to Registrant's Annual Report on Form 10-K
for the fiscal year ended December 31, 1993 (File No
0-15755).
(s) Completion/Repair and Security Agreement, dated
March 29, 1994, between FJS Properties Fund I, L.P. and
Long Beach Bank, FSB, incor porated by reference to
Exhibit 10(s) to Registrant's Annual Report on Form 10-K
for the fiscal year ended December 31, 1993 (File No
0-15755).
(b) Reports on Form 8-K filed during the last quarter of the
fiscal year:
None.
Financial Statement Schedules Filed Pursuant to Item 13(B)
See Index to Financial Statements in Item 8.
Page 27
<PAGE>
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the Registrant has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized.
FJS PROPERTIES FUND I, L.P.
FJS PROPERTIES, INC.
General Partner
Dated: March 24, 1998 By: Andrew C. Alson
-----------------
Andrew C. Alson, President
Pursuant to the requirements of the Securities and Exchange Act of 1934,
this report has been signed below by the following persons on behalf of the
Registrant and in the capacities (with respect to the General Partner) and on
the dates indicated.
Dated: March 24, 1998 By: Robert E. Brennan
-------------------
Robert E. Brennan, Director
of the General Partner
Dated: March 24, 1998 By: Lawrence E. Bathgate, II
--------------------------
Lawrence E. Bathgate, II
Director of the General
Partner
Dated: March 24, 1998 By: Andrew C. Alson
-----------------
Andrew C. Alson, President
and Director of the General
Partner (Principal Executive
Officer)
Dated: March 24, 1998 By: Roger Barnett
---------------
Roger Barnett, Secretary
and Treasurer of the
General Partner (Principal
Financial and Accounting
Officer)
Page S-1
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from the
consolidated balance sheet and the consolidated statement of operations and is
qualified in its entirety by reference to said statements.
</LEGEND>
<S> <C>
<PERIOD-TYPE> YEAR
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> Dec-31-1997
<CASH> 535,546
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 791,056
<PP&E> 10,684,294
<DEPRECIATION> 4,507,327
<TOTAL-ASSETS> 7,258,818
<CURRENT-LIABILITIES> 368,280
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 2,135,819
<TOTAL-LIABILITY-AND-EQUITY> 7,258,818
<SALES> 0
<TOTAL-REVENUES> 2,040,543
<CGS> 665,541
<TOTAL-COSTS> 980,651
<OTHER-EXPENSES> (25,836)
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 470,769
<INCOME-PRETAX> (50,582)
<INCOME-TAX> 0
<INCOME-CONTINUING> (50,582)
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (50,582)
<EPS-PRIMARY> (2.98)
<EPS-DILUTED> (2.98)
</TABLE>
