UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 [NO FEE REQUIRED]
For the fiscal year ended December 31, 1996
OR
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934 [NO FEE REQUIRED]
For the transition period from to
Commission file number 0-14393
Krupp Cash Plus Limited Partnership
(Exact name of registrant as specified in its charter)
Massachusetts 04-2865878
(State or other jurisdiction of (IRS Employer
incorporation or organization) Identification No.)
470 Atlantic Avenue, Boston, Massachusetts 02210
(Address of principal executive offices) Zip Code)
(Registrant's telephone number, including area code)(617) 423-2233
Securities registered pursuant to Section 12(b) of the Act: None
Securities registered pursuant to Section 12(g) of the Act:Depository
Receipts representing Units of Investor Limited Partner Interests.
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. [ ].
Aggregate market value of voting securities held by non-affiliates: Not
applicable.
Documents incorporated by reference: Part IV, Item 14
The exhibit index is located on pages 10-12.
The total number of pages in this document is 27.
<PAGE>
PART I
This Form 10-K contains forward-looking statements within the meaning of
Section 27A of the Securities Act of 1933 and Section 21E of the Securities
Exchange Act of 1934. Actual results could differ materially from those
projected in the forward-looking statements as a result of a number of
factors, including those identified herein.
ITEM 1. BUSINESS
Krupp Cash Plus Limited Partnership (the "Partnership") was formed on April
30, 1985 by filing a Certificate of Limited Partnership in The Commonwealth
of Massachusetts. The Krupp Corporation and The Krupp Company Limited
Partnership-IV are the General Partners of the Partnership. Krupp
Depositary Corporation is the Corporate Limited Partner. For details, see
Note A to Financial Statements included in Item 8 (Appendix A) of this
report.
On July 12, 1986 the Partnership commenced the marketing and sale of
4,000,000 units of Depositary Receipts ("Units") for a maximum offering of
$80,000,000. The Partnership raised $79,934,364 from its public offering.
The Partnership invested the net proceeds from the offering in a portfolio
of unleveraged real estate (see Item 2 - Properties) and mortgage backed
securities ("MBS") issued by the Government National Mortgage Association
("GNMA") or the Federal Home Loan Mortgage Corporation ("FHLMC") (see Note
D to Financial Statements, included in Item 8 (Appendix A) of this report).
The Partnership considers itself to be engaged only in the industry segment
of investment in real estate and related assets.
The Partnership's real estate investments are subject to some seasonal
fluctuations, resulting from changes in utility consumption, seasonal
maintenance expenditures and changes in retail rental income based on the
percentage of tenant gross receipts. However, the future performance of
the Partnership will depend upon factors which cannot be predicted. Such
factors include general economic and real estate market conditions, both on
a national basis and in those areas where the Partnership's real estate
investments are located, the credit worthiness of GNMA and FHLMC, interest
rates, real estate taxes, operating expenses, energy costs, government
regulations and federal and state income tax laws. The requirements for
compliance with federal, state and local regulations to date have not had
an adverse effect on the Partnership's operations, and no adverse effect
therefrom is anticipated in the future.
The Partnership's investments in real estate are also subject to such risks
as (i) competition from existing and future projects held by other owners
in the locations of the Partnership's properties, (ii) possible reduction
in rental income due to an inability to maintain high occupancy levels, the
financial failure of a tenant or the inability of retail tenants to achieve
gross sales at a level sufficient to provide for additional rental income
based on a percentage of sales, (iii) possible adverse changes in general
economic and local conditions, such as competitive over-building, increases
in unemployment or adverse changes in real estate zoning laws, and (iv)
other circumstances over which the Partnership may have little or no
control.
As of December 31, 1996, there were 7 full and part-time on-site personnel
employed by the Partnership.
<PAGE>
ITEM 2. PROPERTIES
As of December 31, 1996, the Partnership had unleveraged investments in
three retail centers containing an aggregate of 614,410 square feet of
leasable area. Additional detailed information with respect to individual
properties can be found in Schedule III included in Appendix A of this
report.
A summary of the Partnership's real estate investments is presented below.
<TABLE>
<CAPTION>
Average Occupancy
Current For Year Ended
Year of Leasable December 31,
Description AcquisitionSquare Footage19961995199419931992
Retail Centers
<S> <C> <C> <C> <C> <C> <C> <C>
Luria's Plaza
Vero Beach, Florida 1985 156,452 96% 97% 97% 74% 82%
High Point National
Furniture Mart
High Point,
North Carolina 1986 242,722 100% 100% 99% 100% 99%
Tradewinds Shopping
Center
Hanover Park,
Illinois 1986 215,236 86% 93% 92% 89% 89%
</TABLE>
There were six tenants which occupied 10% or more of their respective
property's leasable space as of December 31, 1996.
ITEM 3. LEGAL PROCEEDINGS
There are no material pending legal proceedings to which the Partnership
is a party or to which any of its property is a subject.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
None.
PART II
ITEM 5. MARKET FOR THE REGISTRANT'S COMMON EQUITY AND RELATED STOCKHOLDER
MATTERS
There is no public market for the Units and it is not anticipated that any
such public market will develop. The transfer of Units is subject to
certain limitations contained in the Partnership Agreement.
The number of Investor Limited Partners ("Unitholders") as of December 31,
1996 was approximately 5,300.
The Partnership has made the following distributions to its Partners during
the years ended December 31, 1996 and 1995.
<TABLE>
<CAPTION>
Year Ended December 31,
1996 1995
Amount Per Unit Amount Per Unit
Limited Partners:
<S> <C> <C> <C> <C>
Unitholders
(4,000,000 Units) $2,185,517 $.55 $2,185,519 $.55
Corporate Limited Partner
(100 Units) 55 .55 55 .55
General Partners 46,448 47,657
$2,232,020 $2,233,231
</TABLE>
One of the objectives of the Partnership is to make partially tax sheltered
distributions of cash flow generated by the Partnership's properties and
MBS. However, there is no assurance that future operations will continue
to generate sufficient cash to maintain the current level of distributions
and to provide sufficient liquidity for the Partnership. The Partnership
distributes approximately $.14 per Unit per quarter to its investors.
