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SECURITIES AND EXCHANGE COMMISSION
Washington D.C. 20549
---------------------------
SCHEDULE 14A INFORMATION
Proxy Statement Pursuant to Section 14(a) of the Securities
Exchange Act of 1934
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Filed by the Registrant [X]
Filed by a Party other than the Registrant [ ]
Check the appropriate box:
[ ] Preliminary Proxy Statement [ ] Confidential, for Use of the
Commission Only (as permitted by
Rule 14a-6(e)(2))
[X] Definitive Proxy Statement
[ ] Definitive Additional Materials
[ ] Soliciting Materials Pursuant to Rule 14a-11(c) or Rule 14a-12
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(Name of Registrant as Specified in its Charter)
PAYMENT OF FILING FEE (CHECK THE APPROPRIATE BOX):
[ ] $125 per Exchange Act Rules 0-11(c)(1)(ii), 14a-6(i)(1), or 14a-6(i)(2) or
Item 22(a)(2) of Schedule 14A.
[ ] $500 per each party to the controversy pursuant to Exchange Act
Rule 14a-6(i)(3).
[ ] Fee computed on table below per Exchange Act Rules 14a-6(i)(4) and 0-11.
(1) Title of each class of securities to which transaction applies: Units
representing ownership interests in limited partnership interests
(2) Aggregate number of securities to which transaction applies: 66,555.
(3) Per unit price or other underlying value of transaction computed
pursuant to Exchange Act Rule 0-11 (Set forth the amount on which the
filing fee is calculated and state how it was determined): The amount
on which the filing fee is calculated was determined pursuant to Rule
0-11(c)(2) of the Exchange Act by multiplying 1/50th of 1% by
$12,210,000, the aggregate amount of cash to be received by the
registrant.
(4) Proposed maximum aggregate value of transaction: $12,210,000.
(5) Total fee paid: $2,442.
[X] Fee paid previously with preliminary materials.
[ ] Check box if any part of the fee is offset as provided by Exchange Act
Rule 0-11(a)(2) and identify the filing for which the offsetting fee was
paid previously. Identify the previous filing by registration statement
number, or the Form or Schedule and the date of its filing.
(1) Amount Previously Paid:
(2) Form, Schedule or Registration Statement No.:
(3) Filing Party:
(4) Date Filed:
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<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
ONE SEAPORT PLAZA
NEW YORK, NY 10292-0116
September 17, 1996
Dear Unitholders:
We are pleased to inform you that on June 13, 1996, Prudential-Bache/Watson
& Taylor, Ltd.-4 (the "Partnership") entered into a contract of sale to sell
(the "Sale") the properties owned by the Partnership (the "Properties"), other
than certain undeveloped land, to Public Storage, Inc. (the "Buyer"). The
purchase price for these nine Properties is $12,210,000. The Partnership is
seeking to sell such undeveloped land.
The Partnership intends to make a cash distribution to Unitholders
representing the bulk of the purchase price promptly after the closing of the
Sale. The Partnership would then anticipate being able to make one or more
subsequent distributions within approximately one year after the closing of the
Sale, and thereafter to liquidate (the "Liquidation"). The Partnership estimates
that these liquidating distributions will aggregate approximately $165 per unit.
THE SALE AND LIQUIDATION REQUIRES THE CONSENT OF A MAJORITY OF THE UNITS.
YOUR APPROVAL IS VERY IMPORTANT.
PRUDENTIAL-BACHE PROPERTIES, INC., THE MANAGING GENERAL PARTNER OF THE
PARTNERSHIP, AND GEORGE S. WATSON AND A. STARKE TAYLOR, III, THE INDIVIDUAL
GENERAL PARTNERS OF THE PARTNERSHIP, BELIEVE THAT THE SALE AND LIQUIDATION ARE
IN THE BEST INTERESTS OF THE PARTNERSHIP AND RECOMMEND THAT YOU CONSENT TO THE
SALE AND LIQUIDATION. THE GENERAL PARTNERS BASE THEIR RECOMMENDATION ON, AMONG
OTHER THINGS, THE FOLLOWING FACTORS:
(1) Their belief that current market conditions are favorable for the sale
of the Partnership's Properties,
(2) The timing of the sale is consistent with the anticipated holding
period for Units set forth in the initial offering,
(3) The Sale and Liquidation provides liquidity to Unitholders,
(4) The price and terms negotiated with the Buyer were the result of a
competitive bidding process and were the most favorable of the offers
received to acquire the Properties in the bidding process described
under "THE TRANSACTION--Background of the Sale of the Properties"
in the attached Consent Statement,
<PAGE>
(5) The purchase price exceeds the aggregate appraised value of the
Properties, as determined by Cushman & Wakefield, an independent,
third-party appraisal firm. (see "THE TRANSACTION--Fairness Opinion
and Appraisals" in the attached Consent Statement), and
(6) An opinion from Robert A. Stanger & Co. to the effect that the
consideration to be received in the Sale is fair from a financial
point of view to the Partnership (see "THE TRANSACTION--Fairness
Opinion and Appraisals" in the attached Consent Statement).
(7) The terms and conditions of the Contract of Sale, as described under
"THE CONTRACT OF SALE."
Unitholders should be aware that, if the Sale is consummated, the
Partnership would not receive the benefits of any potential increases in cash
flow or values of the Properties following the Sale.
The attached Consent Statement contains detailed information concerning the
proposed Sale and Liquidation. We urge you to read the Consent Statement and
enclosed materials carefully before voting. If you have any questions please
feel free to call our consent solicitors, Morrow & Co., Inc. at (800) 566-9061.
Very truly yours,
Thomas F. Lynch, III
President
Prudential-Bache Properties, Inc.
Managing General Partner
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
ONE SEAPORT PLAZA
NEW YORK, NY 10292-0116
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NOTICE OF PROPOSED ACTION BY WRITTEN CONSENT
SEPTEMBER 17, 1996
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To the Unitholders of Prudential-Bache/Watson & Taylor, Ltd.-4:
NOTICE IS HEREBY GIVEN to the holders (the "Unitholders") of the limited
partnership interests in the Partnership (the "Units") of
Prudential-Bache/Watson & Taylor, Ltd.-4, a Texas limited partnership (the
"Partnership"), that Prudential-Bache Properties, Inc., the Managing General
Partner of the Partnership ("PB Properties"), is soliciting written consents, in
lieu of a meeting of Unitholders, to approve a single proposal, involving (a)
the sale of substantially all of the assets of the Partnership, other than
certain undeveloped land, as contemplated by the Contract of Sale, dated as of
June 13, 1996 (the "Contract of Sale"), by and between the Partnership and
Public Storage, Inc. and the sale of such undeveloped land on such terms and
conditions as the Managing General Partner may determine and (b) the complete
liquidation and dissolution of the Partnership (collectively, the
"Transaction"), all as more fully described in the accompanying Consent
Statement. The Transaction must be approved by the holders of a majority of the
Units, which approval shall constitute the approval of the Partnership.
Only Unitholders of record at the close of business on September 1, 1996
are entitled to give their consent to these actions.
The accompanying Consent Statement describes the Transaction in detail.
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YOUR CONSENT TO THIS PROPOSAL IS IMPORTANT
DEADLINE: 10:00 A.M., NEW YORK TIME, ON FRIDAY, OCTOBER 18, 1996
TO ENSURE THAT YOUR INTEREST WILL BE REPRESENTED, PLEASE SIGN, DATE AND COMPLETE
THE ENCLOSED CONSENT CARD AND PROMPTLY MAIL IT IN THE ENCLOSED SELF-ADDRESSED
POSTAGE-PREPAID ENVELOPE.
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<PAGE>
Your approval is important. Please read the Consent Statement carefully and
then complete, sign and date the enclosed Consent Card and return it in the
self-addressed postage-prepaid envelope. Any Consent Card which is signed and
returned but does not specifically disapprove the Transaction will be treated as
approving the Transaction.
To be counted, the Consent Card must be received on or before 10:00 a.m.
New York time on Friday, October 18, 1996 (unless such time is extended). A
consent may be revoked by written notice received on or before the expiration of
the time for responding.
Your prompt response is appreciated.
PRUDENTIAL-BACHE PROPERTIES, INC.,
Managing General Partner
New York, New York
September 17, 1996
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
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CONSENT STATEMENT
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ACTION BY WRITTEN CONSENT
SEPTEMBER 17, 1996
This Consent Statement is being furnished to the holders ("Unitholders") of
the limited partnership interests (the "Units") in Prudential-Bache/Watson &
Taylor, Ltd.-4., a Texas limited partnership (the "Partnership"), in connection
with the solicitation of consents by Prudential-Bache Properties, Inc., the
Managing General Partner of the Partnership, on behalf of the Partnership.
Unitholders are being asked to consent to a proposal which, if approved and
consummated, would result in the sale (the "Sale") of substantially all of the
Partnership's assets other than certain undeveloped land for cash, the sale of
such undeveloped land on such terms and conditions as the Managing General
Partner may determine and the complete liquidation and dissolution of the
Partnership (collectively, the "Transaction"). The Partnership's assets consist
substantially of eleven properties, nine of which are being sold to the Buyer.
The Buyer will acquire the five commercial real estate properties consisting of
office/warehouse, mini-warehouse and retail facilities and four unimproved land
parcels (the "Properties"). The Partnership is seeking to sell the remaining two
parcels of undeveloped land.
The Partnership has entered into a Contract of Sale (the "Contract of
Sale") with Public Storage, Inc. (the "Buyer"), dated as of June 13, 1996, for
the sale of the Properties to the Buyer for $12,210,000 in cash. Pursuant to the
Amended and Restated Certificate and Agreement of Limited Partnership of the
Partnership (the "Partnership Agreement"), the sale of all or substantially all
of the Partnership's assets, which will result in the dissolution and ultimate
liquidation of the Partnership, must be approved by Unitholders who are the
record holders of a majority of the Units.
No person has been authorized to give any information or to make any
representation other than those contained in this Consent Statement in
connection with the solicitation of consents made hereunder and, if given or
made, such information or representation must not be relied upon as having been
authorized by the Partnership or any other person. The delivery of this Consent
Statement shall not under any circumstances create an implication that there has
been no change in the affairs of the Partnership since the date hereof or that
the information herein is correct as of any time subsequent to its date.
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THE CONSENT STATEMENT AND FORM OF CONSENT ARE FIRST
BEING MAILED TO UNITHOLDERS ON OR ABOUT SEPTEMBER 18, 1996.
THE DATE OF THIS CONSENT STATEMENT
IS SEPTEMBER 17, 1996
<PAGE>
TABLE OF CONTENTS
Page
SUMMARY ............................................................... 3
Selected Historical Financial Data .................................. 7
ACTION BY CONSENT ..................................................... 8
General ............................................................. 8
Matters to be Considered ............................................ 8
Recommendations of the General Partners ............................. 8
Action by Consent; Record Date ...................................... 8
Consents ............................................................ 9
THE TRANSACTION ....................................................... 9
Description of the Partnership ...................................... 9
General Partners of the Partnership ................................. 10
Background of the Sale of the Properties ............................ 10
Recommendations of the General Partners ............................. 12
Fairness Opinion and Appraisals ..................................... 13
Certain Income Tax Consequences and Considerations .................. 18
Accounting Treatment ................................................ 22
Reason for Obtaining Unitholder Approval ............................ 23
THE CONTRACT OF SALE .................................................. 23
The Sale ............................................................ 23
Title and Environmental Defects ..................................... 23
Closing Conditions .................................................. 25
Remedies ............................................................ 25
Covenants ........................................................... 25
Certain Expenses .................................................... 26
Casualty and Condemnation ........................................... 26
Termination ......................................................... 27
FINAL DISTRIBUTIONS AND LIQUIDATION .................................. 27
NO APPRAISAL RIGHTS ................................................... 28
VOTING SECURITIES AND PRINCIPAL HOLDERS THEREOF ....................... 28
MARKET PRICES FOR THE PARTNERSHIP'S UNITS AND
DISTRIBUTIONS TO UNITHOLDERS AND THE GENERAL PARTNERS ................ 29
Market Price ........................................................ 29
Distributions ....................................................... 29
AVAILABLE INFORMATION ................................................. 30
Contract of Sale .................................................... Annex A
Stanger Fairness Opinion ............................................ Annex B
Partnership Annual Report on Form 10-K
for the year ended December 31, 1995 .............................. Annex C
Partnership Quarterly Report on Form 10-Q
for the quarter ended June 30, 1996 ............................... Annex D
Ernst & Young Tax Letter ............................................ Annex E
2
<PAGE>
SUMMARY
The following is a summary of certain information contained elsewhere in
this Consent Statement, including the Annexes hereto, which are a part of this
Consent Statement. Reference is made to, and this summary is qualified in its
entirety by, the more detailed information contained in this Consent Statement.
Unless otherwise defined herein, capitalized terms used in this summary have the
respective meanings ascribed to them elsewhere in this Consent Statement.
Unitholders are urged to read this Consent Statement in its entirety.
THE PARTNERSHIP
Prudential-Bache/
Watson & Taylor, Ltd.-4......... The Partnership owns and operates nine
properties, five of which are commercial
real estate properties consisting of
office/warehouse, mini-warehouse and retail
facilities, and four of which are unimproved
properties (the "Properties"). The
Partnership also owns two tracts of
undeveloped land in Texas. The offices of
the Partnership are located at One Seaport
Plaza, New York, New York 10292-0116.
CONSENT DEADLINE
Deadline for Consents............. Consents must be received by Friday,
October 18, 1996, at 10:00 a.m., New York
time (unless such time is extended).
THE TRANSACTION
General........................... The Transaction to be approved by
Unitholders is a single proposal for the
Sale and the sale of the undeveloped land
and Liquidation. The purchase price for the
Properties is $12,210,000.
Final Distributions and
Liquidation.................... As promptly as practicable following the
consummation of the Sale, the Managing
General Partner will determine the amount of
assets that it believes will be sufficient
to provide for the Partnership's
liabilities, including contingent
liabilities, if any. The remainder of the
Partnership's cash will be distributed in
accordance with the Partnership Agreement,
in an initial liquidating distribution. Once
all of its obligations have been satisfied
and any undeveloped land is sold, the
Partnership will distribute its remaining
cash and dissolve. It is expected that the
bulk of the distribution will be made
promptly after the Sale and the remainder
within approximately one year. The
Partnership estimates that these liquidating
distributions will aggregate approximately
$165 per Unit. See "FINAL DISTRIBUTIONS AND
LIQUIDATION."
3
<PAGE>
Background........................ See "THE TRANSACTION -- Background of the
Sale of the Properties."
Recommendations of the
General Partners................ PB Properties, George S. Watson and A.
Starke Taylor, III, the general partners of
the Partnership (the "General Partners"),
have carefully considered the Transaction
and concluded that the Transaction is in the
best interests of the Partnership and the
Unitholders. Accordingly, the General
Partners have approved the Transaction and
recommend that Unitholders vote in favor of
the Transaction. See "THE TRANSACTION --
Recommendation of the General Partners."
Opinion of Financial Advisor...... Robert A. Stanger & Co. ("Stanger") acted as
financial advisor to the Partnership in
connection with the Transaction. The
Partnership has received a fairness opinion
from Stanger to the effect that the
consideration to be received in the Sale is
fair from a financial point of view to the
Partnership. See "THE TRANSACTION --
Fairness Opinion and Appraisals." For
rendering financial advisory services with
respect to the Partnership's portfolio and
preparing a fairness opinion in connection
with the Sale, Stanger is being paid a fee
of $192,100 by the Partnership, a
substantial portion of which is contingent
upon the closing of the Sale. Stanger is
also receiving fees from the other
Partnerships in connection with the sale of
their properties.
Independent Appraisals............ The Partnership received MAI-certified
appraisals of the Properties from an
independent, third-party appraisal firm,
Cushman & Wakefield of Texas, Inc. ("Cushman
& Wakefield"), dated September 1995. The
purchase price exceeds the aggregate
appraised value of the Properties. See "THE
TRANSACTION -- Fairness Opinion and
Appraisals."
The Buyer......................... Public Storage, Inc., the Buyer, is an
equity real estate investment trust ("REIT")
organized as a corporation under the laws of
the State of California. The Buyer is a
fully integrated, self-administered and
self-managed REIT that acquires, develops,
owns and operates self-service
mini-warehouse facilities and also manages
similar properties for third parties. The
Buyer is the largest owner and operator of
mini-warehouses in the United States. The
Buyer (or a predecessor) has been the
manager of the day-to-day operations of the
improved Properties since 1988. The offices
of the Buyer are located at 701 Western
Avenue, Glendale, California. The Buyer has
entered into contracts with certain other
partnerships formed by the General Partners
under which such other partnerships would
sell substantially all of their properties
to the Buyer. See "THE TRANSACTION--
Background of the Sale of the Properties."
4
<PAGE>
Security Ownership and
Voting of the General
Partners ....................... As of September 1, 1996, none of the General
Partners or any director or officer of any
of the General Partners owned directly or
beneficially any of the Units. Ralph DeFeo,
president of Watson & Taylor Management
Company, Inc., directly owns 40 Units.
Prudential Securities Incorporated, an
affiliate of PB Properties, beneficially
owned 391 Units (approximately 0.6% of the
outstanding Units) as of September 1, 1996.
Prudential Securities Incorporated intends
to vote its Units to approve the
Transaction. See "VOTING SECURITIES AND
PRINCIPAL HOLDERS THEREOF."
Effective Time of the
Transaction..................... It is anticipated that the Transaction will
be consummated as promptly as practicable
after the requisite Unitholder approval has
been obtained and all other conditions to
the Transaction have been satisfied or
waived.
Conditions to the Transaction;
Termination of the Transaction.. The Transaction is conditioned upon, among
other things, the approval thereof by
Unitholders of record owning a majority of
the Units. The Transaction may be terminated
if it is not consummated by March 13, 1997.
The Partnership may terminate the
Transaction if the Partnership receives a
more favorable offer for the purchase of the
Properties. In the latter case, a
termination fee of $231,990 (plus expenses
up to $15,000) shall be payable to the
Buyer. A termination fee would also be
payable if Unitholder approval is not
obtained and a contract or letter of intent
to sell the properties at a price exceeding
the Purchase Price is entered into within
180 days of the termination of the Contract
of Sale. See "THE CONTRACT OF SALE --
Conditions; Termination."
No Appraisal Rights .............. Unitholders do not have appraisal rights in
connection with the Transaction. See "NO
APPRAISAL RIGHTS."
Certain Income Tax
Consequences and
Considerations.................. For U.S. Federal income tax purposes, the
Partnership will be required to report a
loss allocable to the Unitholders of
approximately $10.9 million in connection
with the sale of the Properties and the sale
of certain undeveloped land. As a result,
each taxable Unitholder will recognize a
loss of approximately $158 per Unit, and
each tax-exempt Unitholder will recognize a
loss of approximately $173 per Unit. See
"THE TRANSACTION -- Certain Income Tax
Consequences and Considerations."
Accounting Treatment.............. For financial reporting purposes, the Sale
will be treated as a sale of properties. See
"THE TRANSACTION -- Accounting Treatment."
5
<PAGE>
Regulatory Matters................ No Federal or State regulatory requirements
must be complied with or approvals obtained
in connection with the Transactions.
ACTION BY CONSENT
Record Date; Units
Entitled to Consent............. Unitholders of record at the close of
business on September 1, 1996, are entitled
to execute an action by written consent. At
such date, there were 66,555 Units
outstanding, each of which will entitle the
record owner thereof to one vote.
Purpose of the Action............. Written consents are being solicited to
approve (a) the sale of the Properties,
which comprise substantially all of the
assets of the Partnership (the "Sale"),
other than certain undeveloped land, and the
sale of such undeveloped land on such terms
and conditions as the Managing General
Partner may determine and (b) the complete
liquidation and dissolution of the
Partnership and the distribution of the
assets of the Partnership in accordance with
the Partnership Agreement, other than such
assets as are set aside to provide for the
payment of all liabilities of the
Partnership (the "Liquidation," and together
with the Sale and the sale of the
undeveloped land, the "Transaction").
Votes Required.................... The approval of the Transaction will require
the written consent of Unitholders of record
holding a majority of all outstanding Units
of the Partnership entitled to consent
thereto. Such approval will constitute the
approval of the Partnership.
6
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
SELECTED HISTORICAL FINANCIAL DATA
The following selected historical financial data for each of the years in
the five-year period ended December 31, 1995 and the six months ended June 30,
1995 and 1996, has been derived from the Partnership's financial statements. The
selected financial data set forth below should be read in conjunction with the
financial statements and related notes thereto included in the Partnership's
Annual Report on Form 10-K for the year ended December 31, 1995 and the
unaudited financial statements and related notes thereto included in the
Partnership's Quarterly Report on Form 10-Q for the quarter ended June 30, 1996,
copies of which are attached hereto.
<TABLE>
<CAPTION>
Six Months ended
Year ended December 30, June 30,
-------------------------------------------------------------------------- ---------------------------
1995 1994 1993 1992 1991 1996 1995
<S> <C> <C> <C> <C> <C> <C> <C>
Rental income $ 1,945,915 $ 1,837,381 $ 1,584,984 $ 1,407,964 $ 1,443,283 $ 938,242 $ 963,857
Provision
for loss on
impairment
of assets $ 900,000 -- $ 800,000 $ 484,000 $ 6,858,000 -- --
Net income
(loss) $ (717,009) $ 276,355 $ (667,213) $ (688,472) $ (7,219,794) $ 130,689 $ 151,981
Net income
(loss) per
Unit $ (11.51) $ 3.17 $ (10.75) $ (10.76) $ (107.94) $ 1.81 $ 1.79
Total assets $ 13,635,938 $ 14,858,287 $ 15,616,124 $ 16,885,088 $ 18,158,889 $ 13,166,616 $ 14,692,209
Total
Unitholder
distributions $ 582,846 $ 740,757 $ 615,634 $ 427,283 $ 662,386 $ 878,067 $ 291,325
Unitholder
distributions
paid per
Unit $ 8.76 $ 11.13 $ 9.25 $ 6.42 $ 9.95 $ 13.19 $ 4.38
</TABLE>
7
<PAGE>
ACTION BY CONSENT
GENERAL
This Consent Statement is being furnished on behalf of the Partnership to
the holders of the limited partnership interests of the Partnership in
connection with the solicitation of consents by PB Properties, as Managing
General Partner of the Partnership.
This Consent Statement and accompanying form of Consent Card is first being
mailed to Unitholders on or about September 18, 1996.
MATTERS TO BE CONSIDERED
Consents are being solicited to approve a proposal involving the sale of
the Properties which comprise substantially all of the assets of the
Partnership, the sale of certain undeveloped land on such terms as the Managing
General Partner may determine, and the distribution of the assets (which
following the Sale and the sale of the undeveloped land will consist principally
of cash and cash equivalents) of the Partnership, other than such assets as are
set aside to provide for the payment of liabilities of the Partnership, and the
complete liquidation and dissolution of the Partnership.
RECOMMENDATIONS OF THE GENERAL PARTNERS
The General Partners have approved the sale of the Properties, the sale of
certain undeveloped land held by the Partnership on such terms and conditions as
the Managing General Partner may determine, and the complete liquidation and
dissolution of the Partnership and recommend that Unitholders consent to the
Transaction. See "THE TRANSACTION -- Background of the Sale of the Properties;
Recommendation of the General Partners."
