FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15 (D)
OF THE SECURITIES EXCHANGE ACT OF 1934
QUARTERLY OR TRANSITIONAL REPORT
U.S. Securities and Exchange Commission
Washington, D.C. 20549
FORM 10-QSB
(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the quarterly period ended September 30, 1998
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the transition period from.........to.........
Commission file number 0-14554
NATIONAL PROPERTY INVESTORS 8
(Exact name of small business issuer as specified in its charter)
California 13-3254885
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
55 Beattie Place, P.O. Box 1089
Greenville, South Carolina 29602
(Address of principal executive offices)
(864) 239-1000
(Issuer's telephone number)
Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 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 .
PART I - FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS
a)
NATIONAL PROPERTY INVESTORS 8
BALANCE SHEET
(Unaudited)
September 30, 1998
(in thousands, except unit data)
Assets
Cash and cash equivalents $ 1,465
Receivables and deposits 336
Restricted escrows 754
Other assets 183
Investment properties:
Land $ 1,970
Buildings and related personal property 28,345
30,315
Less accumulated depreciation (15,978) 14,337
$ 17,075
Liabilities and Partners' Capital (Deficit)
Liabilities
Accounts payable $ 39
Tenant security deposit liabilities 65
Accrued property taxes 548
Other liabilities 144
Mortgage notes payable 10,875
Partners' Capital (Deficit)
Limited partners' (44,882 units issued and
outstanding) $ 5,573
General partner's (169) 5,404
$ 17,075
See Accompanying Notes to Financial Statements
b)
NATIONAL PROPERTY INVESTORS 8
STATEMENTS OF OPERATIONS
(Unaudited)
(in thousands, except unit data)
Three Months Ended Nine Months Ended
September 30, September 30,
1998 1997 1998 1997
Revenues:
Rental income $1,154 $1,107 $3,343 $3,128
Other income 121 100 364 320
Total revenues 1,275 1,207 3,707 3,448
Expenses:
Operating 519 483 1,391 1,344
General and administrative 106 52 192 147
Interest 231 229 694 739
Depreciation 303 300 894 876
Property taxes 122 131 360 349
Total expenses 1,281 1,195 3,531 3,455
Net income (loss) $ (6) $ 12 $ 176 $ (7)
Net income (loss) allocated
to general partner (1%) $ -- $ -- $ 2 $ --
Net income (loss) allocated
to limited partners (99%) (6) 12 174 (7)
$ (6) $ 12 $ 176 $ (7)
Net income (loss) per
limited partnership unit $ .13 $ .26 $ 3.88 $ (.16)
Distributions per limited
partnership unit $22.06 $33.27 $22.06 $33.27
See Accompanying Notes to Financial Statements
c)
NATIONAL PROPERTY INVESTORS 8
STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
(Unaudited)
(in thousands, except unit data)
Limited
Partnership General Limited
Units Partner's Partners' Total
Original capital contributions 44,882 $ 1 $22,441 $22,442
Partners' (deficit) capital at
December 31, 1997 44,882 $ (161) $ 6,389 $ 6,228
Distribution to partners (10) (990) (1,000)
Net income for the nine months
ended September 30, 1998 -- 2 174 176
Partners' (deficit) capital at
September 30, 1998 44,882 $ (169) $ 5,573 $ 5,404
See Accompanying Notes to Financial Statements
d)
NATIONAL PROPERTY INVESTORS 8
STATEMENTS OF CASH FLOWS
(Unaudited)
(in thousands)
Nine Months Ended
September 30,
1998 1997
Cash flows from operating activities:
Net income (loss) $ 176 $ (7)
Adjustments to reconcile net income (loss) to
net cash provided by operating activities:
Depreciation 894 876
Amortization of loan costs 28 29
Change in accounts:
Receivables and deposits (52) 22
Other assets 17 (9)
Accounts payable 18 (199)
Tenant security deposit liabilities (2) (10)
Accrued property taxes 79 156
Other liabilities (16) 66
Net cash provided by operating activities 1,142 924
Cash flows from investing activities:
Property improvements and replacements (279) (437)
Net (deposits to) withdrawals from restricted
escrows (126) 782
Net cash (used in) provided by investing
activities (405) 345
Cash flows from financing activities:
Payments on mortgage notes payable (49) (44)
Distributions to partners (1,000) (1,508)
Net cash used in financing activities (1,049) (1,552)
Net decrease in cash and cash equivalents (312) (283)
