UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington D.C. 20549
--------
FORM 10-Q
Quarterly Report Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
For the quarter ended September 30, 1999 Commission File Number 2-93980
FJS PROPERTIES FUND I, L.P.
(Exact name of registrant as specified in its charter)
Delaware 13-3252067
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
264 Route 537 East
Colts Neck, New Jersey 07722
(Address of principal executive offices) (Zip code)
Registrant's telephone number, including area code: (732) 542-9209
Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 of 15(d) of the Securities and 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
Authorized 100,000 limited partnership interests of which 16,788 have been sold
as of November 5, 1999.
<PAGE>
FJS PROPERTIES FUND I, L.P.
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INDEX
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Part I: FINANCIAL INFORMATION (See Preliminary Note Below)
Item 1: Financial Statements
Balance Sheets as of September 30, 1999 [Unaudited]
and December 31, 1998.................................... 1
Statement of Operations for the three and nine months ended
September 30, 1999 and 1998 [Unaudited].................. 2
Statement of Partners' Capital for the nine months
ended September 30, 1999 [Unaudited]..................... 3
Statements of Cash Flows for the nine months ended
September 30, 1999 and 1998 [Unaudited].................. 4
Notes to Financial Statements [Unaudited]................ 5
Item 2: Management's Discussion and Analysis of Financial Condition
and Results of Operations................................ 6
Part III: OTHER INFORMATION
Item 6: Exhibits and Reports on Form 8-K......................... 7
Signature......................................................... 8
. . . . . . . . .
Preliminary Note - In a recent letter, the Staff of the Securities and Exchange
Commission raised the issue that the Partnership's auditors may not be
independent of the Partnership, as required by law, in that a member of the
audit firm had a relationship with an entity which is a holder of Partnership
interests. Neither the Staff letter, nor any other information available to the
Partnership indicates that there is any inaccuracy in the "audited" financial
statements. As a result of the Staff's position, however, the "audited"
financial statements might be deemed to be unaudited. The Partnership is in the
process of obtaining a new auditing firm to serve as the Partnership's principal
independent accountants to audit its financial statements, and, if necessary, to
review prior years' financials and confirm their accuracy.
<PAGE>
PART I - FINANCIAL INFORMATION
Item 1. FINANCIAL STATEMENTS
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FJS PROPERTIES FUND I, L.P.
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BALANCE SHEETS
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September 30, December 31,
1 9 9 9 1 9 9 8
[Unaudited]
Assets:
Current Assets:
Cash and Cash Equivalents $ 296,847 $ 458,782
Cash - Escrow 228,730 148,617
Cash - Security Deposits 126,267 125,397
Other Current Assets 36,475 25,752
----------- ----------
Total Current Assets 688,319 758,548
----------- ----------
Property Investment:
Land 2,296,804 2,296,804
Buildings 6,569,125 6,569,125
Furniture, Fixtures and Building Improvements 2,188,281 1,953,010
----------- ----------
Totals - At Cost 11,054,210 10,818,939
Less: Accumulated Depreciation (4,985,601) (4,772,099)
----------- ----------
Property Investment - Net 6,068,609 6,046,840
----------- ----------
Other Assets 255,324 271,341
----------- ----------
Total Assets $ 7,012,252 $7,076,729
=========== ==========
Liabilities and Partners' Capital:
Current Liabilities:
Accounts Payable $ 48,762 $ 66,582
Accrued Interest 37,957 38,371
Other Accrued Expenses 157,193 6,826
Accounts Payable - Related Party 4,510 19,707
Tenant Security Deposits 126,268 125,397
Mortgage Payable - Current Portion 83,043 77,641
Deferred Income - Current Portion 7,143 7,143
----------- ----------
Total Current Liabilities 464,876 341,667
----------- ----------
Long-Term Liabilities:
Mortgage Payable - Non-Current Portion 4,581,555 4,644,938
Deferred Income - Non-Current Portion 19,643 25,000
----------- ----------
Total Long-Term Liabilities 4,601,198 4,669,938
----------- ----------
Partners' Capital:
General Partner (1,216,396) (1,215,207)
Limited Partners 3,162,574 3,280,331
----------- ----------
Total Partners' Capital 1,946,178 2,065,124
----------- ----------
Total Liabilities and Partners' Capital $ 7,012,252 $7,076,729
=========== ==========
See Accompanying Notes to These Financial Statements.
1
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FJS PROPERTIES FUND I, L.P.