ACTION BY CONSENT; RECORD DATE
The record date has been fixed as September 1, 1996, (the "Record Date")
for the determination of Unitholders entitled to consent with respect to the
Transaction. As of the close of business on the Record Date, there were 66,555
Units outstanding and entitled to consent, which Units were held by 4,270
Unitholders of record. Each Unitholder of record at the close of business on the
Record Date is entitled to consent on the Transaction and cast one vote for each
Unit held by returning a properly executed Consent Card.
The consent of Unitholders who are the record holders of a majority of all
outstanding Units entitled to vote thereon is required to approve the
Transaction. Under applicable law, in tabulating the vote for any matter,
abstentions and broker non-votes will have the same effect as votes against the
Transaction.
8
<PAGE>
CONSENTS
This Consent Statement is being furnished to Unitholders in connection with
the solicitation of consents by and on behalf of the Partnership.
Any consent given pursuant to this solicitation may be revoked by the
person giving it at any time before 10:00 a.m. New York time on Friday,
October 18, 1996 (unless the time for responses is extended), by sending a
written notice of such revocation to the Partnership's consent solicitor, Morrow
& Co., Inc., so that such notice arrives before such time. Any written notice of
revocation or subsequent consent should be sent to Morrow & Co., Inc., 909 Third
Avenue, 20th Floor, New York, New York 10022.
Under applicable law and the Amended and Restated Certificate and Agreement
of Limited Partnership of the Partnership (the "Partnership Agreement") any
matter upon which the Unitholders are entitled to act may be submitted to the
Unitholders for a vote by written consent without a meeting.
The Partnership has retained Morrow & Co., Inc. to aid in the solicitation
of consents for a fee of approximately $3,500, plus expenses. In addition to
solicitation by use of the mails, officers, directors and employees of PB
Properties or its affiliates may solicit consents in person or by telephone,
telegram or other means of communication. Such officers, directors and employees
will not be additionally compensated, but may be reimbursed for reasonable
out-of-pocket expenses in connection with such solicitation. All costs and
expenses of this solicitation, including the cost of preparing and mailing this
Consent Statement, will be borne by the Partnership.
UNITHOLDERS SHOULD NOT SEND ANY UNIT CERTIFICATES WITH THEIR CONSENT CARDS.
THE TRANSACTION
DESCRIPTION OF THE PARTNERSHIP
The Partnership was formed to acquire, develop, own and operate
self-storage and business center facilities. In December 1986, the Partnership
completed an offering through which it sold 66,555 Units, representing gross
proceeds to the Partnership of approximately $33.3 million. The Partnership will
terminate on December 31, 2010 unless terminated sooner under the provisions of
the Partnership Agreement.
The Partnership invested in and owns and operates the Properties, which
consist of nine properties, five of which are commercial real estate properties
consisting of office/warehouse, mini-warehouse and retail facilities, and four
of which are unimproved properties.
9
<PAGE>
Excepted from the Properties are two parcels of undeveloped land. The first
parcel consists of .5199 acres of vacant land on the west side of Williams Road,
approximately 1,800 feet south of John T. White Road in Forth Worth, Texas. The
site has approximately 147 feet of frontage along the west side of Williams
Road. The property is zoned C-Multi-Family. The property was appraised as of
September 30, 1994 at $11,000.
The second tract consists of .7662 acres of vacant land located on the
north side of Beltline Road, approximately 180 feet east of Surveyor Boulevard
in Addison, Texas. The property has approximately 191 feet of frontage along the
north side of Beltline Road. The property is zoned I-1, Industrial District. The
property was appraised as of September 30, 1995 at $425,000.
In seeking to sell these parcels of undeveloped land, the Managing General
Partner makes no assurances as to its success in selling them or as to the
purchase prices therefor.
GENERAL PARTNERS OF THE PARTNERSHIP
The general partners of the Partnership are PB Properties, the Managing
General Partner, and George S. Watson and A. Starke Taylor, III, the Individual
General Partners (collectively, the "General Partners").
BACKGROUND OF THE SALE OF THE PROPERTIES
In late 1995, the General Partners of the Partnership considered seeking
bids for the Properties and the undeveloped land, and, assuming acceptable bids
were received, entering into agreements to sell the Properties subject to
limited partner approval, obtaining limited partner approval, and, after the
sale, liquidating the Partnership. At such time Messrs. Watson and Taylor
reiterated their view as had previously been expressed to the Managing General
Partner that Watson & Taylor Management, Inc. could achieve better results
managing the Properties than those achieved by the Buyer, leading to higher cash
flow for the Partnership. Therefore, Messrs. Watson and Taylor believed that it
would be in the best interests of the Partnership that management of the
Properties be transferred to their management company and, after results
improved, to then sell the Properties. The Managing General Partner did not
agree with these views and believed that, for the reasons stated in the next
paragraph, this was an excellent time to sell the Properties. The Managing
General Partner informed Watson and Taylor that it would not agree to transfer
management of the Properties to Watson & Taylor Management, Inc. Based on the
Managing General Partner's position, Watson and Taylor concluded that the best
interests of the Partnership would be served by proceeding with a sale of the
Properties if fair prices could be obtained.
The Partnership then retained Stanger to provide advice with respect to a
possible sale of the Properties and liquidation of the Partnership. Stanger
advised the General Partners that the market for the sale of self-storage
properties was favorable, based on, among other things, (i) strong performance
trends in the self-storage industry, (ii) bullish expectations among
self-storage buyers and investors, (iii) increasing economic viability of
self-storage development activity in many areas, and the consequent potential
future negative impact on occupancies and rental rates for existing facilities,
(iv) a very high level of availability of
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equity capital and currently deep pool of buyers with budgeted acquisition
capital targeting self-storage properties, (v) re-emergence of lending activity
and debt capital to the self-storage market, (vi) favorable trends in
acquisition parameters of major buyers and a resulting increase in property
values and (vii) increased ability to market properties on favorable terms.
Accordingly, based in part on such information, as well as, (i) current
market conditions appearing favorable for a sale, (ii) the original business
plan for the Partnership being consistent with a sale at approximately such time
and (iii) the General Partners ability to evaluate bids before committing to a
sale, the General Partners determined to seek bids for the Properties.
On December 18, 1995, the Partnership, as well as Prudential-Bache/Watson &
Taylor, Ltd.-I, Prudential-Bache/Watson & Taylor, Ltd.-2 and
Prudential-Bache/Watson & Taylor, Ltd.-3 (three other partnerships formed by the
General Partners to invest primarily in similar properties) (the "Other
Partnerships") announced that they were soliciting bids for their properties,
invited interested parties to bid on any or all of the properties held by such
partnerships and announced that, if acceptable bids were received by a
partnership, the partnership would enter into agreements to sell the properties,
subject to the approval of its limited partners. If so approved, the partnership
would liquidate and distribute its net assets to its partners.
The Partnership then retained Stanger as its financial advisor. The
Partnership and its advisor contacted approximately 100 potential bidders
concerning the possible sale of the Properties, of whom approximately 35
returned executed confidentiality agreements, and were each sent an offering
package which contained business and financial information pertinent to the
Properties and the properties of the Other Partnerships.
The Partnership received eleven bids to purchase some or all of the
Properties. The terms and conditions of each bid were reviewed based upon
certain factors which the Partnership had instructed bidders were especially
important. Such factors included, but were not limited to, price, certainty of
closing (including the definiteness of financing and financial capability of the
bidder), the existence of potential downward adjustments to the purchase price
in the bid as a result of due diligence or claims by the Buyer, including but
not limited to reductions in purchase price for any structural repairs, capital
costs and deferred maintenance items, and the absence of closing contingencies
of the sale relating to the purchase of assets of any of the Other Partnerships.
As a result of this review and discussions with bidders, the terms of
certain bids were modified. Among the bids reviewed was a bid from a private
company for the assets of the Partnership and all the assets of the Other
Partnerships in which the nominal amount of the offer allocated to the
Partnership's Properties exceeded the Buyer's offer. However, the bidder had not
visited the properties, indicated the bid was subject to potential reductions
following a due diligence physical review of the properties and a review by its
accountants of financial information related to the Properties, and subsequently
indicated that its bid was contingent on the acquisition of all the assets of
the Other Partnerships as well as the Partnership. In addition, the bidder
failed to provide sufficient evidence of its ability to finance the acquisition.
When informed that its offer for the properties of two of the Other
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Partnerships would not be accepted, the bidder withdrew its bid for the
Partnership's Properties.
During the course of these reviews and discussions, the Buyer, which had
not previously submitted a bid for the Properties, submitted a bid for the
Properties, as well as bids for substantially all of the properties held by the
Other Partnerships.
Each of these bids was conditioned on the acceptance of the Buyer's other
bids. The Partnership negotiated with the Buyer regarding price separately from
the Other Partnerships. Each partnership insisted that the price offered for its
properties by the Buyer be higher than any other bona fide bid received by such
partnership. In addition, each partnership insisted that the price to be paid
for its properties not be affected by the price to be paid for the properties of
any other partnership. Each partnership also insisted that, once signed, the
contract with it not be conditioned on the contract entered into by any other
partnership, and that the termination of one contract would not have any affect
on any other contract. The Contract of Sale is not conditioned on any contract
with any Other Partnership, consistent with the original guidelines provided to
bidders. The Buyer's proposal was the most favorable received for the
Properties.
The Buyer is an equity real estate investment trust ("REIT") organized as a
corporation under the laws of the State of California. The Buyer is a fully
integrated, self-administered and self-managed REIT that acquires, develops,
owns and operates self-service mini-warehouse facilities. The Buyer is the
largest owner and operator of mini-warehouses in the United States. The offices
of the Buyer are located at 701 Western Avenue, Glendale, CA 91203 and its
telephone number is (818) 244-8080.
The Buyer (or a predecessor) has been the manager of the day-to-day
operations of the Properties, as well as certain properties held by the Other
Partnerships, since 1988.
The Buyer has entered into contracts with the Other Partnerships under
which each of the Other Partnerships would sell its properties to the Buyer
(other than, in certain cases, undeveloped land owned by such partnerships).
RECOMMENDATIONS OF THE GENERAL PARTNERS
The General Partners of the Partnership, believe that the Sale is fair and
reasonable to the Unitholders, and recommend that the Unitholders approve the
Transaction. In arriving at their determination, the General Partners considered
each of the factors discussed below:
(i) Their belief that current market conditions are favorable for the sale
of the Properties.
(ii) The timing of the Sale is consistent with the anticipated holding
period for Units set forth in the initial offering.
(iii) The Sale and liquidation provides liquidity to Unitholders.
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(iv) The price and terms agreed to by the Buyer are the result of a
competitive bidding process and are the most favorable available to
the Partnership, based upon the bidding process described above under
"--Background of the Sale of the Properties."
(v) The purchase price exceeds the aggregate appraised value of the
Properties, as determined by Cushman & Wakefield, an independent,
third-party appraisal firm (see "--Fairness Opinion and Appraisals").
(vi) The fairness opinion of Stanger that the consideration to be received
in the Sale is fair from a financial point of view to the Partnership,
described below under "--Fairness Opinion and Appraisals."
(vii) The terms and conditions of the Contract of Sale, as described under
"THE CONTRACT OF SALE." In particular, the fact that the Buyer's
obligations are not subject to obtaining financing. If the Buyer were
to terminate its obligations, it would forfeit the $915,750
Downpayment. Further, the Contract of Sale limits claims that the
Buyer can make against the Partnership. Finally, the Contract of Sale
can be terminated by the Partnership if the Partnership receives and
accepts an unsolicited better offer for the Properties, although the
Partnership would then be obligated to return the Downpayment and pay
an additional $231,990 (plus expenses up to $15,000) to the Buyer. A
termination fee would also be payable if Unitholder approval is not
obtained and a contract or letter of intent to sell the properties at
a price exceeding the Purchase Price is entered into within 180 days
of the termination of the Contract of Sale.
Unitholders should be aware that, if the Sale is consummated, the
Partnership would not receive the benefits of any potential increases in cash
flow or values of the Properties following the Sale.
The General Partners found it impracticable to, and therefore did not,
quantify or otherwise assign specific or relative weights to the above factors
in its consideration of the Contract of Sale, and instead, considered the
various above factors in their totality.
FAIRNESS OPINION AND APPRAISALS
FAIRNESS OPINION FROM STANGER
Stanger was engaged by PB Properties on behalf of the Partnership, in its
capacity as Managing General Partner of the Partnership, to provide financial
advisory services and to render an opinion as to the fairness to the Partnership
from a financial point of view of the consideration to be received in the Sale.
The full text of the Opinion, which contains descriptions of the assumptions and
qualifications made, matters considered and limitations on the review and
opinion, is set forth in Annex B to this Proxy Statement and should be read in
its entirety. Certain of the material assumptions, qualifications and
limitations to the fairness opinion are set forth below. The summary set forth
below does not purport to be a complete description of the analysis used by
Stanger in rendering the fairness opinion. Arriving at a
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fairness opinion is a complex analytical process not necessarily susceptible to
partial analysis or amenable to summary description.
In connection with its analysis, Stanger made certain assumptions,
described more fully below, which the Partnership advised Stanger it would be
reasonable to make. The Partnership imposed no conditions or limitations on the
scope of Stanger's investigation or with respect to the methods and procedures
to be followed in rendering the fairness opinion. The Partnership has agreed to
indemnify Stanger against certain liabilities arising out of its engagement to
render financial advisory services and to prepare and deliver the fairness
opinion.
EXPERIENCE OF STANGER - Stanger, founded in 1978, has provided information,
research, investment banking and consulting services to clients throughout the
United States, including major New York Stock Exchange firms and insurance
companies and over 70 companies engaged in the management and operation of
partnerships and real estate investment trusts. The investment banking
activities of Stanger include financial advisory services, asset and securities
valuations, asset sale transaction structuring and negotiation, industry and
company research and analysis, litigation support and expert witness services,
and due diligence investigations in connection with both publicly registered and
privately placed securities transactions.
Stanger, as part of its investment banking business, is regularly engaged
in the valuation of businesses and their securities in connection with mergers,
acquisitions, reorganizations and for estate, tax, corporate and other purposes.
In particular, Stanger's valuation practice principally involves partnerships,
partnership securities and the assets typically owned through partnerships
including, but not limited to, real estate, oil and gas reserves, cable
television systems and equipment leasing assets.
SUMMARY OF MATERIALS CONSIDERED - In the course of Stanger's analysis to
render its opinion regarding the Sale, Stanger: (i) reviewed the Contract of
Sale and this Consent Statement, (ii) reviewed the Partnership's Annual Reports
on Form 10-K for the years ending December 31, 1993, 1994 and 1995 and the
Partnership's Quarterly Reports on Form 10-Q for the quarters ended March 31,
1996 and June 30, 1996, (iii) reviewed the Appraisals of the Properties prepared
by Cushman & Wakefield ("Cushman & Wakefield"), an independent appraisal firm,
as of September 30, 1995, (iv) reviewed summary historical operating statements
for each of the Properties for 1995 and the first six months of 1996 and budgets
for 1996, (v) performed site inspections of each of the Properties owned by the
Partnership, (vi) reviewed information regarding purchases and sales of
self-storage/office-warehouse properties and other information relating to
acquisition criteria for self-storage/office-warehouse properties, (vii)
discussed with management of the Partnership conditions in
self-storage/office-warehouse property markets, conditions in the market for
sales/acquisitions of properties similar to those owned by the Partnership,
current and projected operations and performance, and the financial condition of
the Partnership and (viii) conducted such other studies, analyses, inquiries and
investigations as Stanger deemed appropriate.
SUMMARY OF ANALYSIS - The following is a summary of certain reviews
conducted by Stanger in connection with and in support of its fairness opinion.
The summary of the
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Opinion and analysis of Stanger set forth in this Proxy is qualified in its
entirety by reference to the full text of such Opinion.
Review of Method of Sale. Stanger observed that the portfolio of Properties
owned by the Partnership was offered for sale pursuant to a competitive bidding
process. Potential purchasers were identified based on a review of certain real
estate industry publications, a review of publicly traded real estate investment
trusts, and industry contacts. Prospective buyers were identified based on such
factors as type of properties owned or managed, geographical location of current
portfolio, and disclosed acquisition objectives. Based on this process,
approximately 100 prospective purchasers were identified and contacted regarding
their interest in the Properties.
A confidential memorandum describing each Property was prepared, which
included a physical description, photographs, available site plans, location
maps, market area demographics and, where applicable, unit configuration, gross
potential income, historical physical occupancy, and a summary of financial
information. As a result of the process described above, 35 confidential
memorandums were distributed to prospective buyers after receipt of
confidentiality agreements. Eleven bidders submitted proposals to purchase some
or all of the Properties of the Partnership. Bids were evaluated both on an
individual property basis and on a portfolio basis.
Review of Appraisals and Purchase Price - In preparing its opinion, Stanger
relied in part upon the Appraisals of the Partnership's portfolio of properties
which were prepared as of September 30, 1995 by Cushman & Wakefield. Stanger
observed the Appraisals were certified by a Member of the Appraisal Institute
and were conducted utilizing the income approach and/or the sales comparison
approach to establish value. In addition, Stanger observed that in the course of
conducting the Appraisals, Cushman & Wakefield collected and analyzed local
market data, including but not limited to, rental rates at competing properties
and/or capitalization rates and/or prices per unit or prices per square foot or
prices per acre paid in actual sales transactions involving similar type
properties in the general market area of each Property. Stanger observed the
aggregate appraised value of the Properties owned by the Partnership and to be
sold to the Buyer was $12,165,000.
Stanger observed that the Purchase Price is $12,210,000 and that such
amount is $45,000 greater than the appraised value of $12,165,000 based on
independent appraisals prepared by Cushman & Wakefield as of September 30, 1995.
The Purchase Price, at $12,210,000, thus represents a 0.4% premium to the sum of
the appraised values.
CONCLUSIONS - Based on the foregoing, Stanger concluded that, based upon
its analysis and assumptions, and as of the date of the fairness opinion, the
consideration to be received in the Sale is fair to the Partnership from a
financial point of view.
ASSUMPTIONS - In evaluating the Sale, Stanger relied upon and assumed,
without independent verification, the accuracy and completeness of all financial
and other information contained in the Consent Statement or that was furnished
or otherwise communicated to Stanger. Stanger did not perform an independent
appraisal of the assets and liabilities of the Partnership and relied upon and
assumed the accuracy of the Appraisals. Stanger also relied on the assurances of
the Managing General Partner that any financial statements, projections,
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budgets, or value estimates contained in the Consent Statement or otherwise
provided to Stanger were reasonably prepared on a basis consistent with actual
historical experience and reflecting the best currently available estimates and
good faith judgments; that no material changes have occurred in the appraised
value of the portfolio or the information reviewed between the date of the
Appraisals or the date of other information provided and the date of the
opinion; and that the Managing General Partner is not aware of any information
or facts that would cause the information supplied to Stanger to be incomplete
or misleading in any material respect.
In connection with preparing the fairness opinion, Stanger was not engaged
to, and consequently did not, prepare any written report or compendium of its
analysis for internal or external use beyond the analysis set forth in Annex B.
Stanger does not intend to deliver any additional written summary of the
analysis.
COMPENSATION; PRIOR RELATIONSHIPS - For rendering financial advisory
services with respect to the sale of the Partnership's portfolio and preparing
the fairness opinion in connection with the Sale, Stanger is being paid a fee of
$192,100 by the Partnership, a substantial portion of which is contingent upon
the closing of the Sale. Stanger will also receive fees from the Other
Partnerships totalling $939,300 for financial advisory services and preparing
fairness opinions in connection with the sale of their assets. In addition,
Stanger will also be reimbursed for certain out-of-pocket expenses, including
legal fees, and will be indemnified against certain liabilities including
certain liabilities under the Federal securities laws. During the past two
years, Stanger has rendered certain consulting services to the Partnership and
its affiliates and the Other Partnerships, for which it has received customary
compensation aggregating $262,918. Stanger has also rendered financial advisory
services to REIT affiliates of the Buyer during the past two years, for which it
has received customary compensation aggregating $334,086.
LIMITATIONS AND QUALIFICATIONS - Stanger was not requested to, and
therefore did not: (i) select the method of determining the consideration
offered in the Sale, (ii) make any recommendation to Limited Partners whether to
approve or reject the Sale or (iii) express any opinion as to the business
decision to effect the Sale, alternatives to the Sale or tax factors resulting
from the Sale. Stanger's opinion is based on business, economic, real estate and
securities markets, and other conditions as of the date of its analysis. Events
occurring after that date may materially affect the assumptions used in
preparing the Opinion. See "--Background of the Sale of the Properties."
Among the factors considered in its selection were Stanger's experience in
connection with self-storage assets and mergers, acquisitions and
reorganizations of real estate partnerships and its expertise in real estate
valuations and transactions.
CUSHMAN & WAKEFIELD APPRAISAL REPORTS
Various subsidiaries of Cushman & Wakefield, Inc. completed individual
appraisal reports on each Property as of September 30, 1995. The term Cushman &
Wakefield shall mean the particular subsidiary which prepared the appraisal
report. Property inspections were conducted and included discussions with
on-site managers. Appraisers also conducted market research regarding local and
regional economic conditions, competitive self-storage/office
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warehouse/office showroom properties (existing and potential) and recent
comparable sales transactions. The sum of the individual appraised values of the
Properties in the reports is $12,165,000.
In each appraisal, Cushman & Wakefield used the Sales Comparison Approach
and/or the Income Approach to develop a market value estimate for each property,
except for one property wherein Cushman & Wakefield concluded that the Sales
Cost Approach was not appropriate due to the lack of sufficient comparable sales
data. The Cost Approach was not used due to the difficulty in quantifying the
various forms of obsolescence and, in addition, because it is generally
recognized that market participants do not rely on the Cost Approach in making
their investment decisions.
LAND VALUATION METHODOLOGY. While there are several methods that may be
employed to estimate the value of undeveloped land parcels, the Sales Comparison
Approach is generally considered to be the best approach when there is
sufficiently comparable sales data to draw a meaningful conclusion. The Sales
Comparison Approach was utilized in evaluating the Partnership's undeveloped
land parcels.
SALES COMPARISON APPROACH. Cushman & Wakefield utilized the Sales
Comparison Approach as one of two methods to estimate the market value of each
Property. The basic steps involved in the Sale Comparison Approach are: (i)
research recent, relevant property sales and current offerings throughout the
competitive area; (ii) select and analyze those properties considered most
similar to the property appraised considering changes in economic conditions
that may have occurred between the sale date and the date of value, and other
physical, functional or locational factors; (iii) identify sales which include
favorable financing and calculate the cash equivalent price; (iv) reduce the
sale prices to common units of comparison such as the price per square foot of
building area, and the effective gross income multiplier; (v) make appropriate
comparative adjustments to the prices of the comparable properties to relate
them to the property being appraised; and (vi) interpret the adjusted sales data
and draw a logical value conclusion.
For each of the eight appraisals which utilized the Sales Comparison
Approach, the sales prices inherent in the comparable sales transactions were
reduced to those common units of comparison used by buyers and sellers to
analyze improved or unimproved properties. The two primary units of comparison
developed by Cushman & Wakefield were the sales price per square foot, or sales
price per acre in the case of certain unimproved land parcels, and the effective
gross income multiplier (EGIM) methods of analysis.
INCOME APPROACH. Cushman & Wakefield also employed the Income Approach in
developing a market value estimate for each of the five developed properties. In
utilizing the Income Approach, Cushman & Wakefield developed an unleveraged
discounted cash flow analysis for each property based upon an eleven year cash
flow forecast inclusive of the estimated proceeds from a hypothetical sale at
the end of the tenth year period. The estimated proceeds from the hypothetical
sale at the end of the ten year holding period were based upon the eleventh
year's net operating income from the property.