Cash and cash equivalents at beginning of period 1,777 1,871
Cash and cash equivalents at end of period $ 1,465 $ 1,588
Supplemental disclosure of cash flow information:
Cash paid for interest $ 666 $ 713
See Accompanying Notes to Financial Statements
e)
NATIONAL PROPERTY INVESTORS 8
NOTES TO FINANCIAL STATEMENTS
(Unaudited)
NOTE A - BASIS OF PRESENTATION
The accompanying unaudited financial statements of National Property Investors 8
(the "Partnership") have been prepared in accordance with generally accepted
accounting principles for interim financial information and with the
instructions to Form 10-QSB and Item 310(b) of Regulation S-B. 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 NPI Equity Investments, Inc. ("NPI Equity" or the "Managing General
Partner"), all adjustments (consisting of normal recurring accruals) considered
necessary for a fair presentation have been included. Operating results for the
three and nine month periods ended September 30, 1998, are not necessarily
indicative of the results that may be expected for the fiscal year ending
December 31, 1998. For further information, refer to the financial statements
and footnotes thereto included in the Partnership's annual report on Form 10-KSB
for the year ended December 31, 1997.
Certain reclassifications have been made to the 1997 information to conform to
the 1998 presentation.
NOTE B - TRANSACTIONS WITH AFFILIATED PARTIES
The Partnership has no employees and is dependent on the Managing General
Partner and its affiliates for the management and administration of all
partnership activities. The Partnership Agreement provides for payments to
affiliates for services and as reimbursement of certain expenses incurred by
affiliates on behalf of the Partnership.
The following payments were made to the Managing General Partner and/or its
affiliates during the nine months ended September 30, 1998 and 1997:
Nine Months Ended
September 30,
1998 1997
(in thousands)
Property management fees (included in operating expenses) $181 $171
Reimbursement for services of affiliates, including
approximately $5,000 of construction services
reimbursements for the nine months ended September 30,
1998 (included in general and administrative, and
operating expenses) 82 85
For services relating to the administration of the Partnership and operation of
its properties, the Managing General Partner is entitled to receive payment for
non-accountable expenses up to a maximum of $150,000 per year, based upon the
number of Partnership units sold, subject to certain limitations. For the nine
months ended September 30, 1998, the Managing General Partner received
approximately $67,000 for non-accountable expense reimbursements, and was not
entitled to receive any non-accountable expense reimbursements for the nine
months ended September 30, 1997.
For the period from January 1, 1997, to August 31, 1997, the Partnership insured
its properties under a master policy through an agency affiliated with the
Managing General Partner with an insurer unaffiliated with the Managing General
Partner. An affiliate of the Managing General Partner acquired, in the
acquisition of a business, certain financial obligations from an insurance
agency, which was later acquired by the agent who placed the master policy. The
agent assumed the financial obligations to the affiliate of the Managing General
Partner, which received payments on these obligations from the agent. The
amount of the Partnership's insurance premiums that accrued to the benefit of
the affiliate of the Managing General Partner by virtue of the agent's
obligations was not significant.
NOTE C - DISTRIBUTION TO PARTNERS
In September of 1998, the Partnership distributed approximately $1,000,000 from
operations to the partners. Of this amount, approximately $10,000 was
distributed to the General Partner and approximately $990,000 was distributed to
the limited partners. In the third quarter of 1997, the Partnership distributed
approximately $1,500,000 from operations to the partners. Of this amount,
approximately $15,000 was distributed to the General Partner and approximately
$1,493,000 was distributed to the limited partners.