<PAGE>
ITEM 6. SELECTED FINANCIAL DATA
The following table sets forth selected financial information regarding the
Partnership's financial position and operating results. This information
should be read in conjunction with Management's Discussion and Analysis of
Financial Condition and Results of Operations and the Financial Statements
and Supplementary Data which are included in Items 7 and 8 (Appendix A) of
this report, respectively.
<TABLE>
<CAPTION>
1996 1995 1994 1993 1992
<S> <C> <C> <C> <C>
Total revenue $ 6,333,585 $ 6,437,319 $ 6,040,901 $ 5,943,882$6,027,514
Net income 1,369,189 1,423,555 951,907 1,321,637 1,311,674
Net income allocated
to Partners:
Unitholders 1,341,772 1,395,049 932,846 1,295,173 1,285,409
Per Unit .34 .35 .23 .32 .32
Corporate Limited
Partner 34 35 23 32 32
General
Partners 27,383 28,471 19,038 26,432 26,233
Total assets at
December 31 37,940,810 38,857,520 39,906,159 41,984,742 42,683,188
Distributions:
Unitholders 2,185,517 2,185,519 2,189,926 2,911,583 2,915,681
Per Unit (a) .55 .55 .54 .73 .73
Corporate Limited
Partner 55 55 54 73 73
General
Partners 46,448 47,657 (13,174) 17,636 49,174
</TABLE>
(a) During the years ended December 31, 1996, 1995, 1994, 1993 and
1992, the average per Unit return of capital to the Unitholderswas $0, $0,
$.11, $.68 and $.07, respectively.Prior performance of thePartnership
is not necessarily indicative of future operations.
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS
This Management's Discussion and Analysis of Financial Condition and
Results of Operations contains forward-looking statements including those
concerning Management's expectations regarding the future financial
performance and future events. These forward-looking statements involve
significant risk and uncertainties, including those described herein.
Actual results may differ materially from those anticipated by such
forward-looking statements.
Liquidity and Capital Resources
The Partnership's ability to generate cash adequate to meet its needs is
dependent primarily upon the operations of its real estate investments.
Liquidity is also generated by the MBS portfolio. The Partnership's
sources of future liquidity will be used for payment of expenses related to
real estate operations, capital expenditures including tenant build-outs to
secure quality tenants, and other administrative expenses. Cash Flow, if
any, as calculated under Section 17 of the Partnership Agreement, will then
be available for distribution to the Partners.
The Partnership's retail centers continue to maintain a relatively
consistent level of operating results. However, to attain these results,
management has found it necessary to fund a significant portion of tenant
build-outs to secure quality tenants in the Partnership's retail centers.
The Partnership completed improvements at High Point National Furniture
Mart ("High Point") which were necessary to reconfigure space for new
tenants and comply with present building code standards. Renovations to
show rooms on three floors of the building were completed during the second
quarter of 1996, while renovations to the elevator system were completed in
the third quarter of 1996. The refurbished show room spaces have enabled
the property to command higher rents and maintain 100% occupancy.
At Tradewinds Shopping Center ("Tradewinds"), improvements to the facade
were completed during the second quarter of 1996 in order to remain
competitive against newer centers. Management has also negotiated the
expansion of an anchor tenant in 1997 and intends to spend approximately
$4,000,000 for the tenant buildout. In order to fund the expansion, the
Partnership plans to utilize its cash reserves as well as any proceeds
received from the possible financing of its mortgage backed securities
portfolio in 1997.
At Luria's Plaza, the Partnership is planning to spend approximately
$116,000 for capital improvements in 1997, most of which are designated as
tenant buildouts which the General Partners believe are necessary to
maintain or increase its current occupancy level.
The Partnership holds MBS that are guaranteed by the Government National
Mortgage Association ("GNMA") and the Federal Home Loan Mortgage
Corporation ("FHLMC"). The principal risks with respect to MBS are the
credit worthiness of GNMA and FHLMC and the risk that the current value of
any MBS may decline as a result of changes in market interest rates.
Currently, the General Partners believe that the risk is minimal due to the
fact that the Partnership has the ability to hold these securities to
maturity.
In order to continue to fund the capital improvements noted above, the
General Partners, on an ongoing basis, assess the current and future
liquidity needs in determining the levels of working capital reserves the
Partnership should maintain. Adjustments to distributions are made when
appropriate to reflect such assessments. Based on current assessments, the
General Partners have determined that retaining the current annualized
distribution rate of $0.55 per Unit will allow the Partnership to maintain
adequate reserves.
Distributable Cash Flow and Net Proceeds from Capital Transactions
Shown below is the calculation of Distributable Cash Flow and Net Proceeds
from Capital Transactions as defined by Section 17 of the Partnership
Agreement, and the source of cash distributions for the year ended December
31, 1996 and from the Partnership's inception through December 31, 1996.
The General Partners provide information below to meet requirements of the
Partnership Agreement and because they believe that it is an appropriate
supplemental measure of operating performance. However, Distributable Cash
Flow and Net Proceeds from Capital Transactions should not be considered by
the reader as a substitute to net income, as an indicator of the
Partnership's operating performance or to cash flows as a measure of
liquidity.
<TABLE>
<CAPTION>
(In $1,000's except per Unit amounts)
For the Year Inception to
Ended December 31,December 31,
1996 1996
<S> <C> <C>
Distributable Cash Flow:
Net income for tax purposes $1,716 $ 23,656
Items not requiring or (not providing)
the use of operating funds:
Tax basis depreciation and amortization 1,707 18,215
Interest income on note receivable - (371)
Gain on sale of assets - (1,686)
Additions to fixed assets (870) (8,770)
Cash from vacancy guarantee on Luria's Plaza - 873
Fixed asset additions funded from cash
reserves - 865
Operating reserve for fixed asset additions - (1,070)
Total Distributable Cash Flow ("DCF") $2,553 $ 31,712
Unitholders' Share of DCF $2,502 $ 31,078
Unitholders' Share of DCF per Unit $ .63 $ 7.77 (d)
General Partners' Share of DCF $ 51 $ 634
Net Proceeds from Capital Transactions:
Principal collections on MBS, net $ 778 $ 15,231
Proceeds from sale of MBS - 19,018
Net proceeds from sale of property
including interest on mortgage
note receivable - 1,208
Mortgage note - 7,150
Reinvestment of MBS principal
collections - (16,141)
Total Net Proceeds from Capital
Transactions $ 778 $ 26,466
Distributions:
Unitholders $2,186 (a) $ 55,983 (b)(c)
Unitholders' Average per Unit $ .55 (a) $ 14.00 (b)(c)(d)
General Partners $ 51 (a) $ 633 (b)
Total Distributions $2,237 (a) $ 56,616 (b)(c)
</TABLE>
(a) Represents distributions paid in 1996, except the February, 1996
distribution, which relates to 1995 cash flow, and includes an estimateof
the distribution to be paid in February, 1997.