The basis for the growth rates which were applied to the revenues and
expenses of the properties in the portfolio included the following
considerations: Cushman & Wakefield's
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analysis of the historical operating performance of the properties; Cushman &
Wakefield's internal database of revenues and operating expenses for other
comparable properties; and Cushman & Wakefield's analysis of the probable market
conditions which would affect the revenues and operating expenses for each of
the properties.
The basis for the discount rate utilized by Cushman & Wakefield includes
the following: Cushman & Wakefield's internal database for comparable
properties; Cushman & Wakefield's regular, periodic survey of more than 20
institutional owners of properties; and publicly available, published real
estate industry statistics.
Cushman & Wakefield is a commercial real estate company which provides a
broad array of services to its domestic and international clients. Cushman &
Wakefield and affiliates have offices nationwide covering most of the major real
estate markets, and its business activities include commercial leasing, tenant
representations, appraisals and valuations, feasibility studies, sales and
financings of income-producing properties, real estate advisory and consulting
services, property management and market research. Cushman & Wakefield has, from
time to time, provided services to PB Properties and its affiliates, and may do
so in the future. As compensation for its services in connection with the
appraisals, the Partnership paid the various Cushman & Wakefield companies which
prepared the reports fees totalling $33,000 and reimbursed them for their
out-of-pocket expenses.
An appraisal is only an estimate of value, as to the specific date stated
in the appraisal, and is subject to the assumptions and limiting conditions
stated in the report. As an opinion, it is not a measure of realizable value and
may not reflect the amount which would be received if the property was sold.
Reference should be made to the entire appraisal report. Copies may be obtained
at the reasonable cost of document reproduction upon written request to
Prudential-Bache/Watson & Taylor, Ltd.-4, Property Appraisals, One Seaport
Plaza, New York, New York 10292-0116.
CERTAIN INCOME TAX CONSEQUENCES AND CONSIDERATIONS
General
The following discussion summarizes the general estimated Federal income
tax consequences arising from the consummation of the Sale and provides a
general overview of certain State income tax considerations. This summary is not
intended to and should not be considered an opinion respecting the Federal or
State income tax consequences to a particular Unitholder. Due to the complexity
of the tax issues involved, Unitholders are urged to consult with their personal
tax advisors regarding their individual circumstances and the tax reporting
consequences of the transaction.
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Based upon the description of the Sale and the sale of certain undeveloped
land contained in this Consent Statement, and assuming the Sale and the sale of
the undeveloped land are consummated on September 30, 1996, the Partnership's
independent accountants have advised the Partnership that THE SALE AND THE SALE
OF THE UNDEVELOPED LAND WILL RESULT IN A TOTAL LOSS ALLOCABLE TO THE UNITHOLDERS
FOR FEDERAL INCOME TAX PURPOSES IN 1996 OF APPROXIMATELY $10.9 MILLION OR AN
AVERAGE OF APPROXIMATELY $158 PER UNIT FOR A TAXABLE UNITHOLDER AND AN AVERAGE
OF APPROXIMATELY $173 PER UNIT FOR A TAX-EXEMPT UNITHOLDER. Approximately $5.6
million of such loss (or an average of approximately $81 per Unit for a taxable
Unitholder and an average of approximately $89 per Unit for a tax-exempt
Unitholder) will represent Section 1231 Loss (defined below) and approximately
$5.3 (or an average of approximately $77 per Unit for a taxable Unitholder and
an average of approximately $84 per Unit for a tax-exempt Unitholder) will
represent capital loss. However, due to varying admission dates and the
operation of the Partnership Agreement, the actual amount of recognized loss
that is allocated to a Unit will depend upon a Unitholder's admission date.
The summary is based upon the Internal Revenue Code of 1986, as amended
(the "Code"); existing final, temporary and proposed Treasury regulations
thereunder (the "Regulations" or "Treas. Reg. ss."); published rulings and
practices of the Internal Revenue Service (the "IRS"); and court decisions, each
as currently in effect. There can be no assurance that the IRS will agree with
the conclusions herein or that future legislation or administrative changes or
court decisions will not significantly modify the Federal income tax law
regarding the matters described herein, potentially with retroactive effect.
This summary does not discuss all the Federal income tax aspects of the
Transaction that may be relevant and material to a particular Unitholder in
light of the Unitholder's personal circumstances, or to certain types of
Unitholders subject to special treatment. For example, insurance companies,
subchapter S corporations, partnerships, pension and profit-sharing plans,
tax-exempt organizations, non-U.S. taxpayers and others may be subject to
special rules not discussed below.
Partnership Status
Under current law, a "partnership" is not a taxable entity and incurs no
Federal income tax liability. Instead, each partner is required to take into
account in computing their own income tax liability their own allocable share of
the partnership's items of income, gain, loss, deduction and credit (hereinafter
referred to as "income or loss"). The distribution of cash attributable to
partnership income is generally not a separate taxable event. This tax
treatment, however, depends entirely upon the Partnership's classification as a
"partnership" (rather than an "association taxable as a corporation") for
Federal income tax purposes. This summary assumes, and PB Properties believes,
that the Partnership has been and will continue to be properly classified as a
"partnership" for Federal income tax purposes, but no assurance can be given to
Limited Partners that this will continue to be true and no opinion of counsel or
of the Partnership's independent accountants or ruling from the IRS is currently
being sought with respect to this partnership status issue.
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Federal Income Tax Consequences
A sale of the Properties would have certain tax implications to the
Unitholders that should be considered.
Based on its terms, the Sale and the sale of the undeveloped land will
result in the Partnership's recognition of a loss for Federal income tax
purposes, which in turn will cause the Partnership's partners to be allocated
such loss.
The potential tax consequences to the Unitholders, assuming the Sale and
the sale of the undeveloped land are consummated on September 30, 1996, are
discussed below.
Generally, the sale or other disposition of a property for an "amount
realized" which is less than the "adjusted basis" of such property will result
in the recognition of taxable loss by the taxpayer. The amount realized is
ordinarily the selling price reduced by the expenses of sale. The "adjusted
basis" of property is its cost (including nondeductible capital expenditures
made by the taxpayer at the time of purchase) or other basis in the hands of the
taxpayer with certain additions or subtractions for expenditures, transaction
costs or recoveries of capital during the period of time from acquisition of the
property until the sale or other disposition. To determine the gain or loss on
the sale or other disposition of property the initial cost basis must be (i)
adjusted upward or increased to include the cost of expenditures for capital
expenditures such as improvements, betterments, commissions and other
nondeductible charges; and (ii) adjusted downward or decreased by (a) items that
represent a return of capital and (b) depreciation and amortization.
Under Section 1231 of the Code (which deals with gains and losses from the
sale or exchange of business property), to the extent that a taxpayer's Section
1231 Gains for any taxable year from all sources exceed such taxpayer's Section
1231 Losses (defined below) from all sources for the year, subject to certain
exceptions (such as depreciation recapture discussed below), such net Section
1231 Gain (subject to the 5-year rule stated below) shall be treated as a
long-term capital gain. However, Section 1231 Gain shall be treated as ordinary
income to the extent of prior Section 1231 Losses from any source that were
treated as ordinary in any of the previous five years. Section 1231 Gains are
those gains arising from the sale or exchange of "Section 1231 Property" which
means (i) depreciable assets used in a trade or business, or (ii) real property
used in a trade or business, which are held for more than one year. Conversely,
Section 1231 Losses are those losses arising from the sale or exchange of
Section 1231 Property. If Section 1231 Losses exceed Section 1231 Gains, such
losses would be treated as ordinary losses.
Under Sections 1245 and 1250 of the Code (which deal with depreciation
recapture), a portion of the amount allowed as depreciation expense with respect
to Section 1231 Property may be "recaptured" as ordinary income upon sale or
other disposition of personal or real property rather than as long-term capital
gains ("Section 1245 Gain" and "Section 1250 Gain" respectively). Sections 1245
and 1250 Gains are taxed at the marginal ordinary income tax rate of the
taxpayer as opposed to the 28% individual capital gains rate. The Partnership
will have minimal, if any, Section 1245 Gain and Section 1250 Gain as a result
of the Sale.
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Under Section 702(a)(3) of the Code (which generally deals with the "pass
through" tax items from a partnership to its partners), a partnership is
required to separately state, and the partners are required to account
separately, for their distributive share of all gains and losses. Each
Unitholder's allocable share of Section 1245 Gain, Section 1250 Gain, Section
1231 Loss, capital loss, and Partnership net taxable income or loss will be
reflected on their own 1996 Schedule K-1.
Net long-term capital gains of individuals, trusts and estates will be
taxed at a maximum rate of 28%, while ordinary income (such as Section 1245 gain
or Section 1250 gain) will be taxed at a maximum rate depending upon that
Unitholder's taxable income, of up to 39.6%. With respect to net capital losses,
the amount of net long-term capital loss that can be utilized to offset ordinary
income will be limited to the sum of net capital gains from other sources
recognized by the Unitholder during the tax year, plus $3,000 ($1,500 in the
case of a married individual filing a separate return). The excess amount of
such net long-term capital loss may be carried forward and utilized in
subsequent years subject to the same limitations. A corporate Unitholder cannot
deduct net capital losses (i.e., it can only deduct a capital loss to the extent
of its capital gains). A corporation can carry back a capital loss to each of
the three preceding tax years and can carry the loss forward for five years
subject to the same limitations.
While the issue is not free from doubt, the IRS, pursuant to Section 291(a)
of the Code (which generally causes additional depreciation recapture for
corporate taxpayers), would likely require a corporate Unitholder to treat 20%
of the portion of the gain on the Sale allocated to such corporate Unitholder
that would otherwise be Section 1231 Gain as ordinary income to the extent of
depreciation claimed with respect to real property, and the following discussion
and estimates assume such treatment. The total potential amount of Section
291(a) ordinary income recharacterization for a corporate Unitholder is minimal,
if any.
A Unitholder's allocable share of any Partnership loss realized on the sale
of its properties (other than capital loss from the sale of investment
properties) will be subject to the passive activity loss rules. Please consult
your tax advisor regarding the effect that the passive activity loss rules will
have upon your tax situation.
The Partnership expects to make distributions from the Sale proceeds. See
"Market Prices and Distributions--Distributions." This distribution will first
reduce a Unitholder's Federal income tax basis in their own Unit, and, to the
extent the amount of the distribution is in excess of that basis, such excess
will be taxed as a long-term or short-term capital gain, depending on a
Unitholder's holding period. If upon the subsequent termination of the
Partnership a Unitholder has a basis remaining for their own Unit, the amount of
such remaining basis will give rise, in the year of the termination, to a
long-term or short-term capital loss, depending on a Unitholder's holding
period. Such capital loss can be used to offset (i) net Section 1231 Gains that
have not been otherwise recharacterized as ordinary income, and (ii) net capital
gains from all other sources that are recognized in the year of Sale.
Actual gain or loss amounts may vary from the foregoing estimates set forth
above. The foregoing estimate does not take into account the effects, if any, of
any costs associated with Environmental Defects or Title Defects. See "THE
CONTRACT OF SALE--
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Title and Environmental Defects." The foregoing estimate was prepared assuming a
September 30, 1996 closing, although a later closing in 1996 is not expected to
result in material differences.
Certain State Income Tax Considerations
Because each State's tax law varies, it is impossible to predict the tax
consequences to the Unitholders in all the State tax jurisdictions in which they
may be subject to tax. Accordingly, the following is a general summary of
certain common (but not necessarily uniform) principles of State income
taxation. Unitholder's should consult their own tax advisors regarding the State
income tax consequences of the Transaction.
State tax consequences to each Unitholder will depend upon the provisions
of the State tax laws to which the Unitholder is subject. The Partnership will
generally be treated as engaged in business in each of the States in which the
Properties are located, and the Unitholders would generally be treated as doing
business in such States and therefore subject to tax in such State. Most States
modify or adjust the taxpayer's Federal taxable income to arrive at the amount
of income potentially subject to State tax. Resident individuals generally pay
State tax on 100 percent of such State-modified income, while corporations and
other taxpayers generally pay State tax only on that portion of State-modified
income assigned to the taxing State under the State's own apportionment and
allocation rules.
Other
The discussions set forth above are only a summary of the material Federal
income tax consequences of the Transaction to the Unitholders and of certain
State income tax considerations. They do not address all potential tax
consequences that may be applicable to a Unitholder, and may not be applicable
to certain categories of Unitholders, such as non-United States persons,
tax-exempt entities or financial institutions. It also does not address the
State, local or foreign tax consequences of the Transaction. ACCORDINGLY,
UNITHOLDERS SHOULD CONSULT THEIR OWN TAX ADVISORS REGARDING THE SPECIFIC INCOME
TAX CONSEQUENCES OF THE TRANSACTION TO THEM, INCLUDING THE APPLICABILITY AND
EFFECT OF FEDERAL, STATE, LOCAL AND FOREIGN TAX LAWS.
ACCOUNTING TREATMENT
For financial reporting purposes, the transaction will be treated as a sale
of properties and the loss from the sale will be recorded in the Partnership's
Statement of Operations, including all expenses of sale, such as appraisals,
fairness opinion and other professional fees and transfer taxes. Under generally
accepted accounting principles, the Partnership would incur a loss of
approximately $300,000 on the Sale and the sale of the undeveloped land.
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REASON FOR OBTAINING UNITHOLDER APPROVAL
Pursuant to the Partnership Agreement, the sale of all or substantially all
of the Partnership's assets must be approved by holders of a majority of the
outstanding Units.
THE CONTRACT OF SALE
The following is a summary of the material terms of the Contract of Sale.
This summary does not purport to be complete and reference is made to the
Contract of Sale, which is attached to this Consent Statement as Annex A and is
incorporated herein by reference. Defined terms used but not defined herein have
the same meaning as in the Contract of Sale.
THE SALE
The Partnership has entered into the Contract of Sale with the Buyer
pursuant to which it has agreed to sell the Properties to the Buyer for a
purchase price of $12,210,000. The Buyer has made a downpayment of $915,750 (the
"Downpayment"), which is being held by the Escrow Agent. The Contract of Sale
provides that upon the terms and subject to the conditions of the Contract of
Sale, the Closing shall take place three business days following satisfaction of
the conditions to the Closing.
TITLE AND ENVIRONMENTAL DEFECTS
The Contract of Sale provides that the Buyer may, within 20 days of
delivery of certain title reports and related documents with respect to the
Properties, deliver to the Partnership written notice setting forth its
objections to any matters encumbering title to the Properties other than the
Permitted Exceptions (generally, immaterial title defects) (collectively "Title
Defects") and within the time frames set forth below, any Environmental Defects
(generally, hazardous materials located in, on or under any of the Properties in
violation of environmental laws). The Title Defects and the Environmental
Defects are sometimes referred to herein as, the "Defects." With respect to
Title Defects the Partnership shall have the option to (i) cure any or all of
the Title Defects prior to Closing, (ii) remove such Property from the
transaction and adjust the Purchase Price by the allocated value of the affected
Property, (iii) grant the Buyer a credit against the Purchase Price equal to the
cost to cure such Title Defects or (iv) terminate the Contract of Sale, in which
latter event, provided that the Buyer is not in default, the Downpayment,
together with any interest thereon, shall be returned to the Buyer. With respect
to any Environmental Defect, the Partnership shall have the option to (i) cure
any or all of the Environmental Defects prior to Closing or (ii) grant the Buyer
a credit against the Purchase Price equal to the cost to cure such Environmental
Defects. If the cost to correct any Environmental Defect exceeds 10% of the
allocated value of the affected Property, the Partnership shall have the option
to remove such affected Property from the transaction and adjust the Purchase
Price by such allocated value.
The Contract of Sale provides that (i) the Partnership shall have the right
to adjourn the Closing Date for such reasonable period, not to exceed sixty
days, as shall be necessary to cure any such Defect and (ii) the Partnership
shall have the right, subject to the
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terms and conditions hereof, to cause the Closing to take place with respect to
the other Properties and then to cause the Closing to take place with respect to
the affected Property within such reasonable period, not to exceed thirty days,
as shall be necessary to cure any such Defect.
In order to establish an Environmental Defect, the Buyer shall be required
to deliver to the Partnership on or prior to 10 days after (i) the Buyer's
receipt of the Phase I environmental site assessment for each Property or (ii)
if applicable, the Buyer's receipt of a final Phase II environmental assessment
for any Property, a report reasonably detailing any Environmental Defect. The
Buyer and the Partnership have agreed to make reasonable efforts to agree as to
the existence of and the cost to cure any Environmental Defect. If the Buyer and
the Partnership do not agree on the foregoing within 15 days after the
Partnership's receipt of the Buyer's notice described above, then the parties
shall submit the matter to binding arbitration.
Other than the aforementioned Title and Environmental Defects, the Contract
of Sale calls for the sale of the Properties in an "As Is, Where Is" condition,
with no further adjustment to the purchase price for structural repairs and
deferred maintenance items, if any, or other factors relating to the physical
condition of the Properties, subject to the Casualty and Condemnation provisions
discussed below.
The Buyer has raised certain objections regarding title or survey issues
with respect to the Properties. Based upon, among other things, review of title
commitments with respect to the Properties, the Managing General Partner does
not anticipate that these objections will have any material effect on the
Partnerhip's ability to sell the Properties to the Buyer or on the purchase
price to be received, although there can be no assurances in this regard.
In preparing the Properties for sale the Partnership had an environmental
site assessment performed by the Partnership's environmental consultants, a
qualified engineering firm, for each of the Partnership's properties. The Buyer
has requested that the Partnership provide it with certain information and
perform certain additional environmental assessment with respect to one of the
Partnership's undeveloped Properties so that the Buyer can determine whether
there are any Environmental Defects with respect to this Property. Based upon,
among other things, reports produced by, and discussions with, the Partnership's
environmental consultant, the Managing General Partner does not believe there
are any material Environmental Defects with respect to this Property, although
there can be no assurances in this regard at this time.
In addition, another of the Partnership's undeveloped Properties evidenced
certain concentrations of petroleum related environmental contaminants whose
source has not been determined, although it is uncertain whether the presence of
such contaminants of the concentrations detected would constitute an
Environmental Defect. The Managing General Partner has reported the results of
the environmental assessment to the appropriate State environmental regulatory
departments. The environmental consultant will continue to assist the Managing
General Partner in its submission to, and discussions with, the State and will
help in evaluating the extent of what remediation, if any, the State may
require. It is uncertain at this time what the costs of any such remediation or
the impact on the sale of these Properties may be.
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CLOSING CONDITIONS
The obligations of each party to close under the Contract of Sale are
subject to (i) the approval of the Sale by the holders of a majority of the
Units, (ii) there being no law or court order preventing the Sale or any
litigation by a governmental entity seeking to prevent the Sale, (iii) the
representations and warranties of the other party being true and correct in all
material respects and (iv) the other party having performed, in all material
respects, its covenants in the Contract of Sale.
REMEDIES
If the Buyer shall elect to proceed with the performance of the Contract of
Sale notwithstanding the failure to be satisfied of any conditions to the
Closing, the Buyer shall be deemed to have waived the requirement that those
conditions be satisfied. The Buyer's sole recourse for the Partnership's failure
to consummate the Closing in accordance with the terms of the Contract of Sale
shall be, at the Buyer's option, (i) if appropriate, to sue for specific
performance, or (ii) to terminate the Contract of Sale and receive a
"Termination Fee" in an amount equal to the Buyer's reasonable out of pocket
attorneys' fees for outside counsel incurred by the Buyer in connection with the
transactions contemplated by the Contract of Sale but in no event to exceed
$15,000, which Termination Fee shall be in addition to the return of the
Downpayment plus all accrued interest thereon and, if the Partnership executes a
contract or letter of intent to sell the Properties within 180 days from
termination of the Contract of Sale, to receive an amount equal to 1.9% of the
purchase price as liquidated damages. In the event that the Managing General
Partner of the Partnership does not recommend or withdraws its recommendation to
the limited partners of the Partnership to vote to grant the Partnership Consent
for any reason other than as is required by its fiduciary obligations to the
Partnership due to a change in circumstances after the date of the Contract of
Sale, the Partnership shall pay to the Buyer an amount equal to 1.9% of the
Purchase Price (plus the Buyer's expenses, not to exceed $15,000) as liquidated
damages, together with a refund of the Downpayment, and the Partnership shall
have no further obligation to the Buyer whatsoever.
If the Buyer shall be unable or unwilling to consummate the Closing in
violation of the terms of the Contract of Sale, the Partnership shall have the
right (i) to terminate the Contract of Sale and retain the Downpayment and
interest thereon as liquidated and agreed upon damages, and neither the
Partnership nor the Buyer shall have any further rights or obligations
hereunder.
The Contract of Sale further provides that except as expressly set forth
therein, none of the representations and warranties contained in the Contract
shall survive the Closing.
COVENANTS
The Contract of Sale provides that the Partnership will not initiate,
solicit, negotiate with or provide information to any person (other than the
Buyer) concerning any merger, sale of substantial assets out of the ordinary
course of business or similar transaction involving the Properties to be sold to
the Buyer, provided that the Partnership may negotiate
25
<PAGE>
with or furnish information to a third party if the Managing General Partner of
the Partnership determines, in its sole discretion, that its fiduciary duties
require it to take such actions.
The Contract of Sale also provides that the Partnership shall operate the
Properties in the ordinary and usual course, consistent with past practice.
The Contract of Sale further provides that each party thereto will use all
reasonable efforts to perform all acts required to consummate the transactions
contemplated thereby as promptly as practicable.
CERTAIN EXPENSES
The Contract of Sale provides that the Partnership shall pay for (a) the
cost of any Surveys, the premium for any title insurance and any other costs of
closing and (b) transfer taxes, documentary stamp taxes, recording charges and
other taxes or charges imposed by any governmental entity in connection with the
transfer of the Properties. The Contract of Sale also provides that the
Partnership shall deliver to the Buyer at the Partnership's sole cost and
expense any (i) Phase I environmental site assessments, (ii) Phase II
environmental assessments of the Properties, (iii) other Phase II environmental
assessments which are reasonably required by the Phase I environmental site
assessments to be conducted at the Properties. Each of the parties shall
otherwise pay for any and all other costs which it may incur in connection with
the Contract of Sale.
CASUALTY AND CONDEMNATION
The Contract of Sale provides that if, prior to the Closing Date, any of
the Properties is damaged due to a casualty (a "Casualty") and the cost of
repairing such damage, in accordance with the Partnership's insurance claims, is
less than $100,000, then the Partnership shall repair such Casualty prior to the
Closing Date or assign to the Buyer the proceeds of the Partnership's policy of
casualty insurance and pay to the Buyer the amount of any deductible. If the
cost of repairing a Casualty to any Property, in accordance with the
Partnership's insurance claims, equals or exceeds $100,000, then the Partnership
shall have the option to repair the Casualty to such Property prior to Closing
to the condition it was in prior to the Casualty or if the Partnership does not
repair the Property, the Buyer shall have the option to remove such Property
from the transaction and adjust the Purchase Price as provided in accordance
with the Contract of Sale or have the Partnership assign to the Buyer the
insurance proceeds and pay to the Buyer the amount of any deductible.
Notwithstanding anything herein to the contrary, (i) the Partnership shall have
the right to adjourn the Closing Date for such reasonable period as shall be
necessary to repair any such Casualty and (ii) the Partnership shall have the
right, subject to the terms and conditions hereof, to cause the Closing to take
place with respect to the other Properties and then cause the Closing to take
place with respect to the affected Property within such reasonable period as
shall be necessary to repair any such Casualty.
