SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
SCHEDULE 14D-1
Tender Offer Statement Pursuant to Section
14(d)(1) of the Securities Exchange Act of 1934
(Amendment No. 5)*
MCNEIL REAL ESTATE FUND XXV, L.P.
(Name of Subject Company [Issuer])
HIGH RIVER LIMITED PARTNERSHIP
CARL C. ICAHN
(Bidders)
LIMITED PARTNERSHIP UNITS
(Title of Class of Securities)
582568 87 9
(CUSIP Number of Class of Securities)
Keith L. Schaitkin, Esq.
Gordon Altman Butowsky Weitzen Shalov & Wein
114 West 47th Street, 20th Floor
New York, New York 10036
(212) 626-0800
(Name, Address and Telephone Number of Person Authorized to
Receive Notices and Communications on Behalf of Bidder)
Calculation of Filing Fee
- -------------------------------------------------------------------
Transaction Amount of filing fee: $1,812.25
Valuation*: $9,061,256.88
- -------------------------------------------------------------------
* For purposes of calculating the fee only. This amount assumes the
purchase of 37,755,237 units of limited partnership interest (the "Units") of
the subject partnership for $0.24 per Unit. The amount of the filing fee,
calculated in accordance with Rule 0-11(d) under the Securities Exchange Act of
1934, as amended, equals 1/50th of one percent of the aggregate of the cash
offered by the bidder.
[X] Check box if any part of the fee is offset as provided by Rule
0-11(a)(2) and identify the filing with which the offsetting fee was previously
paid. Identify the previous filing by registration statement number, or the Form
or Schedule and the date of its filing.
Amount Previously Paid: $1,812.25
Form or Registration No.: Schedule 14D-1, dated August 3, 1995
Filing Party: High River Limited Partnership & Carl C. Icahn
Date Filed: August 4, 1995
*The remainder of this cover page shall be filled out for a reporting
person's initial filing on this form with respect to the subject class of
securities, and for any subsequent amendment containing information which would
alter the disclosures provided in a prior cover page.
The information required on the remainder of this cover page shall not be
deemed to be "filed" for the purpose of Section 18 of the Securities Exchange
Act of 1934 ("Act") or otherwise subject to the liabilities of that section of
the Act but shall be subject to all other provisions of the Act (however, see
the Notes).
<PAGE>
AMENDMENT NO. 5 TO SCHEDULE 14D-1
This Amendment No. 5 to Schedule 14D-1 amends and supplements the Tender
Offer Statement on Schedule 14D-1 filed by High River Limited Partnership, a
Delaware limited partnership ("High River"), Riverdale Investors Corp., Inc., a
Delaware corporation ("Riverdale"), and Carl C. Icahn, a citizen of the United
States (collectively, the "Reporting Persons"), with the U.S. Securities and
Exchange Commission (the "Commission") on August 4, 1995, as amended by
Amendment No. 1 filed with the Commission on August 9, 1995, Amendment No. 2
filed with the Commission on August 14, 1995, Amendment No. 3 filed with the
Commission on August 18, 1995, and Amendment No. 4 filed with the Commission on
August 21, 1995 (collectively, the "Statement"). All capitalized terms used
herein but not otherwise defined shall have the meanings ascribed to such terms
in the Offer to Purchase dated August 3, 1995, as amended and supplemented from
time to time (the "Offer to Purchase") and the related Assignment of Partnership
Interest, as amended through August 7, 1995 (collectively with the Offer to
Purchase, the "Offer").
Item 3. Past Contacts, Transactions or Negotiations with the Subject
Company.
Item 3(b) is hereby amended to add the following:
(b) The information set forth in Section 13 of the Offer to
Purchase, entitled "Background of the Offer," is incorporated herein
by reference.
Item 5. Purpose of the Tender Offer and Plans or Proposals of the
Bidder.
Item 5(c) is hereby amended to add the following:
The information set forth in the "INTRODUCTION" of the Offer to Purchase is
incorporated herein by reference.
Item 10. Additional Information.
Item 10(e) is hereby amended and restated in its entirety as follows:
(e) The information set forth in Section 13 of the Offer To Purchase,
entitled "Background of the Offer," is incorporated herein by reference.
Item 10(f) is hereby amended to add the following:
(f) The information set forth in the Supplement to the Offer to Purchase
dated August 21, 1995 and the Confirmation Letter dated August 21, 1995, copies
of which are attached hereto as Exhibits 14 and 15, respectively, is
incorporated herein by reference.
Item 11. Materials to be Filed as Exhibits.
The following documents are filed as exhibits to this Schedule 14D-1:
(a)
Exhibit 14 Supplement to the Offer to Purchase dated August 21, 1995
Exhibit 15 Confirmation Letter dated August 21, 1995
(g)
Exhibit 16 Press Release dated August 22, 1995
<PAGE>
SIGNATURES
After due inquiry and to the best of my knowledge and belief, I
certify that the information set forth in this statement is true,
complete and correct.
Dated: August 22, 1995
HIGH RIVER LIMITED PARTNERSHIP
By: Riverdale Investors Corp., Inc.
Title: General Partner
By: /s/ Robert J. Mitchell
Robert J. Mitchell
Title: Vice President and Treasurer
RIVERDALE INVESTORS CORP., INC.