(b) Includes an estimate of the distribution to be paid in February,
1997.
(c) Includes a $7,150,000 note which was distributed from the Partnership
to the Evergreen Plaza Note-Holding Trust whose beneficiaries were
the Partnership's Unitholders on record on May 31, 1990.
(d) Unitholders' average per Unit return of capital as of February, 1997
is $6.23 [$14.00-$7.77].
Operations
1996 compared to 1995
Overall, Distributable Cash Flow, as defined in the Partnership Agreement,
increased from 1995 to 1996, due to a decrease in capital improvement
expenditures, partially offset by a decrease in net income.
The Partnership experienced a slight decrease in total revenue in 1996, as
compared to 1995. Rental revenue decreased primarily due to lower tenant
billings as a result of the decline in reimbursable real estate taxes at
Tradewinds. MBS interest income also decreased due to repayment and
prepayments of principal which occur on the MBS portfolio. These decreases
are partially offset by an increase in interest income as a result of
higher cash and cash equivalents available for investment in 1996.
During 1996, as compared to 1995, total expenses remained relatively
stable, with increases in maintenance and general and administrative
expenses, offset by decreases in real estate taxes and management fees.
Maintenance expense increased due to increases in both snow removal and
exterior repair expenditures as a result of adverse weather conditions in
1996. General and administrative expense rose due to increases in both
audit expenditures and charges incurred in connection with the preparation
and mailing of Partnership reports and other investor communications. The
decrease in real estate taxes is the result of a reassessment of Tradewinds
by the local taxing authority. Management fees decreased in conjunction
with the decline in revenue. Depreciation expense increased as a result of
capital improvement expenditures.
1995 compared to 1994
The Partnership experienced increased rental revenue during 1995 as
compared to 1994. The renovations at High Point enabled the Partnership to
receive higher rents from the refurbished floors. The renovated and
expanded Cobb Theater, a major tenant located at Luria's Plaza, was
reopened in February 1994 with six new screens. The theater expansion has
attracted new tenants and enabled the center to maintain high occupancy and
command higher rents and lease renewals.
MBS interest income decreased in 1995 as compared to 1994 due to lower
average MBS balances in 1995 versus 1994 caused by principal repayments.
Interest income on short term investments increased during this same period
due to higher average cash balances.
Operating and general and administrative expenses decreased in 1995 as
compared to 1994 due to management's efforts to reduce reimbursable
operating costs. Also, operating expenses decreased in 1995 as compared to
1994 due to decreases in payroll and insurance expense as a result of a
favorable claim history.
Real estate taxes decreased in 1995 as compared to 1994 due to refunds
received for prior year's real estate taxes at Tradewinds and a decrease in
the property's assessed value. These decreases were partially offset by an
increase in the taxes at Luria's Plaza due to an increase in the assessed
value of the property following the theater expansion.
Management fees increased in 1995 as compared to 1994 due to higher rental
income being generated by the three properties.
Depreciation expense increased in conjunction with the fixed asset
expenditures in 1995 and 1994.
General
In accordance with Financial Accounting Standard No. 121, "Accounting for
the Impairment of Long-Lived Assets and for Long-Lived Assets to Be
Disposed Of", which is effective for fiscal years beginning after December
15, 1995, the Partnership has implemented policies and practices for
assessing impairment of its real estate assets.
The investments in properties are carried at cost less accumulated
depreciation unless the General Partners believe there is a material
impairment in value, in which case a provision to write down investments in
properties to fair value will be charged against income. At this time, the
General Partners do not believe that any assets of the Partnership are
materially impaired.
ITEM 8.FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
See Appendix A to this report.
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
The Partnership has no directors or executive officers. Information as to
the directors and executive officers of The Krupp Corporation, which is a
General Partner of both the Partnership and The Krupp Company Limited
Partnership-IV, the other General Partner of the Partnership, is as
follows:
Position with
Name and Age The Krupp Corporation
Douglas Krupp (50) Co-Chairman of the Board
George Krupp (52) Co-Chairman of the Board
Laurence Gerber (40) President
Robert A. Barrows (39) Treasurer
Douglas Krupp is Co-Chairman and Co-Founder of The Berkshire Group.
Established in 1969 as the Krupp Companies, this real estate-based firm
expanded over the years within its areas of expertise including investment
program sponsorship, property and asset management, mortgage banking,
healthcare facility ownership and the management of the Company. Today,
The Berkshire Group is an integrated real estate, mortgage and healthcare
company which is headquartered in Boston with regional offices throughout
the country. A staff of approximately 3,400 are responsible for the more
than $4 billion under management for institutional and individual clients.
Mr. Krupp is a graduate of Bryant College. In 1989 he received an honorary
Doctor of Science in Business Administration from this institution and was
elected trustee in 1990. Mr. Krupp is Chairman of the Board and a Director
of both Berkshire Realty Company, Inc. (NYSE-BRI) and Harborside Healthcare
(NYSE-HBR). George Krupp is Douglas Krupp's brother.
George Krupp is the Co-Chairman and Co-Founder of The Berkshire Group.
Established in 1969 as the Krupp Companies, this real estate-based firm
expanded over the years within its areas of expertise including investment
program sponsorship, property and asset management, mortgage banking and
healthcare facility ownership. Today, The Berkshire Group is an integrated
real estate, mortgage and healthcare company which is headquartered in
Boston with regional offices throughout the country. A staff of
approximately 3,400 are responsible for more than $4 billion under
management for institutional and individual clients. Mr. Krupp attended
the University of Pennsylvania and Harvard University. Mr. Krupp also
serves as Chairman of the Board and Trustee of Krupp Government Income
Trust and as Chairman of the Board and Trustee of Krupp Government Income
Trust II.