If, prior to the Closing Date, all or any portion of any Property is
condemned or taken by eminent domain, then the Contract of Sale shall
nevertheless remain in full force and effect without any abatement of the
Purchase Price. In such event, the Partnership shall convey such Property to the
Buyer at the Closing in its then existing condition, and the Buyer
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<PAGE>
shall be entitled to receive all net condemnation awards otherwise payable to
the Partnership as a result of such loss or damage and, in full satisfaction of
any claims by the Buyer against the Partnership, the Partnership shall assign to
the Buyer, without recourse or warranty of any nature whatsoever, all of the
Partnership's right, title and interest in and to any claims the Partnership may
have to any condemnation awards, as well as all rights or pending claims of the
Partnership with respect to such condemnation or taking of such Property, and
the Partnership shall pay to the Buyer all payments theretofore made by such
condemning authorities as a result of such loss after deducting therefrom the
costs of collection thereof.
TERMINATION
The Contract of Sale may be terminated as follows:
(a) By the Partnership, if during the term of the Contract of Sale the
Partnership has received a bona fide offer from an unrelated third party
which the Managing General Partner of the Partnership has determined is
more favorable to the Partnership and its partners than the terms hereof
(the "Topping Offer"), provided that the Partnership has provided the Buyer
with at least 5 days written notice of the terms of such offer and the
right to match such offer, and further provided that the Partnership shall
pay to the Buyer, simultaneously with the acceptance of the Topping Offer
(regardless of whether the sale contemplated by the Topping Offer is
consummated), a "Topping Fee" in an amount equal to 1.9% of the Purchase
Price plus an amount equal to the Buyer's reasonable out of pocket
attorney's fees for outside counsel incurred by the Buyer in connection
with the transactions contemplated by the Contract of Sale but in no event
are the attorney's fees to exceed $15,000.
(b) By the Partnership or the Buyer, if a court of competent
jurisdiction issues a binding and final order permanently preventing the
sale of the Properties to the Buyer.
(c) By the Partnership or the Buyer, if the Closing does not occur on
or before March 13, 1997, provided that the party seeking to terminate is
not in breach of the Contract of Sale.
(d) By the Partnership or the Buyer, if the Unitholders vote not to
grant the Consent, provided that, if (i) the Closing does not occur due to
a failure to obtain the Consent and (ii) the Partnership enters into a
contract or a letter of intent within 180 days after the termination of the
Contract of Sale, to sell the Properties at a price which exceeds the
Purchase Price, the Partnership shall pay to the Buyer the Topping Fee.
FINAL DISTRIBUTIONS AND LIQUIDATION
As promptly as practicable following the consummation of the Sale, the
Managing General Partner will determine the amount of assets that it believes
will be sufficient to provide for the Partnership's contingent liabilities, if
any. The remainder of the Partnership's cash will be distributed to the
Unitholders and the General Partners, in accordance with the Partnership
Agreement, in an initial liquidating distribution. Once all contingent
obligations have been satisfied, the Partnership will distribute its remaining
net assets, if any, and dissolve.
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The Partnership estimates that the total distribution will be approximately
$165 per Unit. This estimate is based on the factors set forth below. THERE CAN
BE NO ASSURANCES AS TO THE ACTUAL AMOUNTS DISTRIBUTED, OR AS TO THE AMOUNTS SET
FORTH BELOW. ACTUAL AMOUNTS MAY VARY MATERIALLY FROM THESE FIGURES.
Gross Purchase Price .......................... $12,210,000
Partnership Working Capital ................... 142,000
-----------
Subtotal ................................... $12,352,000
Expenses of Sale and Liquidation .............. 1,370,000
-----------
Net Distributable Amount ...................... $10,982,000
GP Distributions .............................. $ -0-
Net LP Distributable Amount ................... $10,982,000
Total LP Distributions Per Unit ............... $ 165
===========
The foregoing estimate does not take into account the effects, if any, of
any costs associated with Environmental Defects or Title Defects. See "THE
CONTRACT OF SALE--Title and Environmental Defects." The foregoing estimate was
prepared assuming a September 30, 1996 closing, although a later closing is not
expected to result in material differences.
Transfers of Units are effected on the books of the Partnership quarterly
on the first day of the calendar quarter subsequent to the assignment. If the
Sale is, as expected, closed, and the initial liquidating distribution is made,
prior to December 31, 1996, only holders of record as of October 1, 1996 will be
entitled to such distribution.
NO APPRAISAL RIGHTS
If Unitholders owning a majority of the Units on the Record Date vote in
favor of the Transaction, such approval will bind all Unitholders. The
Partnership Agreement and the Texas Revised Limited Partnership Act, under which
the Partnership is governed, do not give rights of appraisal or similar rights
to Unitholders who dissent from the vote of the majority in approving or
disapproving the Transaction. Accordingly, dissenting Unitholders do not have
the right to have their Units appraised and to have the value of their Units
returned to them because they disapprove of the action of a majority of the
Unitholders.
VOTING SECURITIES AND PRINCIPAL HOLDERS THEREOF
On the Record Date, there were 66,555 Units issued and outstanding and
entitled to consent.
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According to publicly available information, as of September 1, 1996, no
person or entity beneficially owns more than 5% of the outstanding Units.
As of the Record Date, none of the General Partners nor any officer or
director thereof owned any Units. Ralph DeFeo, president of Watson & Taylor
Management, Inc., owned 40 Units. Prudential Securities Incorporated, an
affiliate of PB Properties, owned 391 Units as of the Record Date.
MARKET PRICES FOR THE PARTNERSHIP'S UNITS AND
DISTRIBUTIONS TO UNITHOLDERS AND THE GENERAL PARTNERS
MARKET PRICE
The Units are not listed on any national or regional securities exchange or
quoted on the NASDAQ system, and there is no established public trading market
for the Units. A significant secondary market has not developed, and it is not
expected that one will develop in the future.
DISTRIBUTIONS
Since the inception of the Partnership through August 15, 1996, the
Partnership has made distributions of approximately $5.4 million, or an average
of approximately $81 per Unit, to the Unitholders pursuant to the terms of the
Partnership Agreement. The following table sets forth the amount of such per
Unit cash distributions paid to Unitholders on or about 45 days after the end of
the specified quarter.
1994
----
First quarter ....................... $3.50
Second quarter ...................... 2.88
Third quarter ....................... 2.40
Fourth quarter ...................... 2.19
1995
----
First quarter ....................... 2.19
Second quarter ...................... 2.19
Third quarter ....................... 2.19
Fourth quarter ...................... 2.19
1996
----
First quarter ....................... 1.25
Second quarter ...................... 1.25
In addition, a distribution of $9.75 per Unit was paid to Unitholders in
February 1996 relating to the net proceeds of the sale of certain undeveloped
land.
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AVAILABLE INFORMATION
This Consent Statement does not purport to be a complete description of all
agreements and matters relating to the condition of the Partnership, its
Properties and the transactions described herein. Accompanying this Consent
Statement are the Annual Report on Form 10-K for the year ended December 31,
1995, and the Quarterly Report on Form 10-Q for the quarter ended June 30, 1996,
which provide additional information regarding the Partnership. With respect to
statements contained in this Consent Statement as to the content of any contract
or other document filed as an exhibit to the Form 10-K and Form 10-Q, each such
statement is qualified in all respects by reference to such exhibit and the
schedules thereto which may be obtained without charge upon written request to
the Partnership. If making such a request, please send it to the
Prudential-Bache/Watson & Taylor, Ltd.-4, One Seaport Plaza, New York, NY
10292-0116.
The information concerning the Buyer contained herein was supplied by the
Buyer. Although the Partnership does not have any knowledge that any such
information is untrue, neither the Partnership nor any of its partners takes any
responsibility for the accuracy or completeness of such information.
All documents filed after the date of this Consent Statement but before
action by consent is taken shall be deemed to be incorporated by reference into
this Consent Statement. Copies of these documents will be available at the
reasonable cost of document reproduction upon request to Prudential-Bache/Watson
& Taylor, Ltd.-4, One Seaport Plaza, New York, NY 10292-0116. Any statement
contained in a document incorporated or deemed to be incorporated by reference
in this Consent Statement shall be deemed to be modified or superseded for
purposes of this Consent Statement to the extent that a statement contained in
this Consent Statement (or in any other subsequently filed document that also is
or is deemed to be incorporated by reference in this Consent Statement) modifies
or supersedes such statement. Any statement so modified or superseded shall not
be deemed, except as so modified or superseded, to constitute a part of this
Consent Statement.
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ANNEX A
CONTRACT OF SALE
THIS CONTRACT, made as of June 10, 1996, by and between
Prudential-Bache/Watson & Taylor, Ltd.-4, a Texas limited partnership
("Seller"), and Public Storage Inc., a California corporation ("Buyer").
W I T N E S S E T H:
WHEREAS, Seller desires to sell and Buyer desires to purchase (i) all of
Seller's right, title and interest in the real properties and improvements and
any fixtures and personalty, if any, presently existing and located thereon,
more particularly described on Exhibit A attached hereto together with all
rights and appurtenances pertaining thereto and (ii) all of Seller's right,
title and interest in and to all other items set forth on Exhibit A attached
hereto (each individually, a "Property", and, collectively, the "Properties"),
all upon the terms and subject to the conditions hereinafter set forth; and
WHEREAS, following such sale, Seller intends to liquidate and distribute
its net assets (including the proceeds of such sale) to its partners.
NOW, THEREFORE, in consideration of the foregoing, the sum of $1.00 by each
party in hand paid to the other, and other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, the parties hereto,
intending to be legally bound, do hereby mutually agree as follows:
1. Agreement to Purchase and Sell. Subject to the terms and conditions
hereinafter set forth, Seller agrees to sell to Buyer and Buyer agrees to
purchase from Seller, free and clear of all liens, claims, encumbrances and
other charges, except the Permitted Exceptions (as hereinafter defined), all of
Seller's right, title and interest in and to the Properties.
2. Purchase Price. The purchase price ("Purchase Price") for the
Properties, which Buyer agrees to pay, is the sum of $12,210,000 payable as
follows:
(a) $915,750 as the downpayment (the "Downpayment"), upon the
execution of this Contract by wire transfer of immediately available
federal funds to the account of Escrow Agent (as hereinafter defined), to
be held by the Escrow Agent in accordance with this Section 2.
(b) The remainder of the Purchase Price at Closing (as hereinafter
defined), by wire transfer of immediately available federal funds to Escrow
Agent's account pursuant to Seller's instructions.
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Chicago Title Insurance Company shall act as escrow agent (the "Escrow
Agent") and shall hold the Downpayment in accordance with the provisions of the
agreement annexed hereto as Exhibit B, which agreement is being executed
simultaneously with this Contract.
(c) Any other provision hereof to the contrary notwithstanding, it is
expressly understood and agreed that, in consideration of the execution of
this Contract by Seller and to support Seller's covenants and agreements in
this Agreement through the Inspection Period (as hereinafter defined), in
the event that Buyer exercises any right to terminate this Contract as set
forth herein, Escrow Agent shall disburse the sum of One Hundred and No/100
Dollars ($100.00) ("Independent Consideration") from the Downpayment to
Seller before disbursing the balance of the Downpayment to Buyer. The
Independent Consideration is in addition to and independent of any other
consideration or payment provided for in this Contract, is non-refundable
and shall be paid to Seller notwithstanding any other provision of this
Contract.
Any interest earned on the Downpayment shall be paid to Buyer. At the
Closing, such interest shall be a credit against the Purchase Price.
3. Evidence of Title. (a) Seller shall convey to Buyer at Closing (as
hereinafter defined) good, valid, marketable, indefeasible and insurable fee
simple title to the Properties, subject to any and all covenants, conditions,
rights of way, restrictions, easements and other matters affecting title, which
do not materially impair the use or the value of the Property to which they
relate (collectively, the "Permitted Exceptions") provided however the Permitted
Exceptions shall expressly exclude any Unpermitted Exceptions (as hereinafter
defined).
(b) As used herein, the term "Unpermitted Exception" shall mean with
respect to any Property (provided the same is not caused by the actions of
Buyer):
(A) Any building encroachment or sign encroachment (i) on real estate
not owned by Seller, (ii) on a setback line, or (iii) in violation of a
binding easement burdening the Property, in each case which materially
impairs the use or value of the Property;
(B) Any defect in the Seller's chain of title which would prevent
Seller from being able to convey title to the Property in fee simple at
Closing under the laws of the State in which the Property is located,
unless the Title Insurer is willing to issue a policy of title insurance
which contains affirmative coverage for claims arising solely out of such
defect;
A-2
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(C) Any easement which burdens the Property such that access or use is
compromised, in each case which materially impairs the use, access or value
of the Property;
(D) Any lack of access or easements necessary to operate the Property
in the manner which such Property has been operated by Seller prior to
Closing, in each case which materially impairs the use, access or value of
the Property;
(E) Any liens for the payment of money other than real estate taxes,
association assessments, special district taxes and related charges not yet
due and payable; and
(F) Any standard printed exceptions on the title commitments which can
be removed by an affidavit or delivery to the Title Insurer of an
appropriate Survey (as hereinafter defined);
(G) (i) the failure to be in material conformance with the then
applicable local zoning codes or deed restrictions, (ii) if a Property is
not in conformance with the then applicable local zoning codes, the failure
of such Property to have the status equivalent to a "non-conforming use"
and (iii) the existence of a permanent and final order by the applicable
local jurisdiction which materially impairs the use or value of the
Property.
(c) Seller shall deliver to Buyer, within twenty days after the date
hereof, (i) commitments for ALTA policies of owners title insurance (the "Title
Commitments") issued by Chicago Title Insurance Company through Title Associates
Inc. 430 Park Avenue New York, New York 10022, as the Title Insurer's authorized
Agent, showing fee simple title to the Properties as vested in Seller and to be
vested in Buyer, subject to the Permitted Exceptions and (ii) current surveys
prepared by licensed public land surveyors according to ALTA standards showing
the boundaries of the Properties, the location of any easements, rights-of-ways,
improvements, encroachments thereon, all matters on the Title Commitments which
can be shown and, certifying the number of acres if possible (to the nearest one
thousandth acre) comprising the Properties (the "Surveys"). Within twenty days
after the delivery of the Title Commitments, legible copies of all items
referenced therein and the Surveys, Buyer shall deliver to Seller written notice
setting forth its objections to any matters encumbering the Properties including
any Unpermitted Exceptions other than the Permitted Exceptions collectively
("Title Defects") and within the time frames set forth below any Environmental
Defects (as hereinafter defined). The Title Defects and the Environmental
Defects are sometimes referred to herein as, the "Defects." With respect to
Title Defects Seller shall have the
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option to (i) cure any or all of the Title Defects prior to Closing, (ii) remove
such Property from the transaction and adjust the Purchase Price as provided
hereafter on Exhibit C (iii) grant Buyer a credit against the Purchase Price
equal to the cost to cure such Title Defects or (iv) terminate this Contract, in
which latter event, provided that Buyer is not in default hereunder, the
Downpayment, together with any interest thereon, shall be returned to Buyer.
With respect to any Environmental Defect, Seller shall have the option to (i)
cure any or all of the Environmental Defects prior to Closing, or (ii) grant
Buyer a credit against the Purchase Price equal to the cost to cure such
Environmental Defects. If the cost to correct any Environmental Defect exceeds
10% of the allocated value of the affected Property as set forth in Exhibit C
attached hereto and made a part hereof, Seller shall have the option to remove
such affected Property from the transaction contemplated hereby, and adjust the
Purchase Price as provided hereafter on Exhibit C. Notwithstanding anything
herein to the contrary, (i) Seller shall have the right to adjourn the Closing
Date for such reasonable period, not to exceed sixty days, as shall be necessary
to cure any such Defect and (ii) Seller shall have the right, subject to the
terms and conditions hereof, to cause the Closing to take place with respect to
the other Properties and then to cause the Closing to take place with respect to
the affected Property within such reasonable period, not to exceed thirty days,
as shall be necessary to cure any such Defect. The term "Environmental Defect"
shall mean "Hazardous Materials" (hereinafter defined) located in, on or under
any one of the Real Properties in violation of any Environmental Laws
(hereinafter defined).
In order to establish an Environmental Defect, Buyer shall be required to
deliver to Seller on or prior to 10 days after (i) Buyer's receipt of the Phase
I environmental site assessment for each Property or (ii) if applicable Buyers
receipt of a final Phase II environmental assessment prepared by LAW (as
hereinafter defined) for any Property, reasonably detailing any Environmental
Defect. Buyer and Seller shall make reasonable efforts to agree as to the
existence of and the cost to cure any Environmental Defect. If Buyer and Seller
do not agree on the foregoing within 15 days after Seller's receipt of Buyer's
notice described above, then the parties shall submit the matter to binding
arbitration in accordance with the terms hereof. As used herein, "Environmental
Laws" means all federal, state and local statutes, codes, regulations, rules,
ordinances, orders, standards, permits, licenses, policies and requirements
(including consent decrees, judicial decisions and administrative orders)
relating to the protection, preservation, remediation or conservation of the
environment or worker health or safety, all as amended or reauthorized, or as
hereafter amended or reauthorized, including without limitation, the
Comprehensive Environmental Response, Compensation and Liability Act ("CERCLA"),
42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery Act of
1976 ("RCRA"), 42 U.S.C. Section 6901 et seq., the Emergency Planning and
Community Right-to-Know Act ("Right-to-Know Act"), 42 U.S.C. Section 11001 et
seq., the Clean Air Act ("CAA), 42 U.S.C. Section 7401 et
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seq., the Federal Water Pollution Control Act ("Clean Water Act"), 33 U.S.C.
Section 1251 et seq., the Toxic Substances Control Act ("TSCA"), 15 U.S.C.
Section 2601 et seq., the Safe Drinking Water Act ("Safe Drinking Water Act"),
42 U.S. C. Section 300f et seq., the Atomic Energy Act ("AEA"), 42 U.S.C.
Section 2011 et seq., the Occupational Safety and Health Act ("OSHA"), 29 U.S.C.
Section 651 et seq., and the Hazardous Materials Transportation Act (the
"Transportation Act"), 49 U.S.C. Section 1802 et seq. As used herein, "Hazardous
Materials" means: (1) "hazardous substances," as defined by CERCLA; (2)
"hazardous wastes," as defined by RCRA; (3) any radioactive material including,
without limitation, any source, special nuclear or by-product material, as
defined by AEA; (4) friable asbestos; (5) polychlorinated biphenyls; and (6) any
other material, substance or waste regulated under any Environmental Laws.
If any dispute between the parties is required by the terms of this
Contract to be submitted to arbitration. Then such matter shall be submitted to
binding arbitration by the American Arbitration Association (the "Association")
(or any successor organization) (provided that, in the event of a dispute as to
an Environmental Defect, the arbitration shall be performed by a reputable
arbitrator with at least 10 years experience in environmental matters). All
arbitration shall be finally determined in New York City and shall be governed
(except as provided above) in accordance with the Rules for Commercial
Arbitration of the Association (or any successor thereto) and the judgment or
the award rendered may be entered in any court having jurisdiction. Each party
shall pay 50% of the fees and expenses of the Association. The Closing Date
shall be adjourned with respect to the Property involved in any dispute (or, at
Seller's or Buyer's option, all of the Properties if the dispute involves three
or more Properties) pending resolution of the matter in dispute. Upon resolution
of such dispute Seller shall take whatever action Seller is required to take
pursuant to this Contract or the final determination of an arbitrator.
4. Condition of the Properties. Subject only to Seller's covenants,
representations and warranties in this Contract, Buyer shall purchase the
Properties in their "AS IS" condition at the Closing Date, subject to all latent
and patent defects (whether physical, financial or legal, including title
defects), based solely on Buyer's own inspection, analysis and evaluation of the
Properties and not in reliance on any records or other information obtained from
Seller or on Seller's behalf. Buyer acknowledges that it is not relying on any
statement or representation (other than any representations, warranties,
covenants and indemnifications contained in this Contract) that has been made or
that in the future may be made by Seller or any of Seller's employees, agents,
attorneys or representatives concerning the condition of the Properties (whether
relating to physical conditions, operating performance, title, or legal
matters). Without limiting the foregoing, any information disclosed in writing
to Buyer in connection with any investigations, inspections, tests or analyses
performed prior to Closing, shall be deemed
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acceptable to Buyer, and not violative of any warranty or representation of
Seller, if Buyer proceeds to Closing hereunder.
5. Closing. Upon the terms and subject to the conditions of this Contract,
the transfer of title and possession of the Properties (the "Closing") shall be
held at the offices of Skadden, Arps, Slate, Meagher & Flom, 919 Third Avenue,
New York, New York 10022, or as a closing by mail at the offices of the Escrow
Agent, 388 Market Street, San Francisco, California, Attention: Michelle Viguie,
unless otherwise agreed in writing, at 10:00 a.m., local time, on the date which
is 3 business days after all of the conditions to Closing as set forth in
Sections 6, 7 and 8 hereof have been satisfied. The date on which the Closing
occurs is herein called the "Closing Date".
6. Conditions to Seller's and Buyer's Obligation to Close. The obligations
of Seller and Buyer to close under this Contract are subject to the fulfillment,
prior to or at Closing, of each of the following:
(a) Seller shall have obtained consents to the sale of the Proper-
ties (the "Partnership Consent") as provided by the terms of that certain
Amended and Restated Certificate and Agreement of Limited Partnership of
Seller dated as of April 24, 1986 (including any amendments, the
"Partnership Agreement") and applicable law.
(b) There shall not be in effect any statute, regulation, order,
decree or judgment of any governmental entity having jurisdiction which
renders illegal or enjoins or prevents in any material respect the sale of
the Properties to Buyer.
7. Conditions to Seller's Obligation to Close. The obligations of Seller to
close under this Contract are subject to the fulfillment, prior to or at
Closing, of each of the following:
(a) The representations and warranties of Buyer shall have been true
and correct in all material respects when made and shall be true and
correct in all material respects as of the Closing Date, as if made at and
as of such date except as otherwise expressly provided herein.
(b) On and as of the Closing Date, Buyer shall have performed and
complied with, in all material respects, all agreements and covenants
required by this Contract to be performed or complied with prior to or on
the Closing Date.
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8. Conditions to Buyer's Obligation to Close. The obligations of Buyer to
close under this Contract are subject to the fulfillment, prior to or at
Closing, of each of the following:
(a) The representations and warranties of Seller shall have been true
and correct in all material respects when made and shall be true and
correct in all material respects as of the Closing Date, as if made at and
as of such date except as otherwise expressly provided herein.
(b) On and as of the Closing Date, Seller shall have performed and
complied with, in all material respects, all agreements and covenants
required by this Contract to be performed or complied with prior to or on
the Closing Date.