By: /s/ Robert J. Mitchell
Robert J. Mitchell
Title: Vice President and Treasurer
/s/ Carl C. Icahn
Carl C. Icahn
[Signature Page for Amendment No. 5 to McNeil Real Estate Fund XXV,
L.P. Schedule 14D-1]
<PAGE>
EXHIBIT INDEX
Page Number
-----------
Exhibit 14 Supplement to the Offer to Purchase dated
August 21, 1995
Exhibit 15 Confirmation Letter dated August 21, 1995
Exhibit 16 Press Release dated August 22, 1995
EXHIBIT 14
Supplement to the Offer to Purchase for Cash
Up To 37,755,237 Units Of Limited Partnership Interest
in
McNEIL REAL ESTATE FUND XXV, L.P.
for
$0.24 Net Per Unit
by
HIGH RIVER LIMITED PARTNERSHIP
- --------------------------------------------------------------------------------
THE OFFER, WITHDRAWAL RIGHTS AND PRORATION PERIOD WILL EXPIRE AT 12:00
MIDNIGHT, NEW YORK CITY TIME, ON SEPTEMBER 6, 1995, UNLESS THE OFFER IS
EXTENDED.
- --------------------------------------------------------------------------------
IMPORTANT
HIGH RIVER LIMITED PARTNERSHIP, a Delaware limited partnership (the
"Purchaser"), hereby supplements and amends its Offer to Purchase dated August
3, 1995, as amended on August 7, 1995. The Purchaser is offering to purchase up
to 37,755,237 units of limited partnership interest ("Units") in McNEIL REAL
ESTATE FUND XXV, L.P., a California limited partnership (the "Partnership"), at
a purchase price of $0.24 per Unit (the "Purchase Price"), net to the seller in
cash, without interest, upon the terms and subject to the conditions set forth
in: (i) the Offer to Purchase dated August 3, 1995, as amended on August 7,
1995; (ii) this Supplement thereto (such Offer to Purchase, as amended on August
7, 1995 and as amended and supplemented by this Supplement, the "Offer to
Purchase"); and (iii) the related Assignment of Partnership Interest (which
collectively constitute the "Offer"). Unless the context otherwise requires,
capitalized terms used in this Supplement but not defined herein shall have the
meanings ascribed to them in the Offer to Purchase.
The bullets on the inside front cover page of the Offer to Purchase are
hereby amended and restated in their entirety as follows:
Limited Partners are urged to consider the following factors:
o The Purchaser is making the Offer with a view to making a
profit. Accordingly, there is a conflict between the desire of the
Purchaser to purchase Units at the lowest possible price and the
desire of the Limited Partners to sell their Units at the highest
possible price.
o The net asset value per Unit of approximately $0.33 (exclusive
of cash and cash equivalents equal to approximately $0.05 per Unit as
of March 31, 1995) estimated by the Purchaser is greater than the
Purchase Price. When determining the value of his Units and deciding
whether to tender his Units pursuant to the Offer, a Limited Partner
should consider BOTH the net asset value as estimated by the Purchaser
and the cash and cash equivalents (which, due to its method of
valuation of the Units, the Purchaser did not include in such net
asset value). See "Introduction" and Section 13 of the Offer to
Purchase.
o If the Purchaser is successful in acquiring a substantial
number of Units pursuant to the Offer, the Purchaser, which is
controlled by Carl C. Icahn, will have the right to vote those Units
and may thereby be in
(continued on following page)
---------------------
For More Information or for Further Assistance,
Please Call the Information Agent:
D.F. King & Co., Inc.
(212) 269-5550 (Collect)
or
(800) 628-8538 (Toll Free)
August 21, 1995
<PAGE>
(continued from previous page)
a position to influence voting decisions with respect to the
Partnership, including, without limitation, decisions concerning
amendments to the Partnership Agreement and removal and replacement of
the Partnership's general partner. This means that (i) those who
remain Limited Partners after the expiration of the Offer could be
prevented from taking action they desire but that the Purchaser
opposes and (ii) the Purchaser may be able to take action desired by
the Purchaser but opposed by such remaining Limited Partners.
Generally, however, voting decisions other than certain decisions
concerning the removal and substitution of the Partnership's general
partner require the consent of the Partnership's general partner prior
to effectuation. Further, to the extent valid, Reorganization
Transactions require a Supermajority Vote (as those terms are defined
in the Partnership Agreement) and the consent of the Partnership's
general partner prior to effectuation. See Section 10 of the Offer to
Purchase.
o The terms of the Partnership Agreement require the
Partnership's general partner to begin to liquidate the Partnership's
properties no later than March 26, 1999, and to use commercially
reasonable efforts to liquidate and terminate the Partnership by
December 31, 1999. If such a liquidation were to occur, Limited
Partners who sell their Units to the Purchaser pursuant to the Offer
will not participate in any such liquidation, which may be at a price
higher than the Purchase Price. See "Introduction" and Section 9 of
the Offer to Purchase.
o The Purchaser may seek to remove the Partnership's general
partner but, while reserving such right, the Purchaser has no present
intention of doing so. Such removal may require the Partnership to pay
a fee to the Partnership's general partner and/or its affiliates and
may result in acceleration of certain of the Partnership's debt
obligations, which may have an adverse effect on the Partnership. See
"Introduction" of the Offer to Purchase.
o As discussed in Section 6 of the Offer to Purchase, the sale of
50 percent or more of the Units in the Partnership over a period of
twelve months will result in the termination of the Partnership for
federal income tax purposes. Such a termination would result in lower
depreciation deductions to the Partnership for the next few years.