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STATEMENTS OF OPERATIONS
[UNAUDITED]
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Three months ended Nine months ended
September 30, September 30,
------------- -------------
1 9 9 9 1 9 9 8 1 9 9 9 1 9 9 8
------- ------- ------- -------
Rental Income $ 524,992 $ 508,072 $1,630,301 $1,565,280
Cost of Rental Income 204,560 158,170 601,664 492,141
----------- ----------- ---------- ----------
Gross Profit 320,432 349,902 1,028,637 1,073,139
----------- ----------- ---------- ----------
Expenses:
Selling, General and
Administrative Expenses 190,155 184,573 510,573 520,501
Depreciation and Amortization 79,542 71,851 231,808 213,102
----------- ----------- ---------- ----------
Total Expenses 269,697 256,424 742,381 733,603
----------- ----------- ---------- ----------
Operating Income 50,735 93,478 286,256 339,536
----------- ----------- ---------- ----------
Other [Income] and Expenses:
Interest Income (4,215) (6,241) (13,386) (19,224)
Interest Expense 113,766 115,709 342,617 346,629
Other Expense -- -- -- 2,900
----------- ----------- ---------- ----------
Other Expenses - Net 109,551 109,468 329,231 330,305
----------- ----------- ---------- ----------
Net [Loss] Income $ (58,816)$ (15,990) $ (42,975) $ 9,231
=========== =========== ========== ==========
[Loss] Income Per Limited
Partnership Unit $ (3.47)$ (0.94) $ (2.53) $ 0.54
=========== =========== ========== ==========
Distributions Per Limited
Partnership Unit $ -- $ 2.62 $ 4.48 $ 5.32
=========== =========== ========== ==========
Weighted Average Number
of Limited Partnership
Units Outstanding 16,788 16,788 16,788 16,788
=========== =========== ========== ==========
See Accompanying Notes to These Financial Statements.
2
<PAGE>
FJS PROPERTIES FUND I, L.P.
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STATEMENT OF PARTNERS' CAPITAL
[UNAUDITED]
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Total
General Limited Partners'
Partner Partners Capital
Partners' Capital - December 31, 1998 $(1,215,207) $ 3,280,331 $2,065,124
Net [Loss] for the nine months
ended September 30, 1999 (429) (42,546) (42,975)
Distributions to Partners (760) (75,211) (75,971)
---------- ----------- ----------
Partners' Capital - September 30, 1999
[Unaudited] $(1,216,396) $ 3,162,574 $1,946,178
=========== =========== ==========
See Accompanying Notes to These Financial Statements.
3
<PAGE>
FJS PROPERTIES FUND I, L.P.
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STATEMENTS OF CASH FLOWS
[UNAUDITED]
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Nine months ended
September 30,
1 9 9 9 1 9 9 8
------- -------
Operating Activities:
Net [Loss] Income $ (42,975) $ 9,231
----------- ----------
Adjustments to Reconcile Net [Loss] Income to
Net Cash Provided by Operating Activities:
Depreciation 213,502 194,796
Amortization 18,306 18,306
Changes in Assets and Liabilities:
[Increase] Decrease in:
Escrow (80,112) (173,118)
Security Deposits (871) (704)
Other Current Assets (10,722) (9,378)
Other Assets (2,289) (4,757)
Increase [Decrease] in:
Accounts Payable (17,820) (24,447)
Accrued Interest (414) (2,219)
Other Accrued Expenses 150,366 163,111
Accounts Payable - Related Party (15,197) (21,402)
Tenant Security Deposits 871 704
Deferred Income (5,357) (5,357)
----------- ----------
Total Adjustments 250,263 135,535
----------- ----------
Net Cash - Operating Activities 207,288 144,766
----------- ----------
Investing Activities:
Capital Expenditures (235,271) (89,834)
----------- ----------
Financing Activities:
Principal Payments on Mortgages (57,981) (52,194)
Cash Distributions to Partners (75,971) (90,215)
----------- ----------
Net Cash - Financing Activities (133,952) (142,409)
----------- ----------
Net [Decrease] in Cash and Cash Equivalents (161,935) (87,477)
Cash and Cash Equivalents - Beginning of Periods 458,782 535,546
----------- ----------
Cash and Cash Equivalents - End of Periods $ 296,847 $ 448,069
=========== ==========
Supplemental Disclosure of Cash Flow Information:
Cash paid for interest during the nine months ended September 30, 1999 and
1998 was $343,031 and $348,847 respectively.
For purposes of the statement of cash flows, the Company considers all highly
liquid debt instruments purchased with a maturity of three months or less to be
cash equivalents.
See Accompanying Notes to These Financial Statements.
4
<PAGE>
FJS PROPERTIES FUND I, L.P.
NOTES TO FINANCIAL STATEMENTS
[UNAUDITED]
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[A] Significant Accounting Policies
Significant accounting policies of FJS Properties Fund I, L.P. are set forth in
the Partnership's Form 10-K for the year ended December 31, 1998, as filed with
the Securities and Exchange Commission. (See, also, Preliminary Note on Index
page).
[B] Basis of Reporting
The balance sheet as of September 30, 1999, the statements of operations for the
three and nine months ended September 30, 1999 and 1998, the statement of
partners' capital for the nine months ended September 30, 1999, and the
statements of cash flows for the nine months ended September 30, 1999 and 1998
have been prepared by the Partnership without audit. The accompanying unaudited
financial statements have been prepared in accordance with generally accepted
accounting principles for interim financial information and with the
instructions to Form 10-Q and Rule 10-01 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. In the opinion of the
managing partner, such statements include all adjustments [consisting only of
normal recurring items] which are considered necessary for a fair presentation
of the financial position of the Partnership at September 30, 1999, and the
results of its operations and cash flows for the three months then ended. It is
suggested that these financial statements be read in conjunction with Form S-11
filed with the Securities and Exchange Commission on April 25, 1985 and with the
financial statements and notes contained in the Partnership's Form 10-K for the
year ended December 31, 1998. (See, also, Preliminary Note on Index page).