9. Deliveries.
(a) Seller's Deliveries. Upon the terms and subject to the conditions of
this Contract, on the Closing Date (or such other date may be expressly
provided), Seller shall convey each Property and its related interests to Buyer
by delivery of the following documents which documents shall be in form and
substance reasonably acceptable to both Buyer and Seller:
(i) quit claim deed or deed without covenants if a quit claim deed can
not be utilized in a jurisdiction where a Property is located; so long as
the Title Insurer is willing to issue a policy of title insurance which is
customary in the applicable jurisdiction containing no exceptions from
coverage solely out of the delivery by Seller of a quit claim deed or deed
without covenants);
(ii) bill of sale for each Property conveying the fixtures and
personalty owned by Seller, in the form of Exhibit D attached hereto;
(iii) non-recourse assignment of Seller's interest, as lessor, in
any leases of space at the Property including any security deposits
thereunder (the "Leases") in the form of Exhibit D attached hereto;
(iv) non-recourse assignment, to the extent assignable, of Seller's
rights under any service or maintenance contracts (including, without
limitation, yellow pages, landscaping, security and refuse removal
contracts) relating to the Property (the "Service Contracts") in the form
of Exhibit D attached hereto;
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(v) non-recourse assignment, to the extent assignable, of any
licenses, permits and unexpired warranties and guarantees, if any,
pertaining to the Property;
(vi) certificates and resolutions as may be reasonably requested by
the Buyer and Title Insurer demonstrating the authority of the persons
executing documents at Closing.
(vii) non-recourse assignment of all of Sellers's interest in and to
any Phase I and Phase II environment site assessment which Seller makes
available to Buyer;
(viii) non-foreign affidavit;
(ix) all documents and instruments reasonably required by the Title
Insurer to issue the title policies;
(x) possession of the Properties to Buyer;
(xi) notice to the tenants of each Property prepared by Buyer
notifying such tenants of the transfer of title and assumption by Buyer of
the landlord's obligations under the Leases and the obligation to refund
the security deposits;
(xii) copies of current real Property tax bills and utility statements
with respect to any unimproved property; and
(xiii) a certificate of the managing general partner of Seller to the
effect that all of the representations and warranties of Seller are true
and correct in all material respects at Closing;
(xiv) an Owner's Policy of Title Insurance for each Property in an
amount equal to the value set forth on Exhibit C for such Property insuring
Buyer's title subject only to the Permitted Exceptions and otherwise in
form acceptable to Buyer and containing such endorsements as may be
reasonably requested by Buyer.
(b) Buyer's Deliveries. Upon the terms and subject to the conditions of
this Contract, on the Closing Date, Buyer shall deliver the following:
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(i) assumption of the Leases and Service Contracts, substantially in
the form of the instrument annexed hereto as Exhibit D annexed hereto and
made a part hereof.
(ii) certificates and resolutions as may be requested by Seller and
Title Insurer demonstrating the authority of the persons executing
documents at Closing.
(iii) balance of the Purchase Price by wire transfer.
10. Proration Items. The following shall be apportioned on a per diem basis
as of midnight of the day preceding the Closing Date ("Adjustment Date") and
adjusted between the parties on the basis of a thirty day month:
(a) Real estate and other taxes, assessments and charges, and other
municipal and state charges, license and permit fees, water and sewer rents
and charges, if any, on the basis of the fiscal period for which assessed
or charged;
(b) Water, electric, gas, steam and other utility charges for service
furnished to the Properties;
(c) Fuel, if any, and all taxes thereon, on the basis of a reading
taken as close as possible to the Adjustment Date;
(d) Base rents and any other rental payments (including, without
limitation, any percentage rent, escalation charges for real estate taxes and
operating expenses, cost-of-living adjustments, parking rent) (the "Rents") paid
or payable under the terms of the Leases for the month of Closing. Where the
Leases contain tenant obligations for taxes, common area expenses, operating
expenses or additional charges of any nature ("CAM Charges"), and where Seller
shall have collected any portion thereof in excess of amounts incurred by Seller
for such items for the period prior to the Closing Date, then there shall be an
adjustment and credit given to Buyer on the Closing Date for such excess amounts
collected. Buyer shall apply all such excess amounts to the charges owed by
Buyer for such items for the period after the Closing Date and, if required by
the Leases, shall rebate or credit tenants with any remainder. If it is
determined at any time after Closing that the amount collected during Seller's
ownership period exceeded expenses incurred during the same period by more than
the amount previously credited to Buyer at Closing, then Seller shall promptly
pay to Buyer the deficiency. Also, if it is determined after Closing that the
amount collected during Seller's ownership period is less than the expenses
incurred during the same period, then
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Buyer shall promptly pay to Seller the deficiency, but only to the extent such
deficiency is actually collected by Buyer from the tenants under the Leases.
(e) Any amounts paid or payable under any Service Contracts being
assigned to Buyer; and
(f) All costs associated with telephone directory listings and any
other prepaid advertising;
(g) Any other customary adjustments made in connection with the sale
of similar type buildings.
Seller will not assign to Buyer any of the hazard insurance policies
affecting the Properties then in force. There will therefore be no proration of
insurance costs at Closing. Except as may be otherwise provided herein, all
other expenses which are attributable to the period prior to the Closing Date
shall be the obligation of Seller and those which are attributable to the period
from and after the Closing Date shall be the obligation of Buyer.
For purposes of the foregoing apportionments and adjustments, the following
procedures shall govern:
(i) If the Closing Date shall occur before the real estate tax rate is
fixed, the apportionment of such taxes shall be made upon the real estate
taxes for the immediately preceding year.
(ii) If there are water meters on the Properties, Seller shall furnish
meter readings to a date not more than thirty days prior to the Adjustment
Date; and the unfixed meter charges for the intervening time to the
Adjustment Date shall be apportioned on the basis of such meter readings,
and any such meter charges for the period subsequent to the Adjustment Date
shall be paid by Buyer.
(iii) The apportionment of utility charges shall be made upon the
basis of charges shown on the latest available bills for such utilities.
The charges shown on such available bills for periods prior to the
Adjustment Date shall be paid by Seller, and for the period from the date
of each such last available utility bill to the Adjustment Date an
apportionment shall be made based on the amount charged for the period
covered by such last available bill.
(iv) All taxes, water and sewer charges and assessments for public
improvements which are liens upon the Properties as of the Closing Date,
will
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be allowed to Buyer as a credit against the Purchase Price, subject to
apportionment as herein provided, and the existence of any such lien shall
not constitute an objection to title.
(v) If any tenants are required to pay Rents which are collected by
Buyer after the Closing Date and which are attributable in whole or in part
to any period before to the Closing Date, the Buyer shall promptly pay to
Seller, Seller's proportionate share thereof.
(vi) If any tenant is in arrears in the payment of Rents on the
Closing Date, Rents received from such tenant after the Closing Date shall
be applied in the following order of priority: (a) first to any months
preceding the month in which the Closing occurred; (b) then to the month in
which the Closing occurred; and (c) then to any months following the month
in which the Closing occurred. If Rents or any portion thereof received by
Seller or Buyer after the Closing Date are payable to the other party by
reason of this allocation, the appropriate sum shall be promptly paid to
the other party.
Buyer and Seller agree that the provisions to this Section 10 shall survive
the Closing for a period of ninety (90) days after the Closing Date, during
which period Buyer and Seller shall agree on a reconciliation of the prorations
described herein. If the parties cannot agree on a reconciliation within such
ninety (90) day period then such matter shall be submitted to arbitration.
11. Surveys, Transfer Taxes and Other Costs. Seller shall pay for (a) the
cost of any Surveys, the premium for any title insurance and any other costs of
closing and (b) transfer taxes, documentary stamp taxes, recording charges and
other taxes or charges imposed by any governmental entity in connection with the
transfer of the Properties. Seller shall deliver to Buyer at Seller's sole cost
and expense any (i) Phase I environmental site assessments, (ii) Phase II
environmental assessments of the Properties conducted by Law Engineering and
Environmental Services ("LAW"), (iii) pay for any other Phase II environmental
assessments which are reasonably required by the Phase I environmental site
assessments to be conducted at the Properties and shall use reasonable efforts
to obtain a letter from LAW in the form attached hereto as Exhibit D. Other than
as expressly provided herein, each of the parties shall pay for any and all
costs which it may incur in connection with the transactions contemplated
herein.
The provisions of this Section 11 shall survive the Closing.
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12. Representations and Warranties of Seller. As an inducement for Buyer to
purchase the Properties from Seller, Seller represents and warrants to Buyer the
following:
(a) Title to Real Estate. Seller has good, valid, marketable,
indefeasible and insurable title to the Properties including the
improvements and the personalty, situated thereon which are owned by Seller
subject to the Permitted Exceptions.
(b) Organization and Authority.
(i) Seller is duly organized and validly existing under the laws
of the State of Texas, has full partnership power and authority to
carry on its business as it is being conducted and shall have upon
receipt of the Partnership Consent full partnership power and
authority to consummate the transaction.
(ii) Seller and the managing general partner of Seller have the
requisite partnership and corporate power and authority to execute,
deliver and perform this Contract. The execution, delivery and
performance of this Contract and the consummation of the transactions
contemplated hereby have been duly authorized by all necessary
partnership and corporate action on the part of Seller and the
managing general partner (subject to obtaining the Partnership
Consent). This Contract is a valid and binding obligation of Seller,
enforceable against Seller in accordance with its terms.
(iii) Neither the execution and delivery of this Contract nor the
consummation of the transactions contemplated hereby in the manner
herein provided nor the fulfillment of or compliance with the terms
and conditions hereof shall:
A. contravene any material provision of the Partnership
Agreement; or
B. violate, be in conflict with, constitute a default under,
cause the acceleration of any payments pursuant to, or otherwise
impair the good standing, validity, or effectiveness of any
agreement, contract, indenture, lease, or mortgage, or subject
any properties or assets of Seller to any indenture, mortgage,
contract, commitment, or agreement other than this Contract to
which Seller is a party or by which Seller is bound, which in the
aggregate would have a material adverse effect on the Properties
or Seller's ability to perform all of its obligations hereunder
(c) Pending Actions. No litigation actions are pending or, to Seller's
knowledge, threatened against any of the Properties or Seller which would
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materially adversely affect either the Properties or the Seller or which
challenge the execution, delivery or performance of this Contract.
13. Representations and Warranties of Buyer. As an inducement for Seller to
sell the Properties to Buyer, Buyer represents to Seller the following:
(a) Organization and Authority.
(i) Buyer is a corporation duly organized and validly existing
under the laws of the State of California and has full corporate power
and authority to carry on its business as it is now being conducted.
(ii) Buyer has the requisite corporate power and authority to
execute, deliver and perform this Contract. The execution, delivery
and performance of this Contract and the consummation of the
transactions contemplated hereby have been duly authorized by all
necessary corporate action on the part of Buyer. This Contract is a
valid and binding obligation of Buyer, enforceable against Buyer in
accordance with its terms.
(iii) Neither the execution and delivery of this Contract nor the
consummation of the transactions contemplated hereby in the manner
herein provided nor the fulfillment of or compliance with the terms
and conditions hereof shall:
A. contravene any material provision of the Articles of
Incorporation or Bylaws of Buyer; or
B. violate, be in conflict with, constitute a default under,
cause the acceleration of any payments pursuant to, or otherwise
impair the good standing, validity, or effectiveness of any
agreement, contract, indenture, lease, or mortgage, or subject
any properties or assets of Buyer to any indenture, mortgage,
contract, commitment, or agreement to which Buyer is a party or
by which Buyer is bound which, in the aggregate, would have a
material adverse effect on Buyer's ability to perform all of its
obligations hereunder.
(b) Adequate Funds. Buyer has adequate funds or available credit
resources to pay the Purchase Price at the Closing as provided hereunder.
14. Default and Damages.
(a) Buyer's Remedies. If Buyer shall elect to proceed with the
performance of this Contract notwithstanding the failure to be satisfied of
any conditions
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to Closing, Buyer shall be deemed to have waived the requirement that
those conditions be satisfied. Buyer's sole recourse for Seller's failure
to consummate the Closing if required by the terms of this Contract shall
be, at Buyer's option, (i) if appropriate, to sue for specific performance
hereunder, or (ii) to terminate this Contract and receive a "Termination
Fee" in an amount equal to Buyer's reasonable out of pocket attorneys' fees
for outside counsel incurred by Buyer in connection with the transactions
contemplated by this Contract but in no event to exceed $15,000, which
Termination Fee shall be in addition to the return of the Downpayment plus
all accrued interest thereon and if Seller executes a contract or a letter
of intent to sell the Properties within 180 days from the termination of
this Contract to receive an amount equal to $231,990 as liquidated damages.
Notwithstanding anything to the contrary contained in this Section 14 (a),
Buyer shall be entitled to receive the Topping Fee to the extent provided
under Section 22 (a) and (e) of this Contract. In the event that the
managing general partner of Seller does not recommend or withdraws its
recommendation to the limited partners of Seller to vote to grant the
Partnership Consent for any reason other than as is required by its
fiduciary obligations to Seller due to a change in circumstances after the
date hereof, Seller shall pay to Buyer an amount equal to $231,990 plus an
amount equal to Buyer's out-of-pocket attorney's fees for outside counsel
incurred by Buyer in connection with the transactions contemplated by this
Contract but in no event to exceed $15,000.00, as liquidated damages,
together with a refund of the Downpayment and Seller shall have no further
obligation to Buyer whatsoever.
(b) Seller's Remedies. If Buyer shall be unable or unwilling to
consummate the Closing hereunder in violation of the terms hereof, Seller
shall have the right (i) to terminate this Contract and retain the
Downpayment as liquidated and agreed upon damages, whereupon this Contract
shall be and become null and void, and neither Seller nor Buyer nor any of
their respective Representatives shall have any further rights or
obligations hereunder.
15. Brokers. Seller and Buyer hereby agree to defend and hold the other
harmless from any claim by a broker or finder for a fee or expense which is
based in any way on an agreement or understanding made or alleged to have been
made by such broker or finder relating to the transaction contemplated by this
Contract.
The provisions of this Section 15 shall survive the Closing.
16. Indemnification of Seller. Buyer agrees to indemnify and hold harmless
Seller and its general partners and limited partners, their affiliates, their
and their affiliates' representatives, attorneys, accountants, agents and
employees and their and their affiliates' heirs, successors and assigns, from
and against any claims or
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demands for any expense, obligation, loss, cost, damage or injury arising out of
(a) the Buyer's inspection of the Properties prior to or on the Closing Date and
(b) the Buyer's operation and maintenance of the Properties from and after the
Closing Date.
The provisions of this Section 16 shall survive the Closing.
17. Survival of Representations, Warranties and Indemnifications. Except as
otherwise expressly set forth herein, none of the representations, warranties
and indemnifications contained in this Contract shall survive the Closing.
18. Third Party Offers; Fiduciary Duties of Seller. Anything herein to the
contrary notwithstanding, Seller will not initiate, solicit, negotiate with or
provide information to any person (other than Buyer) concerning any merger, sale
of substantial assets out of the ordinary course of business or similar
transaction involving the Properties to be sold to Buyer hereunder, provided
that Seller may negotiate with or furnish information to a third party if the
undersigned managing general partner of Seller determines, in its sole
discretion, that its fiduciary duties require it to take such actions.
19. Reasonable Efforts; Public Announcements. Each party hereto will use
all reasonable efforts to perform all acts required to consummate the
transactions contemplated hereby as promptly as practicable. Such acts shall
include, without limitation, the provision of any information to and submission
of any filing with any governmental entity having jurisdiction. The foregoing
notwithstanding, except as may be required to comply with the requirements of
any applicable laws and the rules and regulations of each stock exchange upon
which the securities of either of the parties is listed, no press release or
similar public announcement or communication shall, if prior to the Closing, be
made or caused to be made concerning this Contract or the transactions
contemplated hereby, unless the parties shall have consulted in advance with
respect thereto. Seller shall provide Buyer with reasonable access to the
Properties and all information in its possession reasonably relating to the
Properties. Buyer shall keep such information confidential and shall not
disclose such information to anyone other than its agents, attorney, consultant
or directors unless such information: (i) is or becomes generally known on a
nonconfidential basis from a source other than as a result of a disclosure by or
through the representatives, employees or agents of Buyer or (ii) becomes known
by Buyer on a nonconfidential basis from a source which is not prohibited from
disclosing such information by a legal, contractual, fiduciary or other
obligation, or (iii) Buyer is required to disclose such information under
applicable law or by a court of competent jurisdiction.
20. Partnership Consent. Seller shall within 20 days after the date hereof
file preliminary proxy materials relating to the transactions contemplated
hereby
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with the Securities and Exchange Commission (the "SEC") and diligently pursue
clearance by the SEC and upon clearance of such proxy materials by the SEC shall
promptly call a meeting, or solicit consents, of its limited partners to
consider such matters. Seller shall, subject to the fiduciary duties of its
managing general partner, make reasonable efforts to secure the Partnership
Consent as promptly as practicable. Buyer will supply Seller with such
information and reasonable assistance as Seller may request in connection
therewith. Buyer shall promptly deliver to the Seller or the SEC any information
or materials requested by Seller or the SEC in connection with the transactions
contemplated hereby.
21. Casualty/Condemnation to the Properties. (a) If, prior to the Closing
Date, any of the Properties is damaged due to a casualty (a "Casualty") and the
cost of repairing such damage, in accordance with Seller's insurance claims, is
less than $100,000, then Seller shall repair such Casualty prior to the Closing
Date or assign to Buyer the proceeds of Seller's policy of casualty insurance
and pay to Buyer the amount of any deductible. If the cost of repairing a
Casualty to any Property, in accordance with Seller's insurance claims, equals
or exceeds $100,000, then Seller shall have the option to repair the Casualty to
such Property prior to Closing to the condition it was in prior to Closing or if
Seller does not repair the Property, Buyer shall have the option to remove such
Property from the transaction and adjust the Purchase Price as hereinafter
provided or have Seller assign to Buyer the insurance proceeds and pay to Buyer
the amount of any deductible. Notwithstanding anything herein to the contrary,
(i) Seller shall have the right to adjourn the Closing Date for such reasonable
period as shall be necessary to repair any such Casualty and (ii) Seller shall
have the right, subject to the terms and conditions hereof, to cause the Closing
to take place with respect to the other Properties and then cause the Closing to
take place with respect to the affected Property within such reasonable period
as shall be necessary to repair any such Casualty.
(b) If, prior to the Closing Date, all or any portion of any Property is
condemned or taken by eminent domain, then this Contract shall nevertheless
remain in full force and effect without any abatement of the Purchase Price. In
such event, Seller shall convey such Property to Buyer at the Closing in its
then condition, and Buyer shall be entitled to receive all net or condemnation
awards otherwise payable to Seller as a result of such loss or damage and, in
full satisfaction of any claims by Buyer against Seller, Seller shall assign to
Buyer, without recourse or warranty of any nature whatsoever, all of Seller's
right, title and interest in and to any claims Seller may have to any
condemnation awards, as well as all rights or pending claims of Seller with
respect to such condemnation or taking of such Property, and Seller shall pay to
Buyer all payments theretofore made by such condemning authorities as a result
of such loss after deducting therefrom the costs of collection thereof.
A-16
<PAGE>
(c) Notwithstanding anything contained herein to the contrary, if Seller
delivers notice for condemnation or eminent domain proceedings which are
initiated or threatened between the date of this Contract and the Closing Date,
Buyer shall have the right to participate in any and all settlement discussions
and other conferences relating thereto, and Seller shall not accept any
settlement without Buyer's consent which shall not be unreasonably withheld or
delayed.
(d) Buyer is aware that a condemnation proceeding is pending or threatened
against to the Property known as Big "A" Forest Park 4560 I75 Frontage Road
Forest Park Georgia. Buyer shall purchase such Property subject to the
condemnation proceeding and shall have no right to remove such Property from the
transaction or receive any adjustment to the Purchase Price due to such
condemnation. At the closing the Seller shall assign any and all awards or
deliver any previously received awards with respect to such condemnation
proceeding to the Buyer. Buyer shall have the same rights set forth in
subsection (c) of this Section 21 with respect to such condemnation.
(e) With respect to the Property in Mansfield County Texas (the "Mansfield
Property") Seller agrees to use reasonable efforts to execute that certain
contract of sale (the "Mansfield Contract") (a copy of which Buyer has received
and which shall be subject to Buyer's reasonable approval, prior to execution)
to purchase the Mansfield Property with that certain buyer identified in the
Mansfield Contract. If Seller does not consummate the transaction contemplated
by the Mansfield Contract before the Closing Date, (i) Buyer shall purchase the
Mansfield Property, subject to the Mansfield Contract, pursuant to and under the
terms of this Contract, (ii) Seller shall assign its rights and obligations
under the Mansfield Contract to Buyer and (iii) Buyer shall assume all of
Seller's obligation or liability under the Mansfield Contract. Upon such
assignment and assumption Seller shall have no obligation or liability
whatsoever to Buyer or any third party with respect to the Mansfield Property or
the Mansfield Contract. If Seller consummates the transaction contemplated by
the Mansfield Contract prior to the Closing Date, Seller shall on the Closing
Date grant the Buyer a credit against the Purchase Price in an amount equal to
the proceeds of such sale less any and all closing expenses incurred by Seller
to consummate the transaction contemplated by the Mansfield Contract which shall
include but not be limited to brokerage commissions or fees, and escrow agent
fees, but shall not include title commitment fees, the premium for title
insurance or survey costs. Notwithstanding the foregoing in the event that
Seller does not enter into the Mansfield Contract prior to the Closing Date,
Buyer shall purchase the Mansfield Property pursuant to and under the terms of
this Contract.
22. Termination. Notwithstanding anything contained herein, this Contract
may be terminated as follows:
A-17
<PAGE>
(a) By Seller, if during the term of this Contract Seller has received
a bona fide offer from an unrelated third party which the undersigned
managing general partner of Seller has determined is more favorable to
Seller and its partners than the terms hereof (the "Topping Offer"),
provided that Seller has provided Buyer with at least 5 days written notice
of the terms of such offer and the right to match the terms of such offer,
and further provided that Seller shall pay to Buyer, simultaneously with
the acceptance of the Topping Offer (regardless of whether the sale
contemplated by the Topping Offer is consummated), an amount equal to
$231,990 plus an amount equal to Buyer's reasonable out of pocket
attorney's fees for outside counsel incurred by Buyer in connection with
the transactions contemplated by this Contract but in no event to exceed
$15,000 (the "Topping Fee").
(b) By Seller in accordance with Section 3 and 14(b) hereof or by
Buyer in accordance with Sections 14(a) hereof.
(c) By Seller or Buyer, if a court of competent jurisdiction issues a
binding and final order permanently preventing the sale of the Properties
to Buyer.
(d) By Seller or Buyer, if the Closing does not occur on or before
nine months from the execution hereof, provided that the party seeking to
terminate is not in breach of this Contract.
(e) By Seller or Buyer, if the partners of Seller vote not to grant
the Partnership Consent, provided that, if (i) the Closing hereunder does
not occur due to a failure to obtain the Partnership Consent and (ii) the
Seller enters into a contract or a letter of intent within 180 days after
the termination of this Contract, to sell the Properties at a price which
exceeds the Purchase Price, Seller shall pay to Buyer the Topping Fee,
simultaneously with the execution of such contract or letter of intent,
regardless of whether the sale contemplated by the Topping Offer is
consummated.
In the event this Contract is terminated pursuant to any of the foregoing
provisions, this Contract shall thereupon become null and void and neither
Seller nor Buyer nor any of their respective representatives shall have any
further rights or obligations hereunder except as set forth above.