Accordingly, it is possible that the acquisition of Units pursuant to
the Offer, when combined with other transfers within twelve months,
will result in a termination of the Partnership for income tax
purposes. In such a case, non-tendering Limited Partners may,
depending on their individual circumstances, have a greater tax
liability with respect to the Partnership than they would have had in
the absence of a termination. See Section 6 of the Offer to Purchase.
INTRODUCTION
The bullets in the "INTRODUCTION" of the Offer to Purchase are hereby
amended and restated in their entirety as follows:
SOME FACTORS TO BE CONSIDERED BY LIMITED PARTNERS. In considering the
Offer, Limited Partners may wish to consider the following:
o The Purchaser is making the Offer with a view to making a
profit. Accordingly, there is a conflict between the desire of the
Purchaser to purchase Units at the lowest possible price and the
desire of the Limited Partners to sell their Units at the highest
possible price.
(continued on following page)
---------------
Questions and requests for assistance or for additional copies of the Offer
to Purchase, the Assignment of Partnership Interest and the Confirmation Letter
may be directed to the Information Agent at the address and telephone numbers
set forth on the back cover of this Supplement. No soliciting dealer fees or
other payments to brokers for tenders are being paid by the Purchaser.
2
<PAGE>
(continued from previous page)
o If the Purchaser is successful in acquiring a substantial number of
Units pursuant to the Offer, the Purchaser, which is controlled by Mr.
Icahn, will have the right to vote those Units and may thereby be in a
position to influence voting decisions with respect to the Partnership,
including, without limitation, decisions concerning amendments to the
Partnership Agreement and removal and replacement of the Partnership's
general partner. This means that (i) those who remain Limited Partners
after the expiration of the Offer could be prevented from taking action
they desire but that the Purchaser opposes and (ii) the Purchaser may be
able to take action desired by the Purchaser which may be opposed by, and
which may not be in the best interests of, such remaining Limited Partners.
Generally, however, voting decisions other than certain decisions
concerning the removal and substitution of the Partnership's general
partner require the consent of the Partnership's general partner prior to
effectuation. Further, to the extent valid, Reorganization Transactions
require a Supermajority Vote (as those terms are defined in the Partnership
Agreement) and the consent of the Partnership's general partner prior to
effectuation. See Section 10 of the Offer to Purchase.
o The terms of the Partnership Agreement require the Partnership's
general partner to begin to liquidate the Partnership's properties no later
than March 26, 1999, and to use commercially reasonable efforts to
liquidate and terminate the Partnership by December 31, 1999. In this
regard, however, it should be noted that the Form 10-K states as follows:
"In light of the depressed real estate market, the Partnership has not been
able to liquidate all of its properties within the originally expected time
frame of from five to ten years after their acquisition (i.e., between 1990
and 1996). The General Partner now expects to hold the Partnership's
portfolio of real estate investments until such time as the real estate
market and the performance of the Partnership's investments improves and
permits the Partnership to achieve its capital preservation and capital
gains objectives. There can be no assurance, however, that the properties'
values will increase over an extended holding period." If such a
liquidation were to occur, Limited Partners who sell their Units to the
Purchaser pursuant to the Offer will not participate in any such
liquidation, which may be at a price higher than the Purchase Price.
o Although the Purchaser is making the Offer for investment purposes,
it may, depending on the number of Units it acquires pursuant to the Offer,
be in a position to influence control of the business of the Partnership.
If the Purchaser acquires a substantial number of the outstanding Units,
the Purchaser will be in a position to influence voting decisions with
respect to the Partnership. The Purchaser may seek to remove the general
partner of the Partnership but, while reserving such right, the Purchaser
has no present intention of doing so. Such removal may require the
Partnership to pay a fee to the Partnership's general partner and/or its
affiliates and may result in acceleration of certain of the Partnership's
debt obligations, which may have an adverse effect on the Partnership.
o Based solely on financial and other information relating to the
Partnership that is publicly available in its Form 10-K filed with the
Commission, the Purchaser, solely for consideration with other information
in connection with preparing a bid, estimated the net asset value per Unit
to be approximately $0.33 (exclusive of cash and cash equivalents equal to
approximately $0.05 per Unit as of March 31, 1995). When determining the
value of his Units and deciding whether to tender his Units pursuant to the
Offer, a Limited Partner should consider both the net asset value as
estimated by the Purchaser and the cash and cash equivalents (which, due to
its method of valuation of the Units, the Purchaser did not include in such
net asset value). THE PURCHASER HAS RECENTLY VISITED CERTAIN OF THE
PARTNERSHIP'S PROPERTIES. HOWEVER, THE PURCHASER HAS NOT CONDUCTED ANY
APPRAISAL OF THE PARTNERSHIP'S PROPERTIES AND HAS NO INDEPENDENT BASIS
WHATSOEVER FOR DETERMINING THE ACCURACY OR COMPLETENESS OF THE
PARTNERSHIP'S PUBLICLY FILED FINANCIAL INFORMATION OR FOR DETERMINING TO
WHAT EXTENT, IF ANY, THE PURCHASER'S ESTIMATE OF NET ASSET VALUE REPRESENTS
THE TRUE NET ASSET VALUE OF EACH UNIT. See Section 13 of the Offer to
Purchase.
o As discussed in Section 6 of the Offer to Purchase, the sale of 50
percent or more of the Units in the Partnership over a period of twelve
months will result in the termination of the Partnership for federal income
tax purposes. Such a termination would result in lower depreciation
deductions to the Partnership for the next few years. If the acquisition of
Units pursuant to the Offer, when combined with other transfers within
twelve months, results in a termination of the Partnership, non-tendering
Limited Partners may, depending on their individual circumstances, have a
greater tax liability with respect to the Partnership than they would have
had in the absence of a termination. See Section 6 of the Offer to
Purchase.