NOTE D - TRANSFER OF CONTROL; SUBSEQUENT EVENT
On October 1, 1998, Insignia Financial Group, Inc. completed its merger with and
into Apartment Investment and Management Company ("AIMCO"), a publicly traded
real estate investment trust, with AIMCO being the surviving corporation (the
"Insignia Merger"). As a result of the Insignia Merger, AIMCO acquired control
of the Managing General Partner. In addition, AIMCO also acquired approximately
51% of the outstanding common shares of beneficial interest of Insignia
Properties Trust ("IPT"), the sole shareholder of the Managing General Partner.
Also, effective October 1, 1998, IPT and AIMCO entered into an Agreement and
plan of Merger pursuant to which IPT is to be merged with and into AIMCO or a
subsidiary of AIMCO (the "IPT Merger"). The IPT Merger requires the approval of
the holders of a majority of the outstanding IPT Shares. AIMCO has agreed to
vote all of the IPT Shares owned by it in favor of the IPT Merger and has
granted an irrevocable limited proxy to unaffiliated representatives of IPT to
vote the IPT Shares acquired by AIMCO and its subsidiaries in favor of the IPT
Merger. As a result of AIMCO's ownership and its agreement, the vote of no
other holder of IPT is required to approve the merger. The Managing General
Partner does not believe that this transaction will have a material effect on
the affairs and operations of the Partnership.
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION
The Partnership's investment properties consist of two apartment complexes. The
following table sets forth the average occupancy of the properties for the nine
months ended September 30, 1998 and 1997:
Average Occupancy
Property 1998 1997
Williamsburg on the Lake Apartments
Indianapolis, Indiana 96% 89%
Huntington Athletic Club Apartments
Morrisville, North Carolina 93% 93%
The significant increase in occupancy at Williamsburg on the Lake Apartments is
due to new advertising efforts which increased the property's leasing traffic,
and revised applicant qualification procedures which positively impacted
occupancy. Also, various tenant programs were implemented, resulting in more
lease renewals than in the comparable period of the previous year.
The Partnership's net income for the nine months ended September 30, 1998 was
$176,000 versus a net loss of $7,000 for the nine months ended September 30,
1997. The Partnership recognized a net loss of $6,000 for the three months ended
September 30, 1998 compared to net income of $12,000 for the three months ended
September 30, 1997. The increase in net income for the nine months ended
September 30, 1998, is primarily due to an increase in revenues and a decrease
in interest expense, which more than offset increases in operating expense and
general and administrative expense. The increase in revenues resulted primarily
from an increase in rental income due to an increase in rental rates at
Huntington Athletic Club Apartments and the increase in occupancy at
Williamsburg discussed above. Other income increased primarily as a result of
litigation proceeds received in settlement of an action against a vendor for
installation of defective piping at Huntington Athletic Club Apartments. The
decrease in interest expense relates to the refinancing of the mortgage
encumbering Williamsburg on the Lake Apartments which resulted in the payment of
additional interest in the first quarter of 1997.
The decrease in net income for the three months ended September 30, 1998 was
primarily due to an increase in operating expenses and general and
administrative expenses, which more than offset the increase in rental income
discussed above. General and administrative expenses increased for both the
three and nine month comparable periods, due to a non-accountable reimbursement
of approximately $67,000 paid to the Managing General Partner as provided in the
partnership agreement. There were no non-accountable reimbursements in the
comparable period of 1997. Operating expense increased for both the three and
nine month comparable periods due to increased insurance expense and management
fees at Williamsburg on the Lake Apartments.
Included in operating expense for the nine months ended September 30, 1998, is
approximately $47,000 of major repairs and maintenance comprised primarily of
landscaping and exterior building repairs. Included in maintenance expense for
the nine months ended September 30, 1997, is approximately $89,000 of major
repairs and maintenance also comprised primarily of landscaping and exterior
building improvements.
As part of the ongoing business plan of the Partnership, the Managing General
Partner monitors the rental market environment of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expenses. As part of
this plan, the Managing General Partner attempts to protect the Partnership from
the burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level. However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
Managing General Partner will be able to sustain such a plan.