23. Payment of Termination Fee, Topping Fee or Liquidated Damages.
(a) In the event that Seller is obligated to pay Buyer the Termination
Fee, the Topping Fee or any other amount as liquidated damages (the "Buyer
Payment Amounts"), pursuant to this Contract Seller shall deposit into
escrow,
A-18
<PAGE>
at Buyer's direction, an amount equal to the Buyer Payment Amounts
and, subject to the terms of the escrow agreement set forth below, Buyer
shall be paid out of the escrow an amount equal to the lesser of (i) the
Buyer Payment Amounts or (ii) the sum of (1) the maximum amount that can be
paid to Buyer without causing Buyer to fail to meet the requirements of
Sections 856(c)(2) and (3) of the Internal Revenue Code of 1986, as amended
(the "Code") determined as if the payment of such amount did not constitute
income described in Sections 856(c)(2)(A)-(H) or 856(c)(3)(A)-(1) of the
Code ("Qualifying Income"), as determined by Buyer's certified public
accountants, plus (2) in the event Buyer received either (A) a letter from
Buyer's counsel indicating that Buyer has received a ruling from the
Internal Revenue Service (the "IRS") described in Section 23 (b)(ii) an
amount equal to the Buyer Payment Amounts less the amount payable under
clause (1) above.
(b) The escrow agreement shall provide that the Buyer Payment Amounts
in escrow or any portion thereof shall not be released to Buyer unless the
escrow agent receives any one or combination of the following: (i) a letter
from Buyer's certified public accountants indicating the maximum amount
that can be paid by the escrow agent to Buyer without causing Buyer to fail
to meet the requirements of Sections 856(c)(2) and (3) of the Code
determined as if the payment of such amount did not constitute Qualifying
Income or a subsequent letter from Buyer's accountants revising that
amount, in which case the escrow agent shall release such amount to Buyer,
or (ii) a letter from Buyer's counsel indicating that Buyer received a
ruling from the IRS holding that the receipt by Buyer of the Buyer Payment
Amounts would either constitute Qualifying Income or would be excluded from
gross income within the meaning of Sections 856(c)(2) and (3) of the Code
(or alternatively, Buyer's legal counsel has rendered a legal opinion to
the effect that the receipt by Buyer of the Buyer Payment Amounts would
either constitute Qualifying Income or would be excluded from gross income
within the meaning of Sections 856(c)(2) and (3) of the Code), in which
case the escrow agent shall release the remainder of the Buyer Payment
Amounts to Buyer. Seller agrees to amend this Section 23 at the request of
Buyer in order to (A) maximize the portion of the Buyer Payment Amounts
that may be distributed to Buyer hereunder without causing Buyer to fail to
meet the requirements of Sections 856(c)(2) and (3) of the Code, (B)
improve Buyer's chances of securing a favorable ruling described in this
Section 23(b)or (C) assist Buyer in obtaining a favorable legal opinion
from its counsel as described in this Section 23(b); provided that Buyer's
legal counsel has rendered a legal opinion to Buyer to the effect that such
amendment would not cause Buyer to fail to meet the requirements of Section
856(c)(2) or (3) of the Code. The escrow agreement shall also provide that
any portion of the Buyer Payment Amounts held in escrow for five years
shall be released by the escrow agent to the Seller. The Seller shall not
be a party to such escrow agreement and shall not bear any cost of or have
any liability resulting
A-19
<PAGE>
from the escrow agreement or the terms and provisions of this Section 23
so long as Seller disburses any amount due under this Contract to Buyer
or to any escrow agent.
24. Notices. Any notice which may be required or may be desired to be given
pursuant to this Contract shall be in writing and shall be deemed delivered and
effective upon actual receipt at the following addresses or such other addresses
as the parties may notify each other by similar notice:
If to Seller, to:
Prudential-Bache/Watson & Taylor, Ltd.-4
c/o Prudential-Bache Properties, Inc.
One Seaport Plaza
199 Water Street - 16th Floor
New York, New York 10292 - 0116
Attn: Brian Martin
With a copy to:
Skadden, Arps, Slate, Meagher & Flom
919 Third Avenue
New York, New York 10022
Attn: James Freund
If to Buyer, to:
Public Storage, Inc.
701 Western Avenue, Suite 200
Glendale, California 91201-2397
Attn: Harvey Lenkin
With a copy to:
Andrews & Kurth LLP
4200 Texas Commence Tower
Houston, TX 77002
Attn: David G. Runnels
25. General.
A-20
<PAGE>
(a) Interpretation of Words. A masculine pronoun wherever used herein shall
be construed to include the feminine or neuter where appropriate. The singular
form wherever used herein shall be construed to include the plural where
appropriate.
(b) Assignment; Successors and Assigns; Third Party Beneficiaries.
(i) Neither of the parties hereto may assign its respective rights
under this Contract without the consent of the other party. The foregoing
notwithstanding, Buyer shall be permitted, upon five days notice to Seller,
to assign its rights under this Contract to a subsidiary of Buyer that is
at least 90% owned by Buyer. Such assignment, however, shall not relieve
Buyer of, and Buyer shall remain liable for, all of its obligations
contained in this Contract.
(ii) Except as otherwise provided hereby, the provisions of this
Contract shall be binding upon and inure to the benefit of the parties
hereto and their respective legal representatives and successors in
interest.
(iii) This Contract is not intended, nor shall it be construed, to
confer upon any party except the parties hereto and their heirs, successors
and permitted assigns any rights or remedies under or by reason of this
Contract.
(c) Time of the Essence. Time shall be of the essence with respect to the
performance of all of the obligations hereunder.
(d) Entire Contract. Subject to the terms and conditions of the
Confidentiality Agreement, this Contract represents the entire understanding
between the parties with respect to the subject matter hereof, superseding all
prior or contemporaneous understandings or communications of any kind, whether
written or oral. This Contract may only be modified by a written agreement
signed by both parties hereto.
(e) Captions. The headings of the paragraphs herein are for convenience
only; they form no part of this Contract and shall not affect its
interpretation.
(f) Governing Law. The provisions of this Contract shall be governed by and
construed in accordance with the laws of the State of New York applicable to
agreements entered into and to be performed wholly therein.
(g) Counterparts. This Contract may be executed in several counterparts,
each of which shall be deemed an original. Such counterparts constitute
A-21
<PAGE>
but one and the same instrument, which may be sufficiently evidenced by one
counterpart.
(h) Further Assurances. Each of the parties hereto shall, at the request of
the other party, execute, acknowledge and deliver any further instruments, and
take such further actions, as the requesting party may reasonably request, to
carry out effectively the intent of this Contract.
A-22
<PAGE>
IN WITNESS WHEREOF, the parties hereto have executed this Contract as of
the day and year first above written.
Seller:
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
By: PRUDENTIAL-BACHE PROPERTIES, INC.
Its Managing General Partner
By: --------------------------------
Name:
Title:
Buyer:
PUBLIC STORAGE, INC.
By: --------------------------------
Name:
Title:
A-23
<PAGE>
EXHIBITS
Exhibit A -- Property Description
Exhibit B -- Escrow Agreement
Exhibit C -- Property Value Allocations
Exhibit D -- Instrument of Assumption
Exhibit E -- Letter from LAW Engineering and Environmental Services
A-24
<PAGE>
(W&T, Ltd-4)
EXHIBIT A
Properties
Name Location
---- --------
Downtown Business Center 800 Second Avenue
Nashville, Tenessee
Airport South 501 S. Metroplex Drive
Nashville, Tennessee
Big A 4560 1-75 Frontage Road
Clayton County, Georgia
Town East 4111 U.S. Highway 80,
Mesquite (Dallas), Texas
Woodbridge 3095 PS Business Center Road
Woodbridge, Virginia
Land (Airport 501 S. Metroplex Drive
South - #25) Nashville, Tennessee
Land/Mansfield U.S. 287/Turner-Warnell Road
Mansfield, Texas
Land Harry Hines Blvd/N. of LBJ Freeway
(Denton/I-35-#4) Dallas, Texas
Land (Arlington St Hwy 360, N. of East Abram
Bus. Ctr-#12) Arlington, Texas
A-25
<PAGE>
The Properties include:
(A) All buildings and improvements located on the Properties;
(B) All rights-of-way, alleys, waters, privileges, easements,
covenants and appurtenances which are on or benefit the Properties;
(C) All right, title and interest of Seller in and to any land lying
in the bed of any public or private street, road, avenue, alley or highway,
opened, closed or proposed, in front of or adjoining the Properties to the
center line thereof in each case which are appurtenances to such
properties;
(D) All right, title and interest of Seller to any unpaid award to
which Seller may be entitled (1) due to the taking, by condemnation or
eminent domain of any right, title or interest of Seller in the Properties,
and (2) for any damage to the Properties due to the change of grade of any
street or highway;
(E) All right, title and interest of Seller to any assignable
licenses, permits, contract, leases, sales agreements, construction
agreements, maintenance agreements, service agreements, guaranties,
warranties, telephone exchanges, advertising materials and trade names with
respect to the Properties except for the name "Prudential" "Bache" or
"Watson & Taylor" or any combination thereof and;
(F) All Leases and security deposits with respect to any of the
Properties in which Seller holds an interest as a landlord for the use and
occupancy of all or any part of the Properties.
A-26
<PAGE>
EXHIBIT B
ESCROW AGREEMENT
Agreement made this __ day of ___________ 1996 by and among Public Storage,
Inc. Storage Corporation, ("Purchaser"), Prudential-Bache/Watson & Taylor,
Ltd.-4 ("Seller"), and Chicago Title Insurance Company, Inc., as escrow agent
("Escrow Agent").
(i) The Parties hereto agree that the sum of $915,750 (the "Escrow
Amount"), to be held pursuant to a Contract of Sale between Seller and
Purchaser of even date herewith (the "Contract"), shall be held in escrow
by the Escrow Agent upon the terms and conditions set forth herein.
(ii) (A) The Escrow Agent shall deliver the Escrow Amount then in its
possession in accordance with Paragraph 3 hereof to Seller (i) upon the
Closing, as that term is used in and in accordance with the Contract or
(ii) in the event that Seller makes a written demand therefor stating that
Purchaser has failed to perform Purchaser's obligations under the Contract.
(B) Escrow Agent shall return the Escrow Amount then in its possession
in accordance with Paragraph 3 hereof to Purchaser in the event that
Purchaser makes a written demand therefor stating (i) that Seller has
failed to perform Seller's obligations under the Contract or (ii) that
Purchaser is otherwise entitled to the return of the Escrow Amount in
accordance with the terms of the Contract.
(C) In the event that Escrow Agent intends to release the Escrow
Amount and any interest earned thereon in accordance with Paragraph 3
hereof to either party pursuant to Paragraph 2(a)(ii) or 2(b) hereof, then
Escrow Agent shall give to the other party not less than ten days prior
written notice of such fact and, if Escrow Agent actually receives written
notice during such ten day period that such other party objects to the
release, then Escrow Agent shall not release the Escrow Amount and any such
dispute shall be resolved as provided herein.
(D) In the event that a dispute shall arise as to the disposition of
the Escrow Amount or any other funds held hereunder in escrow, Escrow Agent
shall have the right, at its option, to either hold the same or deposit the
same with a court of competent jurisdiction pending decision of such court,
and Escrow Agent shall be entitled to rely upon the decision of such court.
A-27
<PAGE>
(E) Escrow Agent may commingle the Escrow Amount with other funds held
in its "trustees account".
(F) Escrow Agent shall hold the Escrow Amount in a savings bank
account or a liquid assets account in the City of San Francisco bearing
interest at such rate as may from time to time be paid or invest the Escrow
Amount in U.S. Treasury Bills or other securities guaranteed by the
Government of the United States of America. The rate of interest or yield
need not be the maximum available and deposits, withdrawals, purchases and
sales shall be made in the sole discretion of Escrow Agent, which shall
have no liability whatsoever therefor except for its gross negligence or
willful misconduct. Discounts earned shall be deemed interest for the
purposes hereof.
(G) Escrow Agent shall have no liability whatsoever arising out of or
in connection with its activity as Escrow Agent except for its gross
negligence or willful misconduct. Seller and Purchaser jointly and
severally agree to indemnify and hold harmless Escrow Agent from and
against any and all loss, cost, claim, cause of action, damage, liability
and expense (including attorneys' fees and court costs) which may be
incurred by reason of its acting as Escrow Agent.
(H) Escrow Agent shall be entitled to rely upon any judgment,
certification, demand or other writing delivered to it hereunder without
being required to determine the authenticity or the correctness of any fact
stated therein, the propriety or validity thereof, or the jurisdiction of a
court issuing any such judgment. Escrow Agent may act in reliance upon (i)
any instrument or signature believed to be genuine and duly authorized, and
(ii) advice of counsel in reference to any matter or matters connected
herewith.
(I) Any notice, demand or other communication to Escrow Agent
hereunder shall be in writing and delivered in person or sent by certified
mail, return receipt requested, postage prepaid, addressed to Escrow Agent
as follows:
Chicago Title Insurance Company
388 Market Street
San Francisco, California
Attention: Michelle Viguie
The same shall be deemed given on the date delivered, if delivered in person, or
on the third business day following the date of mailing the same, if mailed.
(iii) The interest, if any, earned on the Escrow Amount shall be for the
account of Buyer. At the Closing, such interest shall be a credit against the
Purchase Price.
A-28
<PAGE>
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of
the day and year first above written.
Purchaser:
Public Storage, Inc.
By:
------------------------------------------
Name:
Title:
Seller:
Prudential-Bache/Watson & Taylor, Ltd.-4
By: Prudential-Bache Properties, Inc.,
its managing general partner
By:
--------------------------------------
Name:
Title:
Chicago Title Insurance Company, Inc., as Escrow Agent
By:
---------------------------
Name:
Title:
A-29
<PAGE>
(W&T, Ltd-4)
EXHIBIT C
Allocated Values
Property Purchase Price
-------- --------------
Downtown Business Center $2,200,000
Airport South $2,200,000
Big A $ 900,000
Town East $1,100,000
Woodbridge $4,500,000
Land (Airport $ 400,000
South - #25)
Land/Mansfield $ 605,000
Land $ 180,000
(Denton/I-35-#4)
Land (Arlington $ 125,000
Bus. Ctr-#12)
A-30
<PAGE>
EXHIBIT D
OMNIBUS INSTRUMENT OF ASSUMPTION
FOR GOOD AND VALUABLE CONSIDERATION, the receipt of which is hereby
acknowledged, and in consideration of the assignment by Prudential-Bache/Watson
& Taylor, Ltd.-4, a Texas limited partnership ("Seller"), to Public Storage Inc.
a California corporation ("Buyer"), of all of Seller's right, title and interest
in and to each and every one of the following:
(i) all leases (the "Leases") of space located at the real properties
more particularly described on Schedule I hereto (the "Premises") and any
related security deposits Set forth on Schedule I (the "Security Deposits")
in the;
(ii) all fixtures, machinery, equipment and other personal property
(the "Personalty") attached or appurtenant to the Premises;
(iii) all service and maintenance contracts, construction contracts
relating to the Premises (the "Service Contracts"); and
(iv) all licenses, permits, consents, waiver, variances and unexpired
warranties and guarantees, if any, telephone exchanges, advertisements,
reports, surveys, architectural plans relating to the Premises
(collectively with the Leases, Security Deposits, Personalty and Service
Contracts, the "Property").
Buyer hereby agrees to accept the foregoing assignment by Seller of the
Property and assumes all liabilities and obligations whether of Seller or
otherwise in connection therewith arising on or after the date hereof.
Buyer and Seller shall, at the request of the other party, execute,
acknowledge and deliver any further instruments, and take such further actions,
as may reasonably be requested, to carry out effectively the intent of this
Instrument.
This Instrument shall be binding upon and shall inure to the benefit of
Seller and Buyer and their successors and assigns.
A-31
<PAGE>
IN WITNESS WHEREOF, the undersigned has executed this Instrument as of the
10th day of June, 1996.
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
By:
-------------------------------------
Name:
Title:
PUBLIC STORAGE, INC.
By:
-------------------------------------
Name:
Title:
A-32
<PAGE>
(W&T, Ltd-4)
SCHEDULE I
Properties
Name Location
---- --------
Downtown Business Center 800 Second Avenue
Nashville, Tenessee
Airport South 501 S. Metroplex Drive
Nashville, Tenessee
Big A 4560 1-75 Frontage Road
Clayton County, Georgia
Town East 4111 U.S. Highway 80,
Mesquite (Dallas), Texas
Woodbridge 3095 PS Business Center Road
Woodbridge, Virginia
Land (Airport 501 S. Metroplex Drive
South - #25) Nashville, Tenessee
Land/Mansfield U.S. 287/Turner-Warnell Road
Mansfield, Texas
Land Harry Hines Blvd/N. of LBJ Freeway
(Denton/I-35-#4) Dallas, Texas
Land (Arlington St Hwy 360, N. of East Abram
Bus. Ctr-#12) Arlington, Texas
A-33
<PAGE>
EXHIBIT E
Letter of Environmental Consultant
SECONDARY CLIENT AGREEMENT
This Agreement between _____________ and Law Environmental Consultants,
Inc. is being entered in consideration of $200.00, the promise and obligations
herein and other good and valuable consideration, the adequacy of which is
hereby acknowledged by the parties. At the express request of __________
("Client") and with full disclosure to and approval from same, Law Environmental
Consultants, Inc. ("Law") through its subsidiaries, affiliates, branches, or
divisions, as an independent consultant, agrees to provide _________________,
its corporate successors and assigns (collectively "Secondary Client") for its
additional benefit and use, copies of certain final reports (specify reports)
prepared for Client by Law. Secondary Client may rely on the contents of those
reports as if those reports were expressly prepared for Secondary Client subject
to any limitation placed on the scope, nature and type of Law's services as
stated in Law's proposal [specify] and/or report and subject to these terms and
conditions contained herein. The services provided have been performed for
Client and our report may or may not be suitable for all purposes of Secondary
Client.
STANDARD OF CARE AND WARRANTY. Law warrants that it has performed its
services with that degree of skill and care ordinarily exercised by reputable
members of the environmental engineering and scientific profession of Law or
similar locality. NO OTHER WARRANTY, EXPRESSED OR IMPLIED, IS MADE OR INTENDED,
except as set forth in the Reports.
DOCUMENTS. Secondary Client agrees that Law's report is intended for Client
and Secondary Client's exclusive reliance and internal use, and is not for the
general distribution or publication. Without the prior consent of Law, any
unauthorized use or further distribution by Secondary Client shall be at
Secondary Client's and recipient's sole risk and without liability to Law.
CONFLICT OF INTEREST. By request and use of the referenced report,
Secondary Client expressly agrees to waive all claims of existing or potential
conflicts of interest
A-34
<PAGE>
that may now exist or hereafter arise by Law's providing the requested report
should any dispute arise between Client and Secondary Client.
LAW ENVIRONMENTAL CONSULTANTS, INC. ____________________
Signed: ___________________ Signed: ___________________
Title: ___________________ Title: ___________________
Date: ___________________ Date: ___________________
A-35
<PAGE>
- -------------------------------------------------------------------------------
1129 Broad Street
Shrewsbury, NJ 07702-4314
ROBERT A. STANGER & CO., INC. (908) 389-3600
FINANCIAL AND MANAGEMENT CONSULTANTS FAX: (908) 389-1751
(908) 544-0779
===============================================================================
ANNEX B
Prudential-Bache Properties, Inc.
Managing General Partner
Prudential-Bache/Watson & Taylor, Ltd.-4
One Seaport Plaza, 16th Floor
New York, New York 10292
Gentlemen:
You have advised us that Prudential-Bache/Watson & Taylor, Ltd.-4 (the
"Partnership") is entering into a transaction (the "Sale") in which the nine
properties owned by the Partnership (the "Properties") will be sold to Public
Storage, Inc. (the "Buyer"), for an all-cash purchase price of $12,210,000, (the
"Consideration"). The limited partners of the Partnership will be asked to
approve the Sale.
Prudential-Bache Properties, Inc., in its capacity as the managing general
partner of the Partnership, has requested on behalf of the Partnership that
Robert A. Stanger & Co., Inc. ("Stanger") provide its opinion as to the fairness
to the Partnership, from a financial point of view, of the Consideration to be
received in the Sale.
In the course of our review to render this opinion, we have, among other
things:
o Reviewed the Consent Statement related to the Sale and filed with the
Securities and Exchange Commission ("SEC") on September 17, 1996;
o Reviewed the Contract of Sale between the Partnership and the Buyer,
dated June 13, 1996;
o Reviewed the Partnership's annual reports filed with the SEC on Form
10-K for the three years ending December 31, 1993, 1994 and 1995 and
the quarterly reports filed with the SEC on Form 10-Q for the
three-month period ending June 30, 1996, which reports the
Partnership's management has indicated to be the most current
financial statements available;
B-1
<PAGE>
o Reviewed the MAI-certified appraisals of the Properties owned by the
Partnership dated September 30, 1995 performed by Cushman & Wakefield,
Inc. (the "Appraisals");
o Reviewed summary historical operating statements for each of the
Properties for 1995 and operating budgets for 1996;
o Performed site inspections of each of the Properties owned by the
Partnership;
o Reviewed information regarding purchases and sales of
self-storage/office-warehouse properties and other information
relating to acquisition criteria for self-storage/office-warehouse
properties;
o Discussed with management of the Partnership conditions in
self-storage/office-warehouse property markets, conditions in the
market for sales/acquisitions of properties similar to those owned by
the Partnership, current and projected operations and performance, and
the financial condition of the Partnership;
o Conducted such other studies, analyses, inquiries and investigations
as Stanger deemed appropriate.
In rendering this fairness opinion, we have relied upon and assumed,
without independent verification, the accuracy and completeness of all financial
and other information contained in the Proxy Statement or that was furnished or
otherwise communicated to us by the Partnership and the property manager. We
have not performed an independent appraisal of the assets and liabilities of the
Partnership and have relied upon and assumed the accuracy of the Appraisals. We
have also relied on the assurances of the Managing General Partner that any
financial statements, projections, budgets, or value estimates contained in the
Consent Statement or otherwise provided to us, were reasonably prepared on bases
consistent with actual historical experience and reflecting the best currently
available estimates and good faith judgments; that no material changes have
occurred in the appraised value of the properties or the information reviewed
between the date
B-2
<PAGE>
of the Appraisals or the date of the other information provided and the date of
this letter, and that the Managing General Partner is not aware of any
information or facts that would cause the information supplied to us to be
incomplete or misleading in any material respect.
We have not been requested to, and therefore did not: (i) select the method
of determining the Consideration offered in the Sale, (ii) make any
recommendation to the Unitholders of the Partnership with respect to whether to
approve or reject the Sale or (iii) express any opinion as to the business
decision to effect the Sale, alternatives to the Sale, or tax factors resulting
from the Sale. Our opinion is based on business, economic, real estate and
securities markets, and other conditions as of the date of our analysis and
addresses the Sale in the context of information available as of the date of our
analysis. Events occurring after that date may materially affect the assumptions
used in preparing the opinion.
Based upon and subject to the foregoing, and in reliance thereon, it is our
opinion that as of the date of this letter the Consideration to be received in
the Sale is fair to the Partnership from a financial point of view.
The preparation of a fairness opinion is a complex process and is not
necessarily susceptible to partial analysis or summary description. We have
advised the Partnership that our entire analysis must be considered as a whole
and that selecting portions of our analysis and the factors considered by us,
without considering all analyses and facts, could create an incomplete view of
the evaluation process underlying this opinion.
Yours truly,
ROBERT A. STANGER & CO., INC.
------------------------------
Robert A. Stanger & Co., Inc.