Laurence Gerber is the President and Chief Executive Officer of The
Berkshire Group. Prior to becoming President and Chief Executive Officer
in 1991, Mr. Gerber held various positions with The Berkshire Group which
included overall responsibility at various times for: strategic planning
and product development, real estate acquisitions, corporate finance,
mortgage banking, syndication and marketing. Before joining The Berkshire
Group in 1984, he was a management consultant with Bain & Company, a
national consulting firm headquartered in Boston. Prior to that, he was a
senior tax accountant with Arthur Andersen & Co., an international
accounting and consulting firm. Mr. Gerber has a B.S. degree in Economics
from the University of Pennsylvania, Wharton School and an M.B.A. degree
with high distinction from Harvard Business School. He is a Certified
Public Accountant. Mr. Gerber also serves as Director of Berkshire Realty
Company, Inc. (NYSE-BRI) and Harborside Healthcare Corporation (NYSE-HBR)
as well as President and Trustee of Krupp Government Income Trust and
President and Trustee of Krupp Government Income Trust II.
Robert A. Barrows is Senior Vice President and Chief Financial Officer
of The Berkshire Group. Mr. Barrows has held several positions within The
Berkshire Group since joining the company in 1983 and is currently
responsible for accounting and financial reporting, treasury, tax, payroll
and office administrative activities. Prior to joining The Berkshire
Group, he was an audit supervisor for Coopers & Lybrand L.L.P. in Boston.
He received a B.S. degree from Boston College and is a Certified Public
Accountant.
ITEM 11. EXECUTIVE COMPENSATION
The Partnership has no directors or executive officers.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
As of December 31, 1996, no person of record owned or was known by the
General Partners to own beneficially more than 5% of the Partnership's
4,000,100 outstanding Units. The only interests held by management or its
affiliates consist of its General Partner and Corporate Limited Partner
Interests.
PART IV
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The Partnership does not have any directors, executive officers or
nominees for election as director. Additionally, as of December 31, 1996,
no person of record owned or was known by the General Partners to own
beneficially more than 5% of the Partnership's outstanding Units.
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULE AND REPORTS ON FORM 8-K
(a)1. Financial Statements - see Index to Financial Statements and
Schedule included under Item 8, Appendix A, on page F-2 of thisreport.
2. Financial Statement Schedule - see Index to Financial Statements
and Schedules included under Item 8, Appendix A, on page F-2 of this
report.All other schedules are omitted as they are not applicable,not
required or the information is provided in the FinancialStatements or the
Notes thereto.
(b) Exhibits:
Number and Description
under Regulation S-K
The following reflects all applicable exhibits required under Item 601
of
Regulation S-K:
(4) Instruments defining the rights of security holders including
indentures:
(4.1)Amended Agreement of Limited Partnership dated as of July 3, 1985
[Exhibit A to Prospectus included in Amendment No. 1 of Registrant's
Registration Statement on Form S-11 (File 2-97467)].*
(4.2)13th Amendment of Certificate of Limited Partnership filed with the
Massachusetts Secretary of State on March 14, 1986. [Exhibit 4.2 to
Registrant's Report on Form 10-K for the year ended December 31, 1985
(File 2-97467)].*
(10) Material Contracts:
Luria's Plaza
(10.1) Purchase and Sale Agreement, dated August 27, 1985, between
Douglas Krupp and Florida Vero Beach Ltd., Altman/Ranzau &
Associates No. II, Northwest Military Associates Joint Venture,
and Lockhill-Selma Associates Joint Venture and related exhibits
[Exhibit 1 to Registrant's Report on Form 8-K dated October 31,
1985 (File No. 2-97467)].*
(10.2) Assignment of Purchase and Sale Agreement from Douglas Krupp to VB
Holding Company [Exhibit 2 to Registrant's Report on Form 8-K
dated October 31, 1985 (File No. 2-97467)].*
(10.3) Special Warranty Deed between Florida Vero Beach Ltd. and VB
Holding Company dated September 12, 1985 [Exhibit 3 to
Registrant's Report on Form 8-K dated October 31, 1985 (File No.
2-97467)].*
(10.4) Special Warranty Deed between VB Holding Company and George Krupp
and Douglas Krupp dated September 13, 1985 [Exhibit 4 to
Registrant's Report on Form 8-K dated October 31, 1985 (File No.
2-97467)].*
(10.5) Special Warranty Deed between George Krupp and Douglas Krupp and
Krupp Cash Plus Limited Partnership dated November 1, 1985
[Exhibit 5 to Registrant's Report on Form 8-K dated October 31,
1985 (File No. 2-97467)].*
(10.6) Management Agreement dated November 1, 1985 between Krupp Cash
Plus Limited Partnership, as Owner and Krupp Asset Management
Company, now known as Berkshire Property Management ("BPM"), as
Agent [Exhibit 6 to Registrant's Report on Form 8-K dated October
31, 1985 (File No. 2-97467)].*
(10.7) Ground Lease Agreement dated September 16, 1987 between Krupp Cash
Plus Limited Partnership, as Lessee and Donald G. Robinson, Sr.,
Ruth M. Robinson, Donald G. Robinson, Jr. and Lisa H. Robinson,
collectively as Lessor. [Exhibit 10.7 to Registrant's Report on
Form 10-K for the fiscal year ended December 31, 1987 (File No. 0-
14393)].*
(10.8) Purchase and Sale Agreement between VB Holding Company and Gilbert
Bieger dated September 21, 1993 [Exhibit 10.8 to Registrant's
report on Form 10-K for the fiscal year ended December 31, 1993
(File No. 0-14393)].*
High Point National Furniture Mart
(10.9) Purchase and Sale Agreement, dated April 25, 1986 between Douglas
Krupp on behalf of himself and others and Byron Investments, Inc.
[Exhibit 1(c) to Registrant's Report on Form 8-K dated May 16,
1986 (File No. 2-97467)].*
(10.10)Assignment of Purchase and Sale Agreement from Douglas Krupp to
Krupp Cash Plus Limited Partnership [Exhibit 2(c) to Registrant's
Report on Form 8-K dated May 16, 1986 (File No. 2-97467)].*
(10.11)North Carolina Special Warranty Deed from Byron Investments, Inc.
to Krupp Cash Plus Limited Partnership [Exhibit 3(c) to
Registrant's Report on Form 8-K dated May 16, 1986 (File No. 2-
97467)].*
(10.12)Management Agreement dated May 16, 1986 between Krupp Cash Plus
Limited Partnership, as Owner and BPM, as Agent [Exhibit 10.14 to
Registrant's Report on Form 10-K dated December 31, 1986 (File No.