At September 30, 1998, the Partnership had cash and cash equivalents of
approximately $1,465,000 compared to approximately $1,588,000 at September 30,
1997. The net decrease in cash and cash equivalents during the nine months ended
September 30, 1998, was approximately $312,000 compared to a decrease of
approximately $283,000 during the nine months ended September 30, 1997. Net
cash provided by operating activities increased primarily as a result of the
increase in total revenues and the decrease in interest expenses, as discussed
above. Also contributing to the increase in net cash provided by operating
activities was a decrease in cash used for accounts payable related to the
timing of payments. In addition, there was a decrease in cash provided by
receivables and deposits and accrued property taxes due to the timing of receipt
of deposits and payments of taxes. Net cash used in investing activities
increased due to an increase in net deposits to restricted escrows. Withdrawals
were made during the first nine months of 1997 for the construction of a new
recreation center at the Williamsburg on the Lake Apartments property.
Partially offsetting this increase was a decrease in cash used for property
improvements and replacements. Net cash used in financing activities decreased
primarily due to a decrease in distributions to partners. Cash distributions of
approximately $1,508,000 were declared and paid during the nine months ended
September 30, 1997. A distribution of approximately $1,000,000 was paid in
September 1998.
The Managing General Partner has extended to the Partnership a $500,000 line of
credit. At the present time, the Partnership has no outstanding amounts due
under this line of credit. Based on present plans, the Managing General Partner
does not anticipate the need to borrow against the line of credit in the near
future. Other than cash and cash equivalents, the line of credit is the
Partnership's only unused source of liquidity.
The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and other operating needs of the Partnership and to comply with Federal,
State and local legal and regulatory requirements. Such assets are currently
thought to be sufficient for any near-term needs of the Partnership. The
Managing General Partner is currently assessing the need for capital
improvements at each of the Partnerhip's properties. To the extent that
additional capital improvements are required, the Partnership's distributable
cash flow, if any, may be adversely affected. The mortgage indebtedness of
approximately $10,875,000 is amortized over varying periods. The mortgage
encumbering the Huntington Athletic Club Apartments property requires a balloon
payment of $3,211,000 in February 2002. The mortgage encumbering the
Williamsburg on the Lake Apartments property requires interest only payments
with the principal balance of $7,400,000 due November 2003. The Managing
General Partner will attempt to refinance such indebtedness or sell the
properties prior to such maturity dates. If the properties cannot be
refinanced or sold for a sufficient amount, the Partnership will risk losing
such properties through foreclosure. Cash distributions of approximately
$1,580,000 were declared and paid during the nine months ended September 30,
1997. In September 1998, a distribution of approximately $1,000,000 was paid.
Future cash distributions will depend on the levels of net cash generated from
operations, refinancings, property sales and the availability of cash reserves.
The Partnership's distribution policy will be reviewed on a quarterly basis.
There can be no assurance, however, that the Partnership will generate
sufficient funds from operations to permit further distributions to its partners
in 1998 or subsequent periods.
Transfer of Control; Subsequent Event
On October 1, 1998, Insignia Financial Group, Inc. completed its merger with and
into Apartment Investment and Management Company ("AIMCO"), a publicly traded
real estate investment trust, with AIMCO being the surviving corporation (the
"Insignia Merger"). As a result of the Insignia Merger, AIMCO acquired control
of the Managing General Partner. In addition, AIMCO also acquired approximately
51% of the outstanding common shares of beneficial interest of Insignia
Properties Trust ("IPT"), the entity which controls the Managing General
Partner. Also, effective October 1, 1998, IPT and AIMCO entered into an
Agreement and plan of Merger pursuant to which IPT is to be merged with and into
AIMCO or a subsidiary of AIMCO (the "IPT Merger"). The IPT Merger requires the
approval of the holders of a majority of the outstanding IPT Shares. AIMCO has
agreed to vote all of the IPT Shares owned by it in favor of the IPT Merger and
has granted an irrevocable limited proxy to unaffiliated representatives of IPT
to vote the IPT Shares acquired by AIMCO and its subsidiaries in favor of the
IPT Merger. As a result of AIMCO's ownership and its agreement, the vote of
no other holder of IPT is required to approve the merger. The Managing General
Partner does not believe that this transaction will have a material effect on
the affairs and operations of the Partnership.