3
<PAGE>
THE OFFER
Section 3. Procedure for Tendering Units.
The first paragraph of Section 3 of the Offer to Purchase, entitled "Valid
Tender", is hereby amended to read in its entirety as follows:
VALID TENDER. To validly tender Units, a properly completed and duly
executed Assignment of Partnership Interest, any other documents required
by the Assignment of Partnership Interest (or facsimiles thereof) and the
associated Certificates AS WELL AS AN EXECUTED COPY OF THE CONFIRMATION
LETTER DATED AUGUST 21, 1995 (OR A FACSIMILE THEREOF) (THE "CONFIRMATION
LETTER") must be received by the Depositary, at its address set forth on
the back cover of the Offer to Purchase, on or prior to the Expiration
Date. Subject to the Minimum Units Requirements, a Limited Partner may
tender any or all of the Units owned by that Limited Partner. No
alternative, conditional or contingent tenders will be accepted.
The fifth paragraph of Section 3 of the Offer to Purchase, entitled
"Appointment as Proxy", is hereby amended by adding the sentence set forth below
as the last sentence of such fifth paragraph:
The proxy and power of attorney granted by a Limited Partner to the
Purchaser upon his execution of the Assignment of Partnership Interest
shall be effective from acceptance for payment of the Units tendered and
shall remain effective and be irrevocable until August 1, 2005.
Section 9. Certain Information Concerning the Partnership.
Section 9 of the Offer to Purchase is hereby amended by adding the
following immediately prior to the last paragraph of such Section 9:
<TABLE>
SELECTED FINANCIAL DATA
<CAPTION>
Years Ended December 31,
----------------------------------------------------------------------------
Statements of Operations 1994 1993 1992 1991 1990
- ------------------------ ------------ ------------ ------------ ------------ ------------
<S> <C> <C> <C> <C> <C>
Rental revenue ............... $ 9,110,749 $ 9,041,611 $ 9,005,516 $ 8,774,208 $ 8,415,558
Provision for loss on
affiliate advance .......... -- -- 113,000 -- --
Write-down for permanent
impairment of real estate .. -- -- 1,341,133 -- --
Income (loss) before
extraordinary item ......... (531,497) (183,926) (2,442,529) (214,032) (276,914)
Extraordinary item ........... -- -- 224,839 -- --
Net income (loss) ............ (531,497) (183,926) (2,217,690) (214,032) (276,914)
Net income (loss) per thousand
limited partnership units:
Income (loss) before
extraordinary item ......... $ (6.27) $ (2.17) $ (28.82) $ (2.52) $ (3.64)
Extraordinary item ........... -- -- 2.65 -- --
------------ ------------ ------------ ------------ ------------
Net income (loss) ............ $ (6.27) $ (2.17) $ (26.17) $ (2.52) $ (3.64)
Distributions per thousand
limited partnership units .. $ 4.77 $ 17.80 $ 18.50 $ 30.00 $ 30.00
============ ============ ============ ============ ============
<CAPTION>
As of December 31,
----------------------------------------------------------------------------
Balance Sheets 1994 1993 1992 1991 1990
- -------------- ------------ ------------ ------------ ------------ ------------
<S> <C> <C> <C> <C> <C>
Real estate investments, net . $ 46,683,563 $ 47,668,916 $ 49,587,222 $ 53,272,173 $ 55,110,036
Total assets ................. 53,432,562 54,109,784 55,641,482 59,819,253 61,891,104
Mortgage note payable ........ 7,381,507 7,366,449 7,384,442 7,415,155 7,445,521
Partners' equity ............. 43,406,868 44,340,572 46,017,924 49,787,770 52,557,046
4
<PAGE>
<CAPTION>
Six Months ended
June 30,
(in thousands,
except per Unit data)
---------------------
1995 1994
-------- -------
(unaudited)
Statements of Operations Data:
<S> <C> <C>
Total Revenues ..................................................................... $ 4,486 $ 4,353
Net Income (Loss) before extraordinary items, if any ............................... $ (540) $ (386)
Net Income (Loss) allocated to limited partners .................................... $ (535) $ (382)
Net Income (Loss) per weighted average limited partnership unit before
extraordinary items, if any ...................................................... $ (6.38) $ (4.56)
Distributions per weighted average limited partnership unit ........................ $ -- $ 4.77
<CAPTION>
As of
June 30,
1995
(in thousands,
except per Unit data)
---------------------
(unaudited)
Balance Sheet Data:
<S> <C>
Total Assets ..................................................................... $52,558
Total Liabilities ................................................................ $ 9,689
Limited Partners' Equity ......................................................... $43,248
Limited partnership units outstanding ............................................ 83,894,648
Book Value per Unit .............................................................. $ .52
</TABLE>
Competitive Conditions:
Century Park--Century Park consists of twin two-story class "B" office
buildings located in the heart of the East Flamingo Corridor in southeast Las
Vegas. The area surrounding the building is abundant with commercial activity. A
series of professional buildings line the busy thoroughfare.