0-14393)].*
Tradewinds Shopping Center
(10.13)Purchase and Sale Agreement dated May 16, 1986 between Douglas
Krupp on behalf of himself and others and Ronald J. Benach and
Stewart L. Grill, as liquidating agents under a Liquidating Trust
Agreement dated May 15, 1986 [Exhibit 1(c) to Registrant's Report
on Form 8-K dated May 30, 1986 (File No. 2-97467)].*
(10.14)Assignment of Purchase and Sale Agreement from Douglas Krupp to
Krupp Cash Plus Limited Partnership dated May 27, 1986. [Exhibit
2(c) to Registrant's Report on Form 8-K dated May 30, 1986 (File
No. 2-97467)].*
(10.15)Trustee's Deed dated May 27, 1986 from First Bank of Oak Park to
Krupp Cash Plus Limited Partnership [Exhibit 3(c) to Registrant's
Report on Form 8-K dated May 30, 1986 (File No. 2-97467)].*
(10.16)Management Agreement dated September 1, 1986 between Krupp Cash
Plus Limited Partnership, as Owner and BPM, as Agent. [Exhibit
10.18 to Registrant's Report on Form 10-K dated December 31, 1986
(File No. 0-14393)].*
* Incorporated by reference.
(c) Reports on Form 8-K
During the last quarter of the year ended December 31, 1996, the
Partnership did not file any reports on Form 8-K.
<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, on the
27th day of March, 1997.
KRUPP CASH PLUS LIMITED PARTNERSHIP
By:The Krupp Corporation,a General Partner
By:/s/ Douglas Krupp
Douglas Krupp, Co-Chairman(Principal Executive Officer) and
Director of The Krupp Corporation
Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed below by the following persons on behalf of the
registrant and in the capacities indicated, on the 27th day of March, 1997.
Signatures Titles
/s/ Douglas Krupp Co-Chairman (Principal Executive
Douglas Krupp Officer) and Director of The Krupp
Corporation (a General Partner of the
Registrant)
/s/ George Krupp Co-Chairman (Principal Executive
George Krupp Officer)and Director of The Krupp
Corporation (a General Partner of the
Registrant)
/s/ Laurence Gerber President of The Krupp Corporation (a
Laurence Gerber General Partner of the Registrant)
/s/ Robert A. Barrows Treasurer of The Krupp Corporation (a
Robert A. Barrows General Partner of the Registrant)
<PAGE>
APPENDIX A
KRUPP CASH PLUS LIMITED PARTNERSHIP
FINANCIAL STATEMENTS AND SCHEDULE
ITEM 8 of FORM 10-K
ANNUAL REPORT TO THE SECURITIES AND EXCHANGE COMMISSION
For the Year Ended December 31, 1996
<PAGE>
KRUPP CASH PLUS LIMITED PARTNERSHIP
INDEX TO FINANCIAL STATEMENTS AND SCHEDULE
Report of Independent Accountants F-3
Balance Sheets at December 31, 1996 and December 31, 1995 F-4
Statements of Operations for the Years Ended December 31,
1996, 1995 and 1994 F-5
Statements of Changes in Partners' Equity for the Years
Ended December 31, 1996, 1995 and 1994 F-6
Statements of Cash Flows for the Years Ended December 31,
1996, 1995 and 1994 F-7
Notes to Financial Statements F-8 - F-12
Schedule III - Real Estate and Accumulated DepreciationF-13 - F-14
All other schedules are omitted as they are not applicable or not required,
or the information is provided in the financial statements or the notes
thereto.
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Partners of
Krupp Cash Plus Limited Partnership:
We have audited the financial statements and the financial statement
schedule of Krupp Cash Plus Limited Partnership (the "Partnership") listed
in the index on page F-2 of this Form 10-K. These financial statements and
financial statement schedule are the responsibility of the Partnership's
management. Our responsibility is to express an opinion on these financial
statements and financial statement schedule based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the financial statements are free
of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting principles
used and significant estimates made by management, as well as evaluating
the overall financial statement presentation. We believe that our audits
provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present
fairly, in all material respects, the financial position of Krupp Cash Plus
Limited Partnership as of December 31, 1996 and 1995, and the results of
its operations and its cash flows for each of the three years in the period
ended December 31, 1996 in conformity with generally accepted accounting
principles. In addition, 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.
Boston, Massachusetts
January 31, 1997
<PAGE>
<TABLE>
<CAPTION>
KRUPP CASH PLUS LIMITED PARTNERSHIP
BALANCE SHEETS
December 31, 1996 and 1995
ASSETS
1996 1995
<S> <C> <C>
Real estate assets:
Retail centers, net of accumulated depreciation
of $17,342,753 and $15,298,268,
respectively $28,908,119 $30,082,471
Mortgage-backed securities ("MBS"), net of
accumulated amortization (Note D) 4,373,246 5,151,696
Total real estate assets 33,281,365 35,234,167
Cash and cash equivalents (Note C) 4,043,066 2,841,353
Other assets 616,379 782,000
Total assets $37,940,810 $38,857,520
LIABILITIES AND PARTNERS' EQUITY
Liabilities:
Accounts payable $ 46,238 $ 6,428
Due to affiliates (Note G) 26,735 -
Accrued expenses and other liabilities
(Note E) 843,385 963,809
Total liabilities 916,358 970,237
Commitment (Note I)
Partners' equity (deficit) (Note F):
Unitholders (4,000,000 Units
outstanding) 37,188,551 38,032,296
Corporate Limited Partner (100 Units
outstanding) 1,159 1,180
General Partners (165,258) (146,193)
Total Partners' equity 37,024,452 37,887,283
Total liabilities and Partners'
equity $37,940,810 $38,857,520
</TABLE>
The accompanying notes are an integral
part of the financial statements.