Year 2000
General Description of the Year 2000 Issue and the Nature and Effects of the
Year 2000 on Information Technology (IT) and Non-IT Systems
The Year 2000 Issue is the result of computer programs being written using two
digits rather than four to define the applicable year. The Partnership is
dependent upon the Managing General Partner and its affiliates for management
and administrative services ("Managing Agent"). Any computer programs or
hardware that have date-sensitive software or embedded chips may recognize a
date using "00" as the year 1900 rather than the year 2000. This could result
in a system failure or miscalculations causing disruptions of operations,
including, among other things, a temporary inability to process transactions,
send invoices, or engage in similar normal business activities.
The Managing Agent has determined that it will be required to modify or replace
significant portions of its software and certain hardware so that those systems
will properly utilize dates beyond December 31, 1999. The Managing Agent
presently believes that with modifications or replacements of existing software
and certain hardware, the Year 2000 Issue can be mitigated. However, if such
modifications and replacements are not made, or are not completed timely, the
Year 2000 Issue could have a material impact on the operations of the Managing
Agent and the Partnership.
Status of Progress in Becoming Year 2000 Compliant
The Managing Agent's plan to resolve the Year 2000 Issue involves the following
four phases: assessment, remediation, testing and implementation. To date, the
Managing Agent has fully completed its assessment of all information systems
that could be significantly affected by the Year 2000, and has begun the
remediation, testing and implementation phase on both hardware and software
systems. Assessments are continuing in regards to embedded systems in operating
equipment. The Managing Agent anticipates having all phases complete by June 1,
1999.
In addition to the areas the Partnership is relying on the Managing Agent to
verify compliance with, the Partnership has certain operating equipment,
primarily at the property sites, which needed to be evaluated for Year 2000
compliance. The focus of the Managing General Partner was to the security
systems, elevators, heating-ventilation-air-conditioning systems, telephone
systems and switches, and sprinkler systems. The Managing General Partner is
currently engaged in the identification of all non-compliant operational
systems, and is in the process of estimating the costs associated with any
potential modifications or replacements needed to such systems in order for them
to be Year 2000 compliant. It is not expected that such costs would have a
material adverse affect upon the operations of the Partnership.
Risk Associated with the Year 2000
The Managing General Partner believes that the Managing Agent has an effective
program in place to resolve the Year 2000 issue in a timely manner and has
appropriate contingency plans in place for critical applications that could
affect the Partnership's operations. To date, the Managing General Partner is
not aware of any external agent with a Year 2000 issue that would materially
impact the Partnership's results of operations, liquidity or capital resources.
However, the Managing General Partner has no means of ensuring that external
agents will be Year 2000 compliant. The Managing General Partner does not
believe that the inability of external agents to complete their Year 2000
resolution process in a timely manner will have a material impact on the
financial position or results of operations of the Partnership. However, the
effect of non-compliance by external agents is not readily determinable.
Other
Certain items discussed in this quarterly report may constitute forward-looking
statements within the meaning of the Private Securities Litigation Reform Act of
1995 (the "Reform Act") and as such may involve known and unknown risks,
uncertainties and other factors which may cause the actual results, performance
or achievements of the Partnership to be materially different from any future
results, performance or achievements expressed or implied by such forward-
looking statements. Such forward-looking statements speak only as of the date
of this quarterly report. The Partnership expressly disclaims any obligation or
undertaking to release publicly any updates of revisions to any forward-looking
statements contained herein to reflect any change in the Partnership's
expectations with regard thereto or any change in events, conditions or
circumstances on which any such statement is based.
PART II - OTHER INFORMATION
ITEM 1. LEGAL PROCEEDINGS
In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled Rosalie Nuanes, et al. v. Insignia
Financial Group, Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities. The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia Financial Group, Inc.