The Las Vegas economy has continued to expand since the early 1980s.
Commercial construction is struggling to keep pace with the widespread demand.
Current market conditions are very favorable for landlords because of the strong
demand and lack of space available. This environment has tenants competing for
available space so very few concessions are offered. Development of new office
space began toward the end of 1994; however, it is not expected to have a major
impact on Century Park's leasing, since most of the new construction is class
"A" and very expensive or is a "build to suit" for a large tenant. The
Partnership expects to maintain or slightly increase the occupancy at Century
Park in 1995.
Fidelity Plaza--Fidelity Plaza is a ten-story office building located in
downtown Long Beach, California, on Ocean Boulevard, parallel to the Pacific
Ocean. The area is a strong business mix of legal and maritime businesses due to
its close proximity to the Ports of Long Beach and Los Angeles.
Fidelity Plaza's occupancy rate has been in the high 70% to low 80% range
over the past two years as compared to an overall downtown Long Beach occupancy
rate of 75%. Due to depressed economic conditions in southern California as a
result of defense cut-backs, rental rates have fallen. To enhance marketing,
extensive lobby and courtyard capital improvements are underway and near
completion. Over the past two years, many office suites have been upgraded. The
Partnership expects decreased rental income and negative cash flow for the next
three years due to lower rental rates and extensive capital and tenant
improvements.
Harbour Club I--Harbour Club I, located in Belleville, Michigan, was built
in 1969 as a part of a four-phase apartment complex. The property offers a
complete package of amenities including a golf course, clubhouse, exercise room,
tanning beds, tennis courts, saunas, boat docks and launch, and playgrounds. The
apartments located in this phase of the complex offer lake and golf course
views. The Belleville market has significantly rebounded to an occupancy rate of
95% and the property's closest competitor has rental rates approximately $100
per month above Harbour Club I's rates. Harbour Club I is operating at an
occupancy rate of 90% and has not increased rents for four years
5
<PAGE>
due to lack of capital improvements. Security concerns are prompting demands
from tenants for improved lighting, limited access gates and fencing, as offered
by competitors. During the past four years, management has limited capital
expenditures, which has significantly affected the property's ability to
effectively compete in the marketplace. The Partnership plans to minimize
capital improvements until a loan workout can be reached with HUD.
Kellogg--Kellogg Building is located southwest of Denver and is the only
high-rise office building in the Littleton area. The building is located within
a mile of one on the strongest housing developments in the nation, with
projected growth of over 100,000 residents expected over the next five years.
The quality of life style in Colorado is placing higher demands for
professionals to work closer to home. Professionals are looking for nearby
office space that replaces former downtown locations. There is one competitive
building which is trying to pre-lease a 100,000 square foot office building,
with occupancy scheduled for late 1997 or early 1998. However, since no official
commitment has been received from any lender, development is not certain.
In late 1994, a large tenant vacated. However, subsequent to December 31,
1994, a new tenant was signed at a higher rental rate, bringing the building's
occupancy rate to 98%. The Partnership expects to maintain occupancy in the high
90% range throughout 1995.
Northwest Plaza--Northwest Plaza is a class "A" retail strip shopping
center with three anchor tenants that occupy 75% of the total leasable area. The
area has experienced increased criminal activity. However, management has
increased security and is evaluating options to increase lighting in the parking
areas.
The property stands above the competition in occupancy and the Partnership
expects to maintain occupancy in the high 90% range. However, in late 1993, an
anchor tenant vacated and the space was released at a lower rate. Another anchor
tenant's lease was restructured to provide for lower rent based on sales volume.
Due to these factors, lower rental revenue is expected in 1995. This decline in
rental revenues is considered to be a temporary setback, and management has
concluded that a permanent impairment has not occurred.