<PAGE>
<TABLE>
<CAPTION>
KRUPP CASH PLUS LIMITED PARTNERSHIP
STATEMENTS OF OPERATIONS
For the Years Ended December 31, 1996, 1995 and 1994
1996 1995 1994
<S> <C> <C> <C>
Revenue:
Rental (Note H) $5,726,216$5,780,035$5,427,900
Interest income - MBS (Note D) 396,716 462,811 523,950
Interest income - other (Note C) 210,653 194,473 89,051
Total revenue 6,333,585 6,437,319 6,040,901
Expenses:
Operating (Notes G and I) 1,124,883 1,125,111 1,262,429
Maintenance 325,491 296,396 292,360
General and administrative
(Note G) 252,748 195,933 256,114
Real estate taxes 931,586 1,051,596 1,084,690
Management fees (Note G) 285,203 305,150 259,141
Depreciation 2,044,485 2,039,578 1,934,260
Total expenses 4,964,396 5,013,764 5,088,994
Net income (Note J) $1,369,189$1,423,555$ 951,907
Allocation of net income (Note F):
Unitholders (4,000,000
Units outstanding) $1,341,772$1,395,049$ 932,846
Net income per Unit of
Depositary Receipt $ .34$ .35$ .23
Corporate Limited Partner
(100 Units outstanding) $ 34$ 35$ 23
General Partners $ 27,383$ 28,471$ 19,038
</TABLE>
The accompanying notes are an integral
part of the financial statements.
<PAGE>
<TABLE>
<CAPTION>
KRUPP CASH PLUS LIMITED PARTNERSHIP
STATEMENTS OF CHANGES IN PARTNERS' EQUITY
For the Years Ended December 31, 1996, 1995 and 1994
Corporate
Limited General Partners'
Unitholders Partner Partners Equity
<S> <C> <C> <C> <C>
Balance at
December 31, 1993 $40,079,846 $ 1,231 $(159,219) $39,921,858
Cash distributions (2,189,926) (54) 13,174 (2,176,806)
Net income 932,846 23 19,038 951,907
Balance at
December 31, 1994 38,822,766 1,200 (127,007) 38,696,959
Cash distributions (2,185,519) (55) (47,657) (2,233,231)
Net income 1,395,049 35 28,471 1,423,555
Balance at
December 31, 1995 38,032,296 1,180 (146,193) 37,887,283
Cash distributions (2,185,517) (55) (46,448) (2,232,020)
Net income 1,341,772 34 27,383 1,369,189
Balance at
December 31, 1996 $37,188,551 $ 1,159 $(165,258) $37,024,452
</TABLE>
The per Unit distributions for the years ended December 31, 1996, 1995,
and 1994 were $.55, $.55 and $.54, respectively.
The accompanying notes are an integral
part of the financial statements.
<PAGE>
<TABLE>
<CAPTION>
KRUPP CASH PLUS LIMITED PARTNERSHIP
STATEMENTS OF CASH FLOWS
For the Years Ended December 31, 1996, 1995 and 1994
1996
1995 1994
<S> <C> <C> <C>
Operating activities:
Net income $ 1,369,189 $ 1,423,555 $ 951,907
Adjustments to reconcile net
income to net cash provided by
operating activities:
Depreciation 2,044,485 2,039,578 1,934,260
Amortization of MBS
premium 1,396 1,972 2,094
Decrease (increase) in
other assets 165,621 51,507 (21,097)
Decrease in accounts
payable (2,949) (4,127) (814)
Increase in due to
affiliates 26,735 - -
Increase (decrease) in
accrued expenses and
other liabilities (120,424) 112,789 (32,516)
Net cash provided
by operating
activities 3,484,053 3,625,274 2,833,834
Investing activities:
Additions to fixed assets (870,133) (1,096,494) (1,037,705)
Increase (decrease) in accounts
payable for fixed asset
additions 42,759 (347,625) (820,354)
Principal collections on MBS 777,054 574,060 1,622,946
Net cash used in
investing
activities (50,320) (870,059) (235,113)
Financing activity:
Cash distributions (2,232,020) (2,233,231) (2,176,806)
Net increase in cash and cash
equivalents 1,201,713 521,984 421,915
Cash and cash equivalents,
beginning of year 2,841,353 2,319,369 1,897,454
Cash and cash equivalents,
end of year $ 4,043,066 $ 2,841,353 $ 2,319,369
</TABLE>
The accompanying notes are an integral
part of the financial statements.
<PAGE>
KRUPP CASH PLUS LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
A.Organization
Krupp Cash Plus Limited Partnership (the "Partnership") was formed on April
30, 1985 by filing a Certificate of Limited Partnership in The Commonwealth
of Massachusetts. The Partnership issued all of the General Partner
Interests to The Krupp Corporation and The Krupp Company Limited
Partnership-IV in exchange for capital contributions aggregating $3,000.
Except under certain limited circumstances upon termination of the
Partnership, the General Partners are not required to make any additional
capital contributions. The Partnership will continue to exist until
December 31, 2025, unless earlier terminated upon occurrence of certain
events as set forth in the Partnership Agreement.
The Partnership issued 100 Limited Partner Interests to the Corporate
Limited Partner, Krupp Depositary Corporation (the "Depositary"/"Corporate
Limited Partner") in exchange for a capital contribution of $2,000. The
Partnership also issued an additional 4,000,000 Limited Partner Interests
to the Corporate Limited Partner, who, in turn, issued Depositary Receipts
("Units") to the investors and assigned all of its rights and interest in
the Limited Partner Interests (except for its $2,000 Limited Partners
Interest) to the holders of Depositary Receipts ("Unitholders"). As of
March 14, 1986, the Partnership completed its public offering having sold
4,000,000 Units for $79,934,364, net of purchase volume discounts of
$65,636.
B.Significant Accounting Policies
The Partnership uses the following accounting policies for financial
reporting purposes, which may differ in certain respects from those used
for federal income tax purposes (see Note J).
Risks and Uncertainties
The Partnership invests its cash primarily in deposits and money market
funds with commercial banks. The Partnership has not experienced any
losses to date on its invested cash.
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amount of assets and liabilities,
contingent assets and liabilities and revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Cash and Cash Equivalents
The Partnership includes all short-term investments with maturities of
three months or less from the date of acquisition in cash and cash
equivalents. The cash equivalents are recorded at cost, which approximates
current market values.
Rental Revenues
Leases require the payment of base rent monthly in advance. Rental
revenues are recorded on the accrual basis. Leases generally contain
provisions for additional rent based on a percentage of tenant sales and
other provisions which are also recorded on the accrual basis, but are
billed in arrears. Minimum rental revenue for long term commercial leases
is recognized on a straight-line basis over the life of the related lease.