("Insignia") and entities which were, at the time, affiliates of Insignia
("Insignia Affiliates") of interests in certain general partner entities, past
tender offers by Insignia Affiliates to acquire limited partnership units, the
management of partnerships by Insignia Affiliates as well as a recently
announced agreement between Insignia and Apartment Investment and Management
Company. The complaint seeks monetary damages and equitable relief, including
judicial dissolution of the Partnership. On June 25, 1998, the Managing General
Partner filed a motion seeking dismissal of the action. In lieu of responding
to the motion, the plaintiffs have filed an amended complaint. The Managing
General Partner has filed demurrers to the amended complaint, which are
scheduled to be heard on January 8, 1999. The Managing General Partner believes
the action to be without merit, and intends to vigorously defend it.
On July 30, 1998, certain entities claiming to own limited partnership interests
in certain limited partnerships whose general partners were at the time,
affiliates of Insignia filed a complaint entitled Everest Properties LLC v.
Insignia Financial Group, Inc. in the Superior Court of the State of California,
County of Los Angeles. The action involves 44 real estate limited partnerships
(including the Partnership) in which the plaintiffs allegedly own interests and
which Insignia Affiliates allegedly manage or control (the "Subject
Partnerships"). The complaint names as defendants Insignia, several Insignia
Affiliates alleged to be managing partners of the defendant limited
partnerships, the Partnership and the Managing General Partner. Plaintiffs
allege that they have requested from, but have been denied by each of the
Subject Partnerships, lists of their respective limited partners for the purpose
of making tender offers to purchase up to 4.9% of the limited partner units of
each of the Subject Partnerships. The complaint also alleges that certain of
the defendants made tender offers to purchase limited partner units in many of
the Subject Partnerships, with the alleged result that plaintiffs have been
deprived of the benefits they would have realized from ownership of the
additional units. The plaintiffs assert eleven causes of action, including
breach of contract, unfair business practices, and violations of the partnership
statutes of the states in which the Subject Partnerships are organized.
Plaintiffs seek compensatory, punitive and treble damages. The Managing General
Partner filed an answer to the complaint on September 15, 1998. The Managing
General Partner believes the claims to be without merit and intends to defend
the action vigorously.
The Partnership is unaware of any other pending or outstanding litigation that
is not of a routine nature. The Managing General Partner believes that all such
pending or outstanding litigation will be resolved without a material adverse
effect upon the business, financial condition or operations of the Partnership.
ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K
a) Exhibits:
Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
report.
b) Reports on Form 8-K:
No reports on form 8-K were filed during the nine months ended September
30, 1998.
SIGNATURES
In accordance with the requirements of the Exchange Act, the registrant caused
this report to be signed on its behalf by the undersigned, thereunto duly
authorized.
NATIONAL PROPERTY INVESTORS 8
By: NPI EQUITY INVESTMENTS, INC.
Its Managing General Partner
By: /s/Patrick Foye
Patrick Foye
Executive Vice President
By: /s/Timothy R. Garrick
Timothy R. Garrick
Vice President - Accounting
(Duly Authorized Officer)
Date: November 12, 1998
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from
National Property Investors 8 1998 Third Quarter 10-QSB and is
qualified in its entirety by reference to such 10-QSB filing.
</LEGEND>
<CIK> 0000763701
<NAME> NATIONAL PROPERTY INVESTORS 8
<MULTIPLIER> 1,000
<S> <C>
<PERIOD-TYPE> 9-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-END> SEP-30-1998
<CASH> 1,465
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0<F1>
<PP&E> 30,315
<DEPRECIATION> 15,978
<TOTAL-ASSETS> 17,075
<CURRENT-LIABILITIES> 0<F1>
<BONDS> 10,875
0
0
<COMMON> 0
<OTHER-SE> 5,404
<TOTAL-LIABILITY-AND-EQUITY> 17,075
<SALES> 0
<TOTAL-REVENUES> 3,707
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 3,531
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 694
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 176
<EPS-PRIMARY> 3.88<F2>
<EPS-DILUTED> 0
<FN>
<F1>Registrant has an unclassified balance sheet.
<F2>Multiplier is 1.
</FN>
</TABLE>