6
<PAGE>
The following schedule shows lease expirations for each of the
Partnership's commercial properties for 1995 through 2004:
<TABLE>
<CAPTION>
Number of Square Annual % of Gross
Expirations Feet Rent Annual Rent
----------- ------ -------- -----------
<S> <C> <C> <C> <C>
Century Park
1995 ............................... 9 18,360 $319,844 16%
1996 ............................... 10 20,668 350,377 18%
1997 ............................... 11 15,119 254,995 13%
1998 ............................... 8 37,339 657,109 34%
1999 ............................... 4 4,925 77,959 4%
Thereafter ......................... -- -- -- --
Kellog
1995 ............................... 10 20,097 $234,319 18%
1996 ............................... 7 9,772 115,580 9%
1997 ............................... 12 20,797 248,316 19%
1998 ............................... 6 23,643 273,830 21%
1999 ............................... 5 9,840 126,896 10%
Thereafter ......................... -- -- -- --
Fidelity Federal Plaza
1995 ............................... 10 21,149 $342,347 18%
1996 ............................... 13 27,823 462,305 24%
1997 ............................... 12 14,306 215,688 11%
1998 ............................... 4 7,234 134,644 7%
1999 ............................... 3 6,233 109,414 6%
2000 ............................... 1 8,500 115,000 6%
2001 ............................... 2 6,000 77,040 4%
2002 ............................... -- -- -- --
2003 ............................... 1 6,300 75,600 4%
2004 ............................... -- -- -- --
Northwest Plaza
1995 ............................... 4 11,104 $ 92,843 5%
1996 ............................... 6 19,682 132,418 8%
1997 ............................... 8 19,104 184,318 11%
1998 ............................... 5 17,667 142,985 8%
1999 ............................... 5 13,284 90,608 5%
2000 ............................... -- -- -- --
2001 ............................... -- -- -- --
2002 ............................... 2 5,393 24,642 1%
2003 ............................... 2 8,808 95,992 5%
2004 ............................... 1 24,358 73,100 4%
</TABLE>
No residential tenant leases 10% or more of the available rental space. The
following schedule reflects information on commercial tenants occupying 10% or
more of the leasable square feet for each property:
<TABLE>
<CAPTION>
Square
Nature of Footage Annual Lease
Business Use Leased Rent Expiration
------------- -------- -------- ----------
<S> <C> <C> <C>
Century Park
General Office ............................... 11,640 $216,504 1998
Kellogg
None
Fidelity Federal Plaza
None
Northwest Plaza
Department Store ............................. 266,560 $533,120 2007
</TABLE>
7
<PAGE>
Section 13. Background of the Offer.
The first paragraph of Section 13 of the Offer to Purchase, entitled "Prior
Contacts with the Partnership", is hereby amended to read in its entirety as
follows:
PRIOR CONTACTS WITH THE PARTNERSHIP. On or about July 27, 1995, Robert
A. McNeil, Carol J. McNeil (the Chairman and Co-Chairman of the
Partnership's general partner's corporate general partner) and Mr. Icahn,
spoke by telephone. Mr. Icahn told the McNeils that he had been informed
that they were interested in selling the Partnership's general partner. The
McNeils said that they were not interested in selling the Partnership's
general partner but urged Mr. Icahn to contact their counsel, Scott
Wallace. In the conversation with the McNeils, Mr. Icahn indicated that he
intended to make a tender offer for Units and a joint tender offer was
discussed. Again, the McNeils urged Mr. Icahn to contact Scott Wallace. No
agreements were reached. In the days that followed up to on or about August
1, 1995, Mr. Icahn participated in several telephone conversations with
Scott Wallace. The same subjects were explored and Mr. Icahn confirmed his
intention to conduct a tender offer for Units. Again, no agreements were
reached. One of these conversations, which took place on or about August 1,
1995 among Scott Wallace, Mr. Icahn and a former counsel for the
Partnership, became a subject of the litigation described below.
The McNeils delivered a letter to the Purchaser on August 9, 1995
claiming that the former counsel divulged confidential information
concerning the McNeils' personal tax situation during the August 1, 1995
telephone conversation, that the Offer was based on confidential
information and that the Partnership would not mail the Offer unless the
Purchaser and Mr. Icahn signed a certificate concerning the purported
confidential information. Later that day, the Purchaser and Mr. Icahn,
through their counsel, responded to the McNeils stating, among other
things, that the former counsel confirmed that he did not convey any
confidential information, that Scott Wallace gave no indication that any of
the information conveyed by the former counsel was confidential and that,
in any event, the Purchaser was not aware that any information received
from the former counsel was confidential. The McNeils nevertheless
continued to refuse to mail. Therefore, on August 10, 1995, the Purchaser
commenced an action in the United States District Court for the Southern
District of New York against the Partnership's general partner, its
corporate general partner, and the McNeils (collectively "Management"), as
well as the Partnership and related partnerships (collectively with
Management, the "Defendants") alleging Management breaches of fiduciary
duty and that the Defendants' failure to mail the Offer violated the
Securities and Exchange Commission's Rule 14d-5. On that same day, the
Court, upon the Purchaser's application, issued a preliminary injunction.
The Court found that "High River [the Purchaser] and the limited partners
have been, and are being, irreparably harmed by defendants' failure timely
to furnish the limited partner lists or mail the tender offer materials to
the limited partners. . . . [D]efendants are depriving plaintiff [the
Purchaser] of its opportunity to tender and are depriving the limited
partners of their opportunity to consider whether to sell their units as
contemplated by the tender offer rules." The Court further found that
"plaintiff has a likelihood of success on the merits. Regulation 14d-5 is
clear in its requirements, and plaintiff appears likely to be able to
demonstrate the defendants violated the provisions of that regulation." The
Court ordered the Defendants to either furnish the Purchaser with a list of
the names and addresses of the Limited Partners or mail the Offer to the
Limited Partners on the Purchaser's behalf. The Defendants elected to mail.
On August 17, 1995, the Partnership, through its counsel, agreed
pursuant to the Purchaser's request to provide the Purchaser with a list of
Limited Partners of the Partnership.
On August 17, 1995, the Purchaser sent a letter to the Partnership's
general partner requesting that the Partnership's general partner agree to
cooperate in satisfying certain conditions of the Offer and to facilitate
the transfer of Units, thereby enabling Limited Partners who wished to sell
their Units pursuant to the Offer the opportunity to do so.