Shrewsbury, NJ
September 16, 1996
B-3
<PAGE>
ANNEX C
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
/X/ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
OF 1934
For the fiscal year ended December 31, 1995
OR
/ / TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the transition period from _______________________ to ______________________
Commission file number 0-15381
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
- --------------------------------------------------------------------------------
(Exact name of registrant as specified in its charter)
Texas 75-2083046
- --------------------------------------------------------------------------------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
One Seaport Plaza, New York, N.Y. 10292-0116
- --------------------------------------------------------------------------------
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code (212) 214-1016
Securities registered pursuant to Section 12(g) of the Act:
Depositary Units of Limited Partnership Interest
- --------------------------------------------------------------------------------
(Title of class)
Indicate by check mark whether the Registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
Registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days. Yes CK 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. [CK]
DOCUMENTS INCORPORATED BY REFERENCE
Registrant's Annual Report to Unitholders for the year ended December 31,
1995 is incorporated by reference into Parts I, II and IV of this Annual Report
on Form 10-K
Amended and Restated Certificate and Agreement of Limited Partnership,
included as part of the Registration Statement on Form S-11 (File No. 33-1213)
filed with the Securities and Exchange Commission pursuant to Rule 424(b) of the
Securities Act of 1933, as amended, is incorporated by reference into Part IV of
this Annual Report on Form 10-K
Index to exhibits can be found on pages 9 through 11.
C-1
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
TABLE OF CONTENTS
<TABLE>
<CAPTION>
PART I PAGE
----
<S> <C> <C>
Item 1 Business......................................................................... 3
Item 2 Properties....................................................................... 4
Item 3 Legal Proceedings................................................................ 5
Item 4 Submission of Matters to a Vote of Unitholders................................... 5
PART II
Item 5 Market for the Registrant's Units and Related Unitholder Matters................. 5
Item 6 Selected Financial Data.......................................................... 6
Item 7 Management's Discussion and Analysis of Financial Condition and Results of
Operations..................................................................... 6
Item 8 Financial Statements and Supplementary Data...................................... 6
Item 9 Changes in and Disagreements with Accountants on Accounting and Financial
Disclosure..................................................................... 6
PART III
Item 10 Directors and Executive Officers of the Registrant............................... 6
Item 11 Executive Compensation........................................................... 8
Item 12 Security Ownership of Certain Beneficial Owners and Management................... 8
Item 13 Certain Relationships and Related Transactions................................... 8
PART IV
Item 14 Exhibits, Financial Statement Schedules and Reports on Form 8-K
Financial Statements and Financial Statement Schedules........................... 9
Exhibits......................................................................... 9
Reports on Form 8-K.............................................................. 10
SIGNATURES.................................................................................... 16
</TABLE>
C-2
<PAGE>
PART I
Item 1. Business
General
Prudential-Bache/Watson & Taylor, Ltd.-4 (the "Registrant"), a Texas limited
partnership, was formed on October 11, 1985 and will terminate on December 31,
2010 unless terminated sooner under the provisions of the Amended and Restated
Certificate and Agreement of Limited Partnership (the "Partnership Agreement").
The Registrant was formed for the purpose of acquiring, developing, owning and
operating business centers, retail shopping centers, mini-storage facilities and
other similar commercial real estate and investing in unimproved commercial
properties with the proceeds raised from the initial sale of depositary units
("Units"). The Registrant's fiscal year for book and tax purposes ends on
December 31.
The Registrant operates eleven properties, five of which are commercial real
estate properties and six of which are unimproved properties. The commercial
real estate properties consist of office/warehouse, mini-warehouse and retail
facilities. For more information regarding the Registrant's properties
(collectively, the "Properties" or individually, a "Property"), see Item 2
Properties. For more information regarding the Registrant's operations, see Item
7 Management's Discussion and Analysis of Financial Condition and Results of
Operations in the Registrant's Annual Report to Unitholders for the year ended
December 31, 1995 ("Registrant's Annual Report") which is filed as an exhibit
hereto. The Registrant is engaged solely in the business of real estate
investment; therefore, presentation of industry segment information is not
applicable.
On December 15, 1995, the Management Committee of the Registrant determined
to seek bids for all of the properties held by the Registrant. As of March 22,
1996, preliminary bids have been received for all properties. If bids for the
properties are deemed acceptable by the Registrant, the Registrant intends to
enter into agreements to sell the properties, subject to the approval of the
Unitholders owning a majority of the Units as required by the Partnership
Agreement. If such sales are approved and consummated, the Registrant will
liquidate and distribute its net assets to its partners. There can, of course,
be no assurance that acceptable bids will be received or that any transactions
will be consummated.
General Partners
The general partners of the Registrant are Prudential-Bache Properties, Inc.
("PBP"), George S. Watson and A. Starke Taylor, III (collectively, the "General
Partners"). PBP is the Managing General Partner and is responsible for the
day-to-day operations of the Registrant and its investments. See Note E to the
financial statements in the Registrant's Annual Report which is filed as an
exhibit hereto.
Competition
The General Partners and/or their affiliates have formed, and may continue to
form, various entities to engage in businesses which may be competitive with the
Registrant.
The Registrant competes with national and regional real estate owners and
operators, some of whom have more experience and resources than the Registrant.
Such owners and operators may include insurance companies, mortgage banks,
pension funds, and other real estate investors, including foreign investors,
syndicated partnerships, and real estate investment trusts. The primary factors
affecting a particular property's ability to successfully compete against other
properties include the location of such property, the suitability of its design
to a prospective tenant's needs, the manner in which it is managed and marketed,
and rental rates. The extent to which the Registrant is affected by competition
will depend, in part, on existing market conditions. The property managers,
Public Storage Management, Inc. and Public Storage Commercial Properties Group,
Inc., manage other properties which compete with the Registrant's properties
within the same geographical area.
C-3
<PAGE>
Employees
The Registrant has no employees. Management and administrative services for
the Registrant are performed by the General Partners and their affiliates
pursuant to the Partnership Agreement as amended. See Note E to the financial
statements in the Registrant's Annual Report which is filed as an exhibit
hereto.
Item 2. Properties
As of December 31, 1995, the Registrant owns the following properties:
<TABLE>
<CAPTION>
Average
Occupancy Rates Monthly Rental
for the year ended Rates Per
December 31, Land Rentable Unit as of
Property Location 1995(1) (in acres) Units December 31, 1995
- ------------------------------------------- ------------------- ---------- -------- -----------------
<S> <C> <C> <C> <C>
Improved Properties
Downtown Business Center (Nashville, TN) 99.7% 3.50
Office/warehouse 30 $ 620 - $3,150
-----
Airport South Business Center (Nashville, TN) 99.4 4.25
Office/warehouse 52 $ 395 - $2,800
-----
Big A Mini-Warehouse (Forest Park, GA) 53.7 7.00
Mini-warehouse 996 $ 19 - $ 795
-----
Towneast Business Center (Mesquite, TX) 96.3 3.38
Office/warehouse 35 $ 350 - $ 826
Mini-warehouse 60 $ 45 - $ 73
-----
95
-----
Dale City (Dale City, VA) 98.1 8.00
Office/warehouse 70 $ 250 - $1,800
Retail 8 $1,000 - $1,985
Mini-warehouse 122 $ 89 - $ 200
-----
200
-----
Unimproved Properties
Airport South (Nashville, TN) N/A 3.06 None N/A
Mansfield (Mansfield, TX) N/A 36.34 None N/A
Yancy Camp (Dallas, TX) N/A 2.08 None N/A
Highway 360 (Arlington, TX) N/A 1.94 None N/A
Dimension (Fort Worth, TX) N/A 0.52 None N/A
Beltline Central (Addison, TX) N/A 0.77 None N/A
-----
1,373
=====
(1) Average occupancy rates are calculated by averaging the monthly occupancies
determined by dividing occupied square footage by available square footage as of
each month-end.
- --------------------------------------------------------------------------------
</TABLE>
The Managing General Partner believes the Registrant's properties are
adequately insured.
For the years ended December 31, 1995, 1994 and 1993 the following improved
properties' rental revenue exceeded 15% of the Registrant's total revenue:
<TABLE>
<CAPTION>
1995 1994 1993
---- ---- ----
<S> <C> <C> <C>
Dale City 39% 40% 36%
Downtown Business Center 17 16 *
Airport South Business Center 17 16 16
</TABLE>
* Property's rental revenue was 15% or less of the Registrant's total revenue
for the year.
C-4
<PAGE>
No single tenant accounted for 10% or more of the Registrant's total revenue
for any of the three years in the period ended December 31, 1995.
For additional information describing the Registrant's properties, see
Supplementary Schedule III-Real Estate and Accumulated Depreciation on page 14
in Item 14 Exhibits, Financial Statement Schedules and Reports on Form 8-K.
Item 3. Legal Proceedings
This information is incorporated by reference to Note G to the financial
statements in the Registrant's Annual Report which is filed as an exhibit
hereto.
Item 4. Submission of Matters to a Vote of Unitholders
None
PART II
Item 5. Market for the Registrant's Units and Related Unitholder Matters
As of March 1, 1996, there were 4,293 holders of record owning 66,555 Units.
A significant secondary market for the Units has not developed, and it is not
expected that one will develop in the future. There are also certain
restrictions set forth in Section 18.2 of the Partnership Agreement limiting the
ability of a Unitholder to transfer Units. Consequently, holders of Units may
not be able to liquidate their investments in the event of an emergency or for
any other reason.
The following per Unit cash distributions were paid to Unitholders on or
about 45 days after the end of the specified quarter.
<TABLE>
<CAPTION>
Quarter Ended 1995 1994
------------- ----- -----
<S> <C> <C>
March 31 $2.19 $3.50
June 30 2.19 2.88
September 30 2.19 2.40
December 31 2.19 2.19
</TABLE>
There are no material restrictions upon the Registrant's present or future
ability to make distributions in accordance with the provisions of the
Partnership Agreement. Distributions for 1995 and 1994 were made from current
and previously undistributed cash generated by operations. Unitholder
distributions were approximately $583,000 and $741,000 for the years ended
December 31, 1995 and 1994, respectively. All of the distributions paid to
Unitholders during 1995 and approximately $530,000 of the distributions paid to
Unitholders during 1994 represent a return of capital on a generally accepted
accounting principles (GAAP) basis (return of capital on a GAAP basis is
calculated as Unitholder distributions less net income allocated to
Unitholders). The Registrant currently expects that recurring quarterly cash
distributions will continue to be paid in the foreseeable future from cash
generated by operations. For discussion of other factors that may affect the
amounts of future distributions, see Management's Discussion and Analysis of
Financial Condition and Results of Operations on pages 10 through 11 of the
Registrant's Annual Report which is filed as an exhibit hereto.
C-5
<PAGE>
Item 6. Selected Financial Data
The following table presents selected financial data of the Registrant.
This data should be read in conjunction with the financial statements of the
Registrant and the notes thereto on pages 2 through 9 of the Registrant's Annual
Report which is filed as an exhibit hereto.
<TABLE>
<CAPTION>
Year ended December 31,
-------------------------------------------------------------------
1995 1994 1993 1992 1991
----------- ----------- ----------- ----------- -----------
<S> <C> <C> <C> <C> <C>
Total revenues $ 2,027,520 $ 1,938,381 $ 1,787,959 $ 1,641,776 $ 1,687,392
=========== =========== =========== =========== ===========
Provision for loss on impairment
of assets $ 900,000 $ -- $ 800,000 $ 484,000 $ 6,858,000
=========== =========== =========== =========== ===========
Net income (loss) $ (717,009) $ 276,355 $ (667,213) $ (688,472) $(7,219,794)
=========== =========== =========== =========== ===========
Net income (loss) per Unit $ (11.51) $ 3.17 $ (10.75) $ (10.76) $ (107.94)
=========== =========== =========== =========== ===========
Total assets $13,635,938 $14,858,287 $15,616,124 $16,885,088 $18,158,889
=========== =========== =========== =========== ===========
Total distributions $ 633,475 $ 805,171 $ 669,167 $ 464,438 $ 719,986
=========== =========== =========== =========== ===========
Unitholder Distributions per
Unit $ 8.76 $ 11.13 $ 9.25 $ 6.42 $ 9.94
=========== =========== =========== =========== ===========
</TABLE>
Item 7. Management's Discussion and Analysis of Financial Condition and Results
of Operations
This information is incorporated by reference to pages 10 through 11 of the
Registrant's Annual Report which is filed as an exhibit hereto.
Item 8. Financial Statements and Supplementary Data
The financial statements are incorporated by reference to pages 2 through 9
of the Registrant's Annual Report which is filed as an exhibit hereto.
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
There are no directors or executive officers of the Registrant. The
Registrant is managed by the Managing General Partner.
The Registrant, the Registrant's General Partners, PBP's directors and
executive officers and other persons holding more than ten percent of the
Registrant's Units are required to report their initial ownership of such Units
and any subsequent changes in that ownership to the Securities and Exchange
Commission on Forms 3, 4 and 5. Such General Partners, PBP's executive officers,
directors and Unitholders who own greater than ten percent of the Registrant's
Units are required by Securities and Exchange Commission regulations to furnish
the Registrant with copies of all Forms 3, 4 or 5 they file. All of these filing
requirements were satisfied on a timely basis. In making these disclosures, the
Registrant has relied solely on written representations of the General Partners,
PBP's directors and executive officers and other persons who own greater than
ten percent of the Registrant's Units or copies of the reports they have filed
with the Securities and Exchange Commission during and with respect to its most
recent fiscal year.
C-6
<PAGE>
Prudential-Bache Properties, Inc., Managing General Partner
The directors and executive officers of PBP and their positions with regard
to managing the Registrant are as follows:
<TABLE>
<CAPTION>
Name Position
- ---- --------
<S> <C>
Thomas F. Lynch, III President, Chief Executive Officer, Chairman of the
Board of Directors and Director
Barbara J. Brooks Vice President--Finance and Chief Financial Officer
Eugene D. Burak Vice President and Chief Accounting Officer
Chester A. Piskorowski Vice President
Frank W. Giordano Director
Nathalie P. Maio Director
</TABLE>
THOMAS F. LYNCH, III, age 37, is the President, Chief Executive Officer,
Chairman of the Board of Directors and a Director of PBP. He is a Senior Vice
President of Prudential Securities Incorporated ("PSI"), an affiliate of PBP.
Mr. Lynch also serves in various capacities for other affiliated companies. Mr.
Lynch joined PSI in November 1989.
BARBARA J. BROOKS, age 47, is the Vice President--Finance and Chief Financial
Officer of PBP. She is a Senior Vice President of PSI. Ms. Brooks also serves in
various capacities for other affiliated companies. She has held several
positions within PSI since 1983. Ms. Brooks is a certified public accountant.
EUGENE D. BURAK, age 50, is a Vice President of PBP. He is a First Vice
President of PSI. Prior to joining PSI in September 1995, he was a management
consultant for three years and was with Equitable Capital Management Corporation
from March 1990 to May 1992. Mr. Burak is a certified public accountant.
CHESTER A. PISKOROWSKI, age 52, is a Vice President of PBP. He is a Senior
Vice President of PSI and is the Senior Manager of the Specialty Finance Asset
Management area. Mr. Piskorowski has held several positions within PSI since
April 1972. Mr. Piskorowski is a member of the New York and Federal Bars.
FRANK W. GIORDANO, age 53, is a Director of PBP. He is a Senior Vice
President of PSI and an Executive Vice President and General Counsel of
Prudential Mutual Fund Management, Inc., an affiliate of PSI. Mr. Giordano also
serves in various capacities for other affiliated companies. He has been with
PSI since July 1967.
NATHALIE P. MAIO, age 45, is a Director of PBP. She is a Senior Vice
President and Deputy General Counsel of PSI and supervises non-litigation legal
work for PSI. She joined PSI's Law Department in 1983; presently she also serves
in various capacities for other affiliated companies.
James M. Kelso ceased to serve as President, Chief Executive Officer,
Chairman of the Board of Directors and Director effective June 30, 1995.
Effective June 30, 1995, Thomas F. Lynch, III was elected President, Chief
Executive Officer, Chairman of the Board of Directors and Director. Robert J.
Alexander ceased to serve as Vice President effective August 25, 1995. Eugene D.
Burak was elected Vice President effective October 9, 1995.
There are no family relationships among any of the foregoing directors or
executive officers. All of the foregoing directors and executive officers have
indefinite terms.
Individual General Partners
George S. Watson, age 55, is a financial specialist and a certified public
accountant. He is also a member of the board of directors of Lyco Energy
Corporation as well as the Advisory Council of the University of Texas Business
School and a member of its Chancellor's Council. Mr. Watson attended the
University of Texas in Austin, graduating summa cum laude in 1963 with a B.B.A.
in accounting and finance. He received his M.B.A. in accounting and finance from
the University of Texas in 1965, graduating first in his class and
C-7
<PAGE>
summa cum laude. He has received various awards and scholarships and is a member
of many fraternal organizations including Phi Kappa Phi, the honorary scholastic
fraternity.
A. Starke Taylor, III, age 52, holds a bachelor of business administration
degree from Southern Methodist University which was awarded in 1966. He is past
president of the North Dallas Chamber of Commerce. Active in the community, Mr.
Taylor is the chairman of the board of Priority One, an international missionary
organization, the founding chairman of the board of the Park Central Athletic
Association, a member of the Dallas regional board of the Salvation Army, and a
board member of the Dallas Theological Seminary. Mr. Taylor was recognized in
1983 by D Magazine as one of Dallas's 10 most outstanding young business
leaders.
There are no family relationships among any of the foregoing individual
General Partners.
Item 11. Executive Compensation
The Registrant does not pay or accrue any fees, salaries or any other form of
compensation to either individual General Partners or to directors and officers
of the Managing General Partner for their services. Certain officers and
directors of the Managing General Partner receive compensation from the Managing
General Partner and its affiliates, not from the Registrant, for services
performed for various affiliated entities, which may include services performed
for the Registrant; however, the Managing General Partner believes that any
compensation attributable to services performed for the Registrant is
immaterial. See Item 13 Certain Relationships and Related Transactions for
information regarding reimbursement to the General Partners for services
provided to the Registrant.
Item 12. Security Ownership of Certain Beneficial Owners and Management
As of March 1, 1996, no individual General Partner or director or officer of
the Managing General Partner owns directly or beneficially any interest in the
voting securities of the Managing General Partner.
As of March 1, 1996, no individual General Partner or director or officer of
the Managing General Partner owns directly or beneficially any of the Units
issued by the Registrant.
As of March 1, 1996, no Unitholder beneficially owns more than five percent
(5%) of the outstanding Units issued by the Registrant.
Item 13. Certain Relationships and Related Transactions
The Registrant has and will continue to have certain relationships with the
General Partners and their affiliates. However, there have been no direct
financial transactions between the Registrant and the individual General
Partners or the directors or officers of the Managing General Partner during
1995.
Reference is made to Notes A and E to the financial statements in the
Registrant's Annual Report which is filed as an exhibit hereto, which identify
the related parties and discuss the services provided by these parties and the
amounts paid or payable for their services.
C-8
<PAGE>
PART IV
<TABLE>
<CAPTION>
Page Number
In Annual
Report
-----------
<S> <C> <C> <C>
Item 14. Exhibits, Financial Statement Schedules and Reports on Form 8-K
(a) 1. Financial Statements and Report of Independent Auditors--
Incorporated by reference to the Registrant's Annual
Report which is filed as an exhibit hereto
Report of Independent Auditors 2
Financial Statements:
Statements of Financial Condition--December 31, 1995 and 1994 3
Statements of Operations--Three years ended December 31, 1995 4
Statements of Changes in Partners' Capital--Three years ended
December 31, 1995 4
Statements of Cash Flows--Three years ended December 31, 1995 5
Notes to Financial Statements 6
2. Financial Statement Schedules and Consent of Independent Auditors
Consent of Independent Auditors
Schedules:
II--Valuation and Qualifying Accounts and Reserves--Three years
ended December 31, 1995
III--Real Estate and Accumulated Depreciation at December 31, 1995
Notes to Schedule III--Real Estate and Accumulated Depreciation
All other schedules have been omitted because they are not applicable
or the required information is included in the financial statements
and the notes thereto.
3. Exhibits
Description:
3.01 Amended and Restated Certificate and Agreement of Limited
Partnership (1)
3.02 Amendment Number 10 to the Amended and Restated Certificate
and Agreement of Limited Partnership (5)
4.01 Certificate of Limited Partnership Interest (1)
4.02 Depositary Receipt (1)
10.01 Management Agreement (1)
10.02 Depositary Agreement (1)
10.03 Agreement Relating to General Partner Interests (1)
10.04 Construction Contract by and between the Watson & Taylor
Holding Joint Venture and Watson & Taylor Construction,
Inc., dated August 21, 1986 (1)
10.05 Special Warranty Deed by and between Prince William
Partners, Ltd. and the Registrant transferring title to the Dale
City Property to the Registrant (2)
</TABLE>
C-9
<PAGE>
<TABLE>
<S> <C> <C> <C>
10.06 Special Warranty Deed by and between 287-Mansfield
Joint Venture and the Registrant conveying title to
the Mansfield Property to the Registrant (2)
10.07 Warranty Deed by and between Messrs. Watson and Taylor and
the Registrant conveying title to the Highway 360 Strip (2)
10.08 Special Warranty Deed by and between Watson & Taylor
Realty Company, Trustee, and the Registrant
conveying title to the Dimension Tract (3)
10.09 Special Warranty Deed by and between Watson & Taylor
Realty Company, Trustee, and the Registrant
conveying title to the Yancy Camp Tract (3)
10.10 Special Warranty Deed by and between George S. Watson and A.
Starke Taylor, III and the Registrant conveying title to the
Belt Line Tract (4)
10.11 Construction Contract by and between Watson & Taylor Con-
struction, Inc. and the Registrant for construction of the
Dale City Business Center (2)
10.12 Property Management Agreement dated as of November 1, 1988
by and between the Registrant and Public Storage Man-
agement, Inc. (4)
10.13 Property Management Agreement dated as of November 1, 1988
by and between the Registrant and Public Storage Commercial
Properties Group, Inc. (4)
10.14 Agreement in connection with Closing of Purchase and
Sale of Real Estate between the Registrant and Paul
Darby or assigns, as Purchaser conveying title of
the Black Bob and 119th Property, located in Olathe,
Kansas (4)
10.15 General Warranty Deed by and between the Registrant
and the Purchaser of the Black Bob and 119th
Property, located in Olathe, Kansas, effective as of
the 26th day of June 1989 (4)
13 Registrant's Annual Report to Unitholders for the
year ended December 31, 1995 (6) (with the exception
of the information and data incorporated by
reference in Items 3, 7 and 8 of this Annual Report
on Form 10-K, no other information or data appearing
in the Registrant's Annual Report is to be deemed
filed as part of this report)
27 Financial Data Schedule (6)
(b) Reports on Form 8-K
Registrant's Current Report on Form 8-K dated December 6, 1995, as
filed with the Securities and Exchange Commission on December 6,
1995, relating to Item 5 regarding the communication of
certain information to the limited partners. Registrant's
Current Report on Form 8-K dated December 15, 1995, as
filed with the Securities and Exchange Commission on
December 26, 1995, relating to Item 5 regarding the
intention of the Partnership to solicit bids for the
partnership's properties.
------------------------------------
(1) Filed as an exhibit to Registration Statement on Form S-11
(No. 33-1213) and incorporated herein by reference.
</TABLE>
C-10
<PAGE>
<TABLE>
<S> <C> <C> <C>
(2) Filed as an exhibit to Registrant's Form 8-K filed with the
Securities and Exchange Commission on November 25, 1987 and
incorporated herein by reference.