Leasing Commissions
Leasing commissions are deferred and amortized over the life of the related
lease.
Depreciation
Depreciation is provided for by the use of the straight-line method over
estimated useful lives as follows:
Buildings and improvements 3 to 25 years
Appliances, carpeting and equipment3 to 5 years
Tenant improvements are depreciated over the life of the related lease.
Impairment of Long-Lived Assets
In accordance with Financial Accounting Standard No. 121, "Accounting for
the Impairment of Long-Lived Assets and for Long-Lived Assets to Be
Disposed Of", which is effective for fiscal years beginning after December
15, 1995, the Partnership has implemented policies and practices for
assessing impairment of its real estate assets.
The investments in properties are carried at cost less accumulated
depreciation unless the General Partners believe there is a material
impairment in value, in which case a provision to write down investments in
properties to fair value will be charged against income. At this time, the
General Partners do not believe that any assets of the Partnership are
materially impaired.
Mortgage-Backed Securities
MBS are held for long-term investment and are carried at amortized cost.
Premiums and discounts are amortized over the life of the underlying
securities using the effective yield method. The market value of MBS is
determined based on quoted market prices.
Income Taxes
The Partnership is not liable for federal or state income taxes as
Partnership income is allocated to the Partners for income tax purposes. In
the event that the Partnership's tax returns are examined by the Internal
Revenue Service or state taxing authority and the examination results in a
change in Partnership taxable income, such change will be reported to the
Partners.
Reclassifications
Certain prior year balances have been reclassified to conform with current
year financial statement presentation.
C.Cash and Cash Equivalents
Cash and cash equivalents at December 31, 1996 and 1995 consist of the
following:
<TABLE>
<CAPTION>
December 31,
1996 1995
<S> <C> <C>
Cash and money market accounts$ 579,264 $ 613,930
Commercial paper 3,463,802 1,731,200
Bankers' acceptance - 496,223
$4,043,066 $2,841,353
</TABLE>
At December 31, 1996, commercial paper represents corporate issues
complying with Section 6.2(a) of the Partnership Agreement purchased
through a corporate issuer maturing in the first quarter of 1997. At
December 31, 1996, the carrying value of the Partnership's investment in
commercial paper approximates fair value.
D.Mortgage-Backed Securities
The MBS held by the Partnership are issued by both the Federal Home Loan
Mortgage Corporation and the Government National Mortgage Association. The
following is additional information on the MBS held as of December 31, 1996
and 1995:
<TABLE>
<CAPTION>
1996 1995
<S> <C> <C>
Face Value $4,357,962 $5,135,017
Amortized cost $4,373,246 $5,151,696
Estimated Market Value $4,516,000 $5,435,000
</TABLE>
Coupon rates of the MBS range from 8.5% to 9.0% per annum and mature in the
years 2008 through 2017. The Partnership's MBS portfolio had gross
unrealized gains of approximately $143,000 and $283,500 at December 31,
1996 and 1995, respectively and no unrealized losses. Currently, the
Partnership does not expect to realize these gains as it has the ability to
hold the MBS until maturity.
E.Accrued Expenses and Other Liabilities
Accrued expenses and other liabilities consist of the following at December
31, 1996 and 1995:
<TABLE>
<CAPTION>
December 31,
1996 1995
<S> <C> <C>
Accrued real estate taxes $582,835 $685,370
Deferred income and other accrued
expenses 211,606 229,732
Tenant security deposits 48,944 48,707
$843,385 $963,809
</TABLE>
F. Partners' Equity
Under the Partnership Agreement, profits or losses from Partnership
operations and Distributable Cash Flow are allocated 98% to the
Unitholders and Corporate Limited Partner (the "Limited Partners")
based on Units held, and 2% to the General Partners. Profits arising
from a capital transaction will be allocated in the same manner as net
cash proceeds (described below). Losses from a capital transaction
will be allocated 98% to the Limited Partners and 2% to the General
Partners.
Upon the occurrence of a capital transaction, net cash proceeds will be
distributed as follows: 1) to the Limited Partners until they have
received a return of their total invested capital; 2) to the General
Partners until they have received a return of their total invested
capital; 3) to the Limited Partners until the Limited Partners have
received any deficiency in their 12% cumulative return on invested
capital through fiscal years prior to the date of the capital
transaction; 4) to the General Partners until amounts allocated under
items three and four have been paid in an 85% - 15% ratio, and 5) 85%
to the Limited Partners and 15% to the General Partners.
As of December 31, 1996, the following cumulative Partner contributions and
allocations have been made since inception of the Partnership:
<TABLE>
<CAPTION>
Corporate
Limited General
Unitholders Partner Partners Total
<S> <C> <C> <C> <C>
Capital contributions$ 79,934,364$ 2,000 $ 3,000 $ 79,939,364
Syndication costs (9,755,749) - - (9,755,749)
Cash distributions (48,285,381) (1,248) (626,330) (48,912,959)
Note distributions (7,149,821) (179) - (7,150,000)
Net income 22,445,138 586 458,072 22,903,796
Total $ 37,188,551$ 1,159 $(165,258)$ 37,024,452
</TABLE>
G. Related Party Transactions
Commencing with the date of acquisition of the Partnership's properties,
the Partnership entered into agreements under which property management
fees are paid to an affiliate of the General Partners for services as
management agent. Such agreements provide for management fees payable
monthly at the rate of up to 6% of the gross receipts, net of leasing
commissions from commercial properties under management. The Partnership
also reimburses affiliates of the General Partners for certain expenses
incurred in connection with the operation of the Partnership and its
properties including accounting, computer, insurance, travel, legal and
payroll; and with the preparation and mailing of reports and other
communications to the Unitholders.
Amounts paid to the General Partners or their affiliates during the years
ended December 31, 1996, 1995 and 1994 were as follows:
<TABLE>
<CAPTION>
1996 1995 1994
<S> <C> <C> <C>
Management fees $285,203 $305,150 $259,141
Expense reimbursements 361,818 274,148 456,111
Charged to operations $647,021 $579,298 $715,252
</TABLE>
Due to affiliates consists of expense reimbursements of $26,735 amd $0, as
of December 31, 1996 and 1995, respectively.