On August 18, 1995, the Defendants in the above-described litigation
served and filed a Counterclaim and Answer (the "Counterclaim").
Defendants' Counterclaim requests an injunction and alleges that the Offer
was made in violation of federal securities laws, specifically Sections
10(b), 14(d) and 14(e) of the Exchange Act and the regulations promulgated
thereunder, because it failed to disclose that the Purchaser based its
Offer on confidential information. The Counterclaim also alleges that the
Offer failed to disclose that the Purchaser seeks control of the
Partnership and the related partnership Defendants, and that it failed to
adequately disclose financial information pertaining to the Purchaser and
the Purchaser's history of corporate acquisitions. The Purchaser denies the
allegations and believes they are wholly without merit.
8
<PAGE>
The third paragraph of Section 13, entitled "Valuation Analysis", is hereby
amended to read in its entirety as follows:
VALUATION ANALYSIS. The Purchaser reviewed publicly available
financial information relating to the Partnership for the fiscal year ended
December 31, 1994 in order to determine an adjusted net income (reduced by
an amount intended to reflect normal capital expenditures and operating
expenses) of $3,862,488.00 and then capitalized that amount at 11%, which
the Purchaser believes represents an appropriate capitalization rate for a
real estate portfolio such as the Partnership's. That review process
produced an estimated aggregate net asset value per Unit (exclusive of cash
and cash equivalents equal to approximately $0.05 per Unit as of March 31,
1995) of approximately $0.33. When determining the value of his Units and
deciding whether to tender his Units pursuant to the Offer, a Limited
Partner should consider both the net asset value as estimated by the
Purchaser and the cash and cash equivalents (which, due to its method of
valuation of the Units, the Purchaser did not include in such net asset
value). It should be noted that the Purchaser does not have access to any
information concerning the Partnership or its properties other than
information that is publicly available, that the Purchaser's foregoing
calculations are based on rough estimates and that the values resulting
therefrom may not be indicative of actual values to any extent. It should
also be noted that investors may disagree as to the appropriate
capitalization rate to be applied, and Limited Partners are advised that
the utilization of a lower capitalization rate results in a higher estimate
of aggregate value.
The following is hereby added as the last paragraph of Section 13:
METHOD UTILIZED BY THE PURCHASER TO DETERMINE PURCHASE PRICE. In order
to determine the Purchase Price, the Purchaser considered the information
set forth above under "Valuation Analysis" and examined (i) information,
dated as of July 27, 1995, from the Chicago Partnership Board, Inc. (the
"Chicago Board") indicating asking prices per Unit ranging from $0.22 to
$0.38 that were acceptable to possible sellers of Units; and (ii) a summary
of the trading activity of the Units for the period April 1, 1995 through
May 31, 1995 (the "Summary Period") appearing in the May/June 1995 issue of
the Partnership Spectrum (the "Trading Summary"). The Trading Summary
indicated that during the Summary Period an aggregate of 242,200 Units were
traded in a total of 12 trades at a price range of $0.14 to $0.24 per Unit
and at a weighted average of $0.21 per Unit. The Purchaser determined to
establish the Purchase Price at a premium over such weighted average.
Limited Partners should be aware that the Form 10-K states as follows:
"[t]here is no established public trading market for limited partnership
units nor is one expected to develop." Therefore, the prices reflected in
the Trading Summary or in reports from the Chicago Board may not accurately
reflect the value of the Partnership's assets or of Units and Limited
Partners may or may not be able to sell their Units independently of the
Offer at the prices reflected in the Trading Summary or in reports from the
Chicago Board.
Section 14. Conditions to the Offer.
The last paragraph of Section 14 of the Offer to Purchase is hereby amended
by adding the following as the last two sentences to such paragraph:
No assurance can be given that the Partnership's general partner will
voluntarily take the actions referred to in paragraphs (e) and (f).
Accordingly, in order to cause the Partnership's general partner to take
such actions, the Purchaser may be required to take appropriate actions,
including, without limitation, the commencement of litigation, the effect
of which may be to delay payment for tendered Units (except to the extent,
if any, that the Purchaser waives the applicable conditions).
HIGH RIVER LIMITED PARTNERSHIP
August 21, 1995
9
<PAGE>
Manually signed facsimile copies of the Assignment of Partnership Interest
and the Confirmation Letter will be accepted. The Assignment of Partnership
Interest, the Confirmation Letter and any other required documents should be
sent or delivered by each Limited Partner or such Limited Partner's broker,
dealer, bank, trust company or other nominee to the Depositary as set forth
below.
The Depositary for the Offer is:
IBJ SCHRODER BANK & TRUST COMPANY
By Mail:
P.O. Box 84
Bowling Green Station
New York, New York 10274-0084
Attn: Reorganization Operations Department
By Hand/Overnight Delivery:
One State Street
New York, New York 10004
Attn: Securities Processing Window,
Subcellar One, (SC-1)
By Facsimile:
(212) 858-2611
Confirm by Telephone:
(212) 858-2103
Questions and requests for assistance or for additional copies of the Offer
Purchase, the Assignment of Partnership Interest and the Confirmation Letter may
be directed to the Information Agent at its telephone number and address listed
below. You may also contact your broker, dealer, bank, trust company or other
nominee for assistance concerning the Offer.