. . . . . . . . . . .
5
<PAGE>
Item 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
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LIQUIDITY AND CAPITAL RESOURCES
As of the present date, the Partnership owns and operates one Property, the
Pavilion Apartments, and does not intend to acquire any other property.
Cash flow from Pavilion should be sufficient to permit the Partnership to make
the constant monthly payments due prior to maturity on the first mortgage and to
meet its monthly operating expenses. However, should there be a significant
decrease in Pavilion's occupancy or rental rates, there can be no assurance that
the Partnership would be able to obtain sufficient funds to make such payments.
OPERATIONS
The Partnership has operated the Pavilion Apartments, located in West Palm
Beach, Florida since January 1985.
The project operated with occupancies in the low-90% range for the third quarter
of 1999. As of November 2, 1999, there were 19 vacant apartments with 4
scheduled move-ins for November. 15 apartments were available for rent. Physical
occupancy stands at 94%, with 95% of the apartments rented.
Rental income for the comparable periods ended September 30, 1999, showed
increases as compared to the prior year, both for the three month periods, from
$508,072 to $524,992 and the nine month periods from $1,565,280 to $1,630,301.
The increases were primarily attributable to the increased rental rates enjoyed
by the Pavilion Apartments. The project saw a decrease in vacancies for the nine
month period, but showed a small increase in vacancies for the three month
period as compared to the prior year. Cost of Rental Income, consisting mainly
of real estate taxes, repairs and maintenance and utilities increased from
$158,170 to $204,560 and from $492,141 to $601,664 for the comparable three and
nine month periods of 1998 and 1999 respectively. The increase resulted
principally from increased expenses for replacements and upgrades at the
Pavilion. Approximately $31,500 of replacements in excess of the 1998 amount was
incurred during the third quarter of 1999.
In addition, capitalized expenditures of approximately $131,200 was spent on
replacement of shower and tub enclosures, roof replacements, sidewalk
replacements, sewer line replacement and miscellaneous interior replacements
during the third quarter of 1999, and an aggregate of approximately $235,271 has
been spent during the first nine months of 1999. The costs of these items were
capitalized and will be amortized and expensed over the applicable number of
years.
Selling, General and Administrative Expenses remained substantially unchanged
from 1998 to 1999, reflecting $520,501 and $510,573 for the comparable nine
month periods and $184,573 and $190,155 for the comparable three month periods.
The Other Expense item of $2,900 under Other Income and Expenses for 1998,
reflects the net cost to the Partnership of fees and expenses in connection with
the tender offer completed by an unaffiliated third party in December 1997.
Transfer fees of $10,300 were received and administrative and legal fees of
$13,200 were expensed during the first quarter of 1999, in connection with the
review of the documents and preparation of legal filings required to be made by
the Partnership. This was a non-recurring income and expense and was not
duplicated during the first quarter of 1999.
Principally as a result of the increase in Cost of Rental Income, Operating
Income decreased for both the three and nine month periods, to $50,735 and
$286,256 from $93,478 and $339,536 for the comparable periods of 1998.
INFLATION
As of the present date, inflation has not had a major impact on the operations
of the Partnership.
6
<PAGE>
PART II - OTHER INFORMATION
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Item 6. Exhibits and Reports on Form 8-K
[a] Exhibits as required by Item 601 of Regulation S-K:
None Required
[b] Reports on From 8-K:
None filed during the quarter for which this report is submitted.
7
<PAGE>
SIGNATURE
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Pursuant to the requirements of the Securities Exchange Act or 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.
Date: November 5, 1999 By: /s/ Andrew C. Alson
--------------------
Andrew C. Alson
(President and Chief Financial Officer)
FJS Properties, Inc.
General Partner
8
<PAGE>
<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 such schedules.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 9-Mos
<FISCAL-YEAR-END> Dec-31-1999
<PERIOD-END> Sep-30-1999
<CASH> 296,847
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 688,319
<PP&E> 11,054,210
<DEPRECIATION> 4,985,601
<TOTAL-ASSETS> 7,012,252
<CURRENT-LIABILITIES> 464,876
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 1,946,178
<TOTAL-LIABILITY-AND-EQUITY> 7,012,252
<SALES> 0
<TOTAL-REVENUES> 1,630,301
<CGS> 601,664
<TOTAL-COSTS> 742,381
<OTHER-EXPENSES> (13,386)
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 342,617
<INCOME-PRETAX> (42,975)
<INCOME-TAX> 0
<INCOME-CONTINUING> (42,975)
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (42,975)
<EPS-BASIC> (2.53)
<EPS-DILUTED> (2.53)
</TABLE>