H. Future Base Rents Due Under Commercial Operating Leases
Future base rents due under commercial operating leases for the
years 1997 through 2001 and thereafter are as follows:
1997 $4,146,100
1998 3,152,300
1999 2,271,800
2000 1,896,500
2001 1,628,200
Thereafter 5,864,600
I. Leases
The Partnership is subject to a ground lease for a parcel of land
adjoining Luria's Plaza. The initial term of the non-cancelable
operating lease is twenty years commencing October 1, 1987. During
the first ten-year period of the lease, annual rent will be $24,048,
payable in equal monthly installments, and during the second ten-year
period the annual rent will be $28,248, payable in equal monthly
installments. The lease also provides for its renewal under four
five-year option periods. Total rental expense related to the ground
lease, charged to operations for each of the three years ended
December 31, 1996, 1995 and 1994 was $24,048.
J. Federal Income Taxes
For federal income tax purposes, the Partnership is depreciating its
property using the accelerated cost recovery system ("ACRS") and the
modified accelerated cost recovery system ("MACRS") depending on
which is applicable.
The reconciliation of the income for each year reported in the
accompanying Statement of Operations with the income reported in the
Partnership's 1996, 1995 and 1994 federal income tax return is as
follows:
<TABLE>
<CAPTION>
1996 1995 1994
<S> <C> <C> <C>
Net income per Statement of Operations $1,369,189 $1,423,555 $ 951,907
Difference in book to tax rental income 9,669 49,739 (71,374)
Difference in book to tax depreciation 337,309 360,866 308,355
Net income for federal income tax purposes $1,716,167 $1,834,160 $1,188,888
</TABLE>
The allocation of the net income for federal income tax purposes for 1996 is
as follows:
<TABLE>
<CAPTION>
Passive Portfolio
Income Income Total
<S> <C> <C> <C>
Unitholders $1,086,592 $ 595,207 $1,681,799
Corporate Limited Partner 27 15 42
General Partners 22,176 12,150 34,326
$1,108,795 $ 607,372 $1,716,167
</TABLE>
For the years ended December 31, 1996, 1995 and 1994 the average per Unit
income to the Unitholders for federal income tax purposes was $.42, $.45
and $.29, respectively.
The basis of the Partnership's assets for financial reporting purposes is
less than its tax basis by approximately $656,900 and $248,900 at December
31, 1996 and 1995, respectively. The tax and book bases of the
Partnership's liabilities are the same.
<PAGE> KRUPP CASH PLUS LIMITED PARTNERSHIP
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1996
<TABLE>
<CAPTION>
Costs Capitalized
Initial Costs to Subsequent to
Partnership Acquisition
Buildings & Buildings &
Description Land Improvements Land Improvements
<S> <C> <C> <C> <C>
Luria's Plaza
Vero Beach, FL $2,083,350 $11,770,671 $ 200,000 $2,981,610
High Point National
Furniture Mart
High Point, NC 823,136 14,364,251 - 3,664,995
Tradewinds Shopping Center
Hanover Park, IL 1,523,520 7,080,990 - 1,758,349
Total $4,430,006 $33,215,912 $200,000 $8,404,954
</TABLE>
<TABLE>
<CAPTION>
Gross Amounts Carried at
End of Year
Buildings uction Year
And Accumulated Compl- Acq-
Description Land Improvements Total Depreciationeted
uired
<S> <C> <C> <C> <C> <C> <C>
Luria's Plaza
Vero Beach, FL $2,283,350 $14,752,281 $17,035,631 $6,023,896 1984 1985
High Point National
Furniture Mart
High Point, NC 823,136 18,029,246 18,852,382 7,611,369 1964 1986
Tradewinds Shopping
Center
Hanover Park,
IL 1,523,520 8,839,339 10,362,859 3,707,48819691986
Total $4,630,006$41,620,866 $46,250,872$17,342,753
</TABLE>
Continued
<PAGE>
KRUPP CASH PLUS LIMITED PARTNERSHIP
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION - Continued
December 31, 1996
Reconciliation of Real Estate and Accumulated Depreciation for each of the
three years in the period ended December 31, 1996:
1996 1995 1994
Real Estate
Balance at beginning of year$45,380,739$44,284,245 $43,319,125
Disposal - - (72,585)
Improvements 870,133 1,096,494 1,037,705
Balance at end of year $46,250,872 $45,380,739 $44,284,245
1996 1995 1994
Accumulated Depreciation
Balance at beginning of year$15,298,268$13,258,690 $11,397,015
Disposal - - (72,585)
Depreciation expense 2,044,485 2,039,578 1,934,260
Balance at end of year $17,342,753 $15,298,268 $13,258,690
The Partnership uses the cost basis for property valuation for both income
tax and financial statement purposes. The Partnership holds title to its
properties free and clear from all mortgage indebtedness and other material
liens or encumbrances. The aggregate cost for federal income tax purposes
at December 31, 1996 is $46,680,522 and the aggregate accumulated
depreciation for federal income tax purposes was $17,115,507 for the year
ended December 31, 1996.
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
this schedule contains financial information extracted from Cash Plus I
financial statements for the year ended December 31, 1996 and is qualified in
its entirety by reference to such financial statements.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 12-MOS
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-END> DEC-31-1996
<CASH> 4,043,066
<SECURITIES> 4,373,246
<RECEIVABLES> 417,867<F1>
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 198,512
<PP&E> 46,250,872
<DEPRECIATION> (17,342,753)
<TOTAL-ASSETS> 37,940,810
<CURRENT-LIABILITIES> 916,358
<BONDS> 0
0
0
<COMMON> 37,024,452<F2>
<OTHER-SE> 0
<TOTAL-LIABILITY-AND-EQUITY> 37,940,810
<SALES> 0
<TOTAL-REVENUES> 6,333,585
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 4,964,396<F3>
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 1,369,189<F4>
<EPS-PRIMARY> 0<F4>
<EPS-DILUTED> 0<F4>
<FN>
<F1>Includes all receivables included in "other assets" on the balance sheet.
<F2>Represents total deficit of the General Partners ($165,258) and equity of the
Limited Partners $37,189,710.
<F3>Includes operating expenses of $1,988,325, real estate taxes of $931,586 and
depreciation expense of $2,044,485.
<F4>Net income allocated to General Partners $1,341,806 for the year ended
December 31, 1996. Average net income is $.34 per unit.
</FN>
</TABLE>