The Information Agent for the Offer is:
D.F. KING & CO., INC.
77 Water Street
New York, New York 10005
(212) 269-5550 (Collect)
or
(800) 628-8538 (Toll Free)
EXHIBIT 15
McNEIL REAL ESTATE FUND XXV, L.P.
CONFIRMATION LETTER
August 21, 1995
Dear Limited Partner:
Reference is made to the Assignment of Partnership Interest (the
"Assignment") sent to you by High River Limited Partnership (the
"Purchaser") in connection with its tender offer to purchase units of
partnership interest ("Units") of McNeil Real Estate Fund XXV, L.P. (the
"Partnership"). This letter will evidence and confirm your understanding and
agreement that: (i) the proxy and power-of-attorney now, heretofore or hereafter
granted to the Purchaser by you in the Assignment (and all related and
associated rights, authority and power) shall be effective from acceptance for
payment of the Units tendered and shall remain effective and be irrevocable
until August 1, 2005; and (ii) the Purchaser may assign such proxy and/or
power-of-attorney to any person with or without assigning the related Units with
respect to which such proxy and/or power-of-attorney was granted.
In order to complete the tender of your Units to the Purchaser, you must
sign the reverse side of this Confirmation Letter and return it immediately to
the Depositary for the Offer, IBJ Schroder Bank & Trust Company, in the manner
indicated on the reverse side hereof. Your failure to return this Confirmation
Letter may result in the rejection of your tender.
Unless otherwise defined herein, capitalized terms used herein shall have
the meanings attributed to them in the Purchaser's Offer to Purchase dated
August 3, 1995, as amended and supplemented.
If you have any questions or need assistance in completing this
Confirmation Letter, please call the Information Agent for the Offer, D.F. King
& Co., Inc., at (212) 269-5550 (Collect) or at (800) 628-8538 (Toll Free).
HIGH RIVER LIMITED PARTNERSHIP
THIS LETTER MUST BE SIGNED ON THE REVERSE SIDE AND
RETURNED TO THE DEPOSITARY TO COMPLETE YOUR TENDER
<PAGE>
McNEIL REAL ESTATE FUND XXV, L.P.
CONFIRMATION LETTER
TO: HIGH RIVER LIMITED PARTNERSHIP
By executing this document in the space provided below, the undersigned
Limited Partner of McNeil Real Estate Fund XXV, L.P (or authorized person
signing on behalf of the registered Limited Partner) hereby: (i) evidences and
confirms the undersigned's understanding and agreement that: (a) the proxy and
power-of-attorney now, heretofore or hereafter granted to the Purchaser by the
undersigned in the Assignment of Partnership Interest (the "Assignment") (and
all related and associated rights, authority and power) shall be effective from
acceptance for payment of the Units tendered by the undersigned and shall remain
effective and be irrevocable until August 1, 2005; and (b) the Purchaser may
assign such proxy and/or power-of-attorney to any person with or without
assigning the related Units with respect to which such proxy and/or
power-of-attorney was granted; and (ii) evidences and confirms the undersigned's
agreement to and acceptance of all of the terms, provisions and matters set
forth in the Confirmation Letter, the Assignment and the Offer to Purchase.
X______________________________________________ ______________________________
Area Code and Telephone Number
X______________________________________________
Signature(s) of Limited Partners (SIGN HERE)
(Must be signed by registered Limited Partner(s) exactly as name(s) appear(s) on
the Certificate(s) or in the Partnership's records. If signature is by an
officer of a corporation, attorney-in-fact, agent, executor, administrator,
trustee, guardian or other person(s) acting in fiduciary or representative
capacity, please complete the line captioned "Capacity (Full Title)" and see
Instruction 5 of the Assignment.)
Date:_______________________________________________
In addition to signing your name above, PLEASE PRINT YOUR NAME(S) in the
following space:
_____________________________________________________
Capacity (Full Title):________________________________
Unless otherwise defined herein, capitalized terms used herein shall have
the meanings attributed to them in the Purchaser's Offer to Purchase dated
August 3, 1995, as amended and supplemented.
The Depositary for the Offer is:
IBJ SCHRODER BANK & TRUST COMPANY
<TABLE>
<CAPTION>
By Mail: By Facsimile: To Confirm: By Hand/Overnight Delivery:
<S> <C> <C> <C>
P.O. Box 84 (212) 858-2611 (212) 858-2103 One State Street
Bowling Green Station New York, New York 10004
New York, New York 10274-0084 Attn: Securities Processing
Attn: Reorganization Operations Window, Subcellar One,
Department (SC-1)
</TABLE>
THIS LETTER MUST BE SIGNED AND RETURNED
TO THE DEPOSITARY TO COMPLETE YOUR TENDER
EXHIBIT 16
FOR IMMEDIATE RELEASE
Contact: Tina Simms
(212) 921-3355
HIGH RIVER TENDER OFFER EXTENDED
August 22, 1995--High River Limited Partnership, a Delaware limited
partnership controlled by Carl C. Icahn, announced today that it is extending
the expiration date of its outstanding tender offers for ten McNeil real estate
limited partnerships to September 6, 1995. High River said that it is also
supplementing its existing offer to purchase to provide additional and updated
information to unitholders. The supplements are being delivered today for
mailing to unitholders.
The offer is not subject to financing.