(3) Filed as an exhibit to Registrant's Annual Report on Form
10-K for the year ended December 31, 1987 and incorporated
herein by reference. (4) Filed as an exhibit to Registrant's
Annual Report on Form 10-K for the year ended December 31,
1988 and incorporated herein by reference. (5) Filed as an
exhibit to Registrant's Annual Report on Form 10-K for the
year ended December 31, 1991 and incorporated herein by
reference.
(6) Filed herewith.
</TABLE>
C-11
<PAGE>
CONSENT OF INDEPENDENT AUDITORS
To the Partners
Prudential-Bache/Watson & Taylor, Ltd.-4
We consent to the incorporation by reference in this Annual Report (Form 10-K)
of Prudential-Bache/Watson & Taylor, Ltd.-4 of our report dated February 16,
1996, included in the 1995 Annual Report to Limited Partners of
Prudential-Bache/Watson & Taylor, Ltd.-4.
Our audits also included the financial statement schedules of
Prudential-Bache/Watson & Taylor, Ltd.-4 listed in Item 14(a). These schedules
are the responsibility of the Partnership's management. Our responsibility is to
express an opinion based on our audits. In our opinion, the financial statement
schedules referred to above, when considered in relation to the basic financial
statements taken as a whole, present fairly in all material respects the
information set forth therein.
Ernst & Young LLP
New York, New York
March 29, 1996
C-12
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
SCHEDULE II--VALUATION AND QUALIFYING ACCOUNTS AND RESERVES
<TABLE>
- -------------------------------------------------------------------------------------------------------
Allowance for Loss on Impairment of Assets
<CAPTION>
Deductions - Amounts
Year Ended Balance at Additions - Amounts Written-off During Balance at
December 31, Beginning of Year Reserved During Year Year End of Year
- ------------ ----------------- -------------------- -------------------- -----------
<S> <C> <C> <C> <C>
1993 $7,342,000 $800,000 -- $8,142,000
1994 $8,142,000 -- -- $8,142,000
1995 $8,142,000 $900,000 -- $9,042,000
- -------------------------------------------------------------------------------------------------------
</TABLE>
Note: The Registrant's properties are valued at the lower of the carrying amount
or estimated fair value less costs to sell. As a result, a provision for loss on
impairment of assets of $900,000 was recorded for the year ended December 31,
1995.
C-13
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
SCHEDULE III--REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1995
<TABLE>
<CAPTION>
Initial cost to Gross amount at which
Registrant carried at
(Note B) Costs Permanent close of period
---------------------------- capitalized write-down ---------------------------
Buildings (sold) of im- Buildings
and subsequent to paired and
Description (Note A) Land improvements acquisition assets Land improvements
- --------------------------- ----------- ------------ ------------- --------- ---------- ------------
<S> <C> <C> <C> <C> <C> <C>
IMPROVED PROPERTIES:
Downtown Business
Centers I & II $ 709,956 $ 3,076,475 $ 232,692 $ -- $ 709,956 $ 3,309,167
(Nashville, TN)
Airport South
Business Center 764,820 3,431,125 100,938 -- 764,820 3,532,063
(Nashville, TN)
Big A Mini-Warehouse 341,117 3,032,936 67,447 -- 341,117 3,100,383
(Forest Park, GA)
Towneast Business Center 439,121 1,756,485 29,776 -- 438,771 1,786,611
(Mesquite, TX)
Dale City (Dale City, VA) 1,387,406 4,954,792 1,088,712 -- 1,387,406 6,043,504
UNIMPROVED PROPERTIES:
Dimension 76,326 -- -- -- 76,326 --
(Fort Worth, TX)
Airport South 547,432 -- -- -- 547,432 --
(Nashville, TN)
Highway 360 (Arlington, TX) 440,644 -- -- -- 440,644 --
Mansfield (Mansfield, TX) 3,929,084 -- -- (700,000) 3,229,084 --
Yancy Camp 829,448 -- -- -- 829,448 --
(Dallas, TX)
119th & Black Bob 587,871 -- (587,871) -- -- --
(Olathe, KS)
150th & Black Bob 815,396 -- (815,396) -- -- --
(Olathe, KS)
Beltline Central 505,790 -- -- -- 505,790 --
(Addison, TX)
----------- ------------ ----------- --------- ---------- ------------
$11,374,411 $ 16,251,813 $ 116,298 $(700,000) $9,270,794 $ 17,771,728
=========== ============ =========== ========= ========== ============
- ---------------------------------------------------------------------------------------------------------------------------
See notes on the following page
<CAPTION>
Life on which
depreciation
in latest
Accumulated Statement of
Total depreciation Date(s) of Date Operations
Description (Note A) (Note C) (Note D) construction acquired is computed
- --------------------------- ----------- ------------- ------------ -------- -------------
<S> <C> <C> <C> <C> <C>
IMPROVED PROPERTIES:
Downtown Business 5 to
Centers I & II $ 4,019,123 $ 1,340,288 1983, 1985 1986 25 years
(Nashville, TN)
Airport South
Business Center 4,296,883 1,097,885 1987 1987 5 to
(Nashville, TN) 25 years
Big A Mini-Warehouse 3,441,500 894,016 1986 1986 5 to
(Forest Park, GA) 25 years
Towneast Business Center 2,225,382 592,887 1987 1987 5 to
(Mesquite, TX) 25 years
Dale City (Dale City, VA) 7,430,910 1,898,708 1987 1987 5 to
25 years
UNIMPROVED PROPERTIES:
Dimension 76,326 -- -- 1987 N/A
(Fort Worth, TX)
Airport South 547,432 -- -- 1986 N/A
(Nashville, TN)
Highway 360 (Arlington, TX) 440,644 -- -- 1987 N/A
Mansfield (Mansfield, TX) 3,229,084 -- -- 1987 N/A
Yancy Camp 829,448 -- -- 1987 N/A
(Dallas, TX)
119th & Black Bob -- -- -- 1986 N/A
(Olathe, KS)
150th & Black Bob -- -- -- 1986 N/A
(Olathe, KS)
Beltline Central 505,790 -- -- 1986 N/A
(Addison, TX)
----------- -----------
$27,042,522 $ 5,823,784
=========== ===========
- ------------------------------------------------------------------------------------------------------------------------
</TABLE>
C-14
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
NOTES TO SCHEDULE III
December 31, 1995
NOTE A--There are no mortgages, deeds of trust or similar encumbrances against
any of the properties.
NOTE B--Initial cost represents the initial purchase price of the properties
including acquisition fees.
NOTE C--RECONCILIATION SUMMARY OF TRANSACTIONS--REAL ESTATE OWNED
<TABLE>
<CAPTION>
Year ended December 31,
-----------------------------------------
1995 1994 1993
----------- ----------- -----------
<S> <C> <C> <C>
Balance at beginning of year.............. $27,616,465 $27,558,067 $27,462,329
Net additions during year................. 136,241 58,398 95,738
Net deletions during year (1)............. (710,184) -- --
----------- ----------- -----------
Balance at close of year.................. $27,042,522 $27,616,465 $27,558,067
=========== =========== ===========
(1) The 150th & Black Bob property was sold in December 1995 for $678,072 net
of selling expenses.
During 1995, an allowance for loss on impairment of assets of $900,000 was
provided for, bringing the total allowance on the above assets to $9,042,000 as
of December 31, 1995. See Note C to the financial statements of the Registrant's
Annual Report filed as an exhibit hereto.
The aggregate cost of land, buildings and improvements for Federal income tax
purposes for the tax year ended December 31, 1995 was $28,595,297.
NOTE D--RECONCILIATION SUMMARY OF TRANSACTIONS--ACCUMULATED DEPRECIATION
<CAPTION>
Year ended December 31,
-----------------------------------------
1995 1994 1993
----------- ----------- -----------
<S> <C> <C> <C>
Balance at beginning of year.............. $ 5,233,140 $ 4,616,561 $ 3,965,034
Depreciation during the year charged to
expense................................. 590,644 616,579 651,527
----------- ----------- -----------
Balance at close of year.................. $ 5,823,784 $ 5,233,140 $ 4,616,561
=========== =========== ===========
</TABLE>
C-15
<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.
Prudential-Bache/Watson & Taylor, Ltd.-4
By: Prudential-Bache Properties, Inc.,
A Delaware corporation,
Managing General Partner
By: /s/ EUGENE D. BURAK Date: March 29, 1996
----------------------------------------
Eugene D. Burak
Vice President and Chief Accounting
Officer
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 (with respect to the General Partners) and on
the dates indicated.
By: Prudential-Bache Properties, Inc.,
A Delaware corporation,
Managing General Partner
By: /s/ THOMAS F. LYNCH, III Date: March 29, 1996
----------------------------------------
Thomas F. Lynch, III
President, Chief Executive Officer,
Chairman of the Board of Directors and
Director
By: /s/ BARBARA J. BROOKS Date: March 29, 1996
----------------------------------------
Barbara J. Brooks
Vice President-Finance and
Chief Financial Officer
By: /s/ EUGENE D. BURAK Date: March 29, 1996
----------------------------------------
Eugene D. Burak
Vice President
By: /s/ FRANK W. GIORDANO Date: March 29, 1996
----------------------------------------
Frank W. Giordano
Director
By: /s/ NATHALIE P. MAIO Date: March 29, 1996
----------------------------------------
Nathalie P. Maio
Director
C-16
<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.
Prudential-Bache/Watson & Taylor, Ltd.-4
By: Date: March 29, 1996
----------------------------------------
George S. Watson
General Partner
By: Date: March 29, 1996
----------------------------------------
A. Starke Taylor
General Partner
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 (with respect to the General Partners) and on
the dates indicated.
By: Date: March 29, 1996
----------------------------------------
George S. Watson
General Partner
By: Date: March 29, 1996
----------------------------------------
A. Starke Taylor
General Partner
C-17
<PAGE>
1995
- --------------------------------------------------------------------------------
Prudential-Bache/ Annual
Watson & Taylor, Ltd.-4 Report
C-18
<PAGE>
PRUDENTlAL-BACHE/WATSON & TAYLOR, LTD.-4
1995 Annual Report
May 1996
Enclosed are the financial statements and Management's Discussion and
Analysis of Financial Condition and Results of Operations of
Prudential-Bache/Watson & Taylor, Ltd.-4 for the year ended December 31, 1995.
As set forth in the accompanying Annual Report, on December 15,1995, the
Management Committee of the Partnership determined to seek bids for all the
properties held by the Partnership. The Partnership is continuing the process of
attempting to sell the properties held by the Partnership. However, there can be
no assurances that such negotiations will lead to the execution of an agreement
or that any transactions will be consummated. The limited partners will be
advised if the Partnership enters into a definitive agreement to sell the
properties.
The Partnership's net operating income, which excludes the provision for
loss on impairment of assets, decreased by approximately $93,000 in 1995 as
compared to 1994. Rental income increased by approximately $109,000 in 1995 as
compared to 1994 due to improved rental rates and average occupancies at all of
the properties except Dale City, where only rental rates improved. Other income
decreased by approximately $21,000 in 1995 as compared to 1994 as a result of
the decreasing number of older leases that include charges to recover operating
expenses.
Property operating expenses increased by approximately $8,000 in 1995 as
compared to 1994 primarily due to increases in property level payroll costs,
utility expense and management fees. General and administrative expenses
increased by approximately $168,000 in 1995 as compared to 1994 due to the
effectual reimbursement of previously expensed general and administrative and
monitoring expenses owed to affiliates of the individual General Partners in
1994 which reduced expenses in 1994, higher costs associated with administering
the Partnership in 1995, and increased professional fees.
A provision for loss on impairment of assets of $900,000 was recorded for
the year ended December 31, 1995 to reflect the Partnership's property held for
sale at the lower of the carrying amount or estimated fair value less costs to
sell.
A distribution of $2.19 per $500 unit for the quarter ended December
31, 1995 was paid in February 1996. This distribution was funded from cash
generated from property operatlons for the fourth quarter 1995. Also in February
1996, a special distribution of approximately $649,000 was paid to Unitholders
representing the net proceeds from the 150th of Black Bob property. Your
Prudential Securities account was credited with your distribution unless you
previously instructed otherwise.
We encourage you to read the attached report for a more complete discussion
of the Partnership's results of operations. Should you have any questions
concerning your investment or your account status, please contact the Client
Services Department at 1-800-535-2077.
C-19
<PAGE>
REPORT OF INDEPENDENT AUDITORS
To the Partners
Prudential-Bache/Watson & Taylor, Ltd.-4
We have audited the accompanying statements of financial condition of
Prudential-Bache/Watson & Taylor, Ltd.-4 as of December 31, 1995 and 1994, and
the related statements of operations, changes in partners' capital, and cash
flows for each of the three years in the period ended December 31, 1995. These
financial statements are the responsibility of the Partnership's management. Our
responsibility is to express an opinion on these financial statements based on
our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the financial condition of Prudential-Bache/Watson &
Taylor, Ltd.-4 as of December 31, 1995 and 1994, and the results of its
operations and its cash flows for each of the three years in the period ended
December 31, 1995, in conformity with generally accepted accounting principles.
As discussed in Note B to the financial statements, in 1995, the
Partnership changed its method of accounting for the carrying value of real
estate by adopting Statement of Financial Accounting Standards No. 121,
Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to
Be Disposed Of.
Ernst & Young LLP
New York, New York
February 16, 1996
C-20
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
STATEMENTS OF FINANCIAL CONDITION
<TABLE>
<CAPTION>
December 31,
-----------------------------
1995 1994
- ----------------------------------------------------------------------------------------------------
<S> <C> <C>
ASSETS
Land $ 9,270,794 $ 9,980,978
Buildings and improvements 17,630,626 17,504,795
Furniture, fixtures and equipment 141,102 130,692
Less: Accumulated depreciation and amortization (5,823,784) (5,233,140)
Allowance for loss on impairment of assets (9,042,000) (8,142,000)
----------- -----------
Property 12,176,738 14,241,325
Cash and cash equivalents 1,450,040 588,802
Other assets 9,160 28,160
----------- -----------
Total assets $13,635,938 $14,858,287
=========== ===========
LIABILITIES AND PARTNERS' CAPITAL
Liabilities
Accounts payable and accrued expenses $ 113,462 $ 37,303
Due to affiliates, net 107,175 30,185
Accrued real estate taxes 104,824 117,119
Deposits due to tenants 97,196 98,987
Unearned rental income 6,847 17,775
----------- -----------
Total liabilities 429,504 301,369
----------- -----------
Contingencies
Partners' capital
Unitholders (66,555 depositary units issued and outstanding) 13,002,889 14,351,976
General partners 203,545 204,942
----------- -----------
Total partners' capital 13,206,434 14,556,918
----------- -----------
Total liabilities and partners' capital $13,635,938 $14,858,287
=========== ===========
- ----------------------------------------------------------------------------------------------------
The accompanying notes are an integral part of these statements
</TABLE>
C-21
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
Year ended December 31,
----------------------------------------
1995 1994 1993
- ----------------------------------------------------------------------------------------------------
<S> <C> <C> <C>
REVENUES
Rental income $1,945,915 $1,837,381 $1,584,984
Interest 18,210 16,949 14,655
Other 63,395 84,051 188,320
---------- ---------- ----------
2,027,520 1,938,381 1,787,959
---------- ---------- ----------
EXPENSES
Property operating 643,826 635,806 569,513
Depreciation and amortization 590,644 616,579 651,527
Real estate taxes 216,826 216,656 175,265
General and administrative 361,121 192,985 258,867
Provision for loss on impairment of assets 900,000 -- 800,000
Loss on sale of land 32,112 -- --
---------- ---------- ----------
2,744,529 1,662,026 2,455,172
---------- ---------- ----------
Net income (loss) $ (717,009) $ 276,355 $ (667,213)
========== ========== ==========
ALLOCATION OF NET INCOME (LOSS)
Unitholders $ (766,241) $ 211,086 $ (715,443)
General partners 49,232 65,269 48,230
---------- ---------- ----------
$ (717,009) $ 276,355 $ (667,213)
========== ========== ==========
Net income (loss) per depositary unit $ (11.51) $ 3.17 $ (10.75)
========== ========== ==========
- ----------------------------------------------------------------------------------------------------
</TABLE>
STATEMENTS OF CHANGES IN PARTNERS' CAPITAL
<TABLE>
<CAPTION>
GENERAL
UNITHOLDERS PARTNERS TOTAL
- ----------------------------------------------------------------------------------------------------
<S> <C> <C> <C>
Partners' capital--December 31, 1992 $16,212,724 $209,390 $16,422,114
Net income (loss) (715,443) 48,230 (667,213)
Distributions (615,634) (53,533) (669,167)
----------- ------- ------------
Partners' capital--December 31, 1993 14,881,647 204,087 15,085,734
Net income 211,086 65,269 276,355
Distributions (740,757) (64,414) (805,171)
----------- ------- -----------
Partners' capital--December 31, 1994 14,351,976 204,942 14,556,918
Net income (loss) (766,241) 49,232 (717,009)
Distributions (582,846) (50,629) (633,475)
----------- -------- -----------
Partners' capital--December 31, 1995 $13,002,889 $203,545 $13,206,434
=========== ======== ===========
- ----------------------------------------------------------------------------------------------------
The accompanying notes are an integral part of these statements
</TABLE>
C-22
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
Year ended December 31,
----------------------------------------
1995 1994 1993
- ----------------------------------------------------------------------------------------------------
<S> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Rental income and deposits received $1,952,196 $1,822,992 $1,633,929
Interest received 18,210 16,949 14,655
Other income received 63,395 84,051 188,320
Property operating expenses paid (596,941) (668,042) (577,304)
Real estate taxes paid (229,121) (196,709) (216,894)
General and administrative expenses paid (254,857) (313,065) (235,397)
---------- ---------- ----------
Net cash provided by operating activities 952,882 746,176 807,309
CASH FLOWS FROM INVESTING ACTIVITIES
Net proceeds from sale of land 678,072 -- --
Property improvements (136,241) (58,398) (95,738)
---------- ---------- ----------
Net cash provided by investing activities 541,831 (58,398) (95,738)
CASH FLOWS FROM FINANCING ACTIVITIES
Distributions paid to partners (633,475) (882,114) (615,634)
---------- ---------- ----------
Net increase (decrease) in cash and cash equivalents 861,238 (194,336) 95,937
Cash and cash equivalents at beginning of year 588,802 783,138 687,201
---------- ---------- ----------
Cash and cash equivalents at end of year $1,450,040 $ 588,802 $ 783,138
========== ========== ==========
- ----------------------------------------------------------------------------------------------------
RECONCILIATION OF NET INCOME (LOSS) TO NET CASH PROVIDED
BY OPERATING ACTIVITIES
Net income (loss) $ (717,009) $ 276,355 $ (667,213)
---------- ---------- ----------
Adjustments to reconcile net income (loss) to net cash
provided by operating activities:
Provision for loss on impairment of assets 900,000 -- 800,000
Loss on sale of land 32,112 -- --
Depreciation and amortization 590,644 616,579 651,527
Changes in:
Other assets 19,000 5,320 9,112
Accounts payable and accrued expenses 76,159 (65,304) 11,636
Due to affiliates, net 76,990 (87,012) 4,043
Accrued real estate taxes (12,295) 19,947 (41,629)
Unearned rental income (10,928) (13,396) 13,036
Deposits due to tenants (1,791) (6,313) 26,797
---------- ---------- ----------
Total adjustments 1,669,891 469,821 1,474,522
---------- ---------- ----------
Net cash provided by operating activities $ 952,882 $ 746,176 $ 807,309
========== ========== ==========
- ----------------------------------------------------------------------------------------------------
SUPPLEMENTAL SCHEDULE OF NONCASH FINANCING ACTIVITIES
Distributions to partners $ (633,475) $ (805,171) $ (669,167)
Increase (decrease) in distributions payable -- (76,943) 53,533
---------- ---------- ----------
Distributions paid to partners $ (633,475) $ (882,114) $ (615,634)
========== ========== ==========
- ----------------------------------------------------------------------------------------------------
The accompanying notes are an integral part of these statements
</TABLE>
C-23
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
NOTES TO FINANCIAL STATEMENTS
A. General
Prudential-Bache/Watson & Taylor, Ltd.-4 (the "Partnership") is a Texas
limited partnership formed on October 11, 1985 which will terminate on December
31, 2010 unless terminated sooner under the provisions of the Amended and
Restated Certificate and Agreement of Limited Partnership (the "Partnership
Agreement"). The Partnership was formed for the purpose of acquiring,
developing, owning and operating business centers, retail shopping centers and
mini-warehouse facilities, and investing in unimproved commercial properties.
The general partners of the Partnership are Prudential-Bache Properties, Inc.
("PBP"), a wholly-owned subsidiary of Prudential Securities Group Inc., George
S. Watson, and A. Starke Taylor, III (collectively, the "General Partners"). PBP
is the Managing General Partner and is responsible for the day-to-day operations
of the Partnership and its investments. At December 31, 1995, the Partnership
owned eleven properties.
B. Summary of Significant Accounting Policies
Basis of accounting
The books and records of the Partnership are maintained on the accrual basis
of accounting in accordance with generally accepted accounting principles. The
preparation of financial statements in conformity with generally accepted
accounting principles requires the General Partners to make estimates and
assumptions that affect the reported amounts of assets and liabilities and the
disclosure of contingent assets and liabilities at the date of the financial
statements as well as the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Property
Effective December 31, 1995, the Partnership adopted Statement of Financial
Accounting Standards ("SFAS") No. 121, "Accounting for the Impairment of
Long-Lived Assets and for Long-Lived Assets to be Disposed Of." Under SFAS No.
121, impairment of properties to be held and used is determined to exist when
estimated amounts recoverable through future operations on an undiscounted basis
are below the properties' carrying value. If a property is determined to be
impaired, it should be recorded at the lower of its carrying value or its
estimated fair value. For properties that are held for sale, SFAS No. 121 states
that they should be recorded at the lower of carrying amount or estimated fair
value less costs to sell. On December 15, 1995, the Management Committee of the
Partnership determined to seek bids for all of the properties held by the
Partnership. Accordingly, effective December 31, 1995, the Partnership has
reclassified its properties from held for use to held for sale and has ceased
depreciating the properties for financial reporting purposes only. In connection
therewith, the Partnership recorded a provision for loss on impairment of assets
of $900,000.
The determination of estimated fair value is based, not only upon future cash
flows, which rely upon estimates and assumptions including expense growth,
occupancy and rental rates, but also upon market capitalization and discount
rates as well as other market indicators. The General Partners believe that the
estimates and assumptions used are appropriate in evaluating the carrying amount
of the Partnership's properties. However, changes in market conditions and
circumstances may occur in the near term which would cause these estimates and
assumptions to change, which, in turn, could cause the amounts ultimately
realized upon the sale or other disposition of the properties to differ
materially from their estimated fair value. Such changes may also require
write-downs in future years.
Prior to December 31, 1995, the Partnership carried its property investments
at the lower of depreciated cost or estimated amounts recoverable through future
operations and ultimate disposition of the property. Property investments were
depreciated or amortized using the straight-line method over their estimated
economic lives which range from 5 to 25 years depending on property type. A
provision for loss on impairment of assets was recorded when estimated amounts
recoverable through future operations and ultimate disposition of the property,
on an undiscounted basis, were below the depreciated cost.
C-24
<PAGE>
Cash and cash equivalents
Cash and cash equivalents include money market funds whose cost approximates
market value.
Income taxes
The Partnership is not required to provide for, or pay, any Federal or state
income taxes. Income tax attributes that arise from its operations are passed
directly to the individual partners. The Partnership may be subject to other
state and local taxes in jurisdictions in which it operates.
Profit and loss allocations and distributions
Net operating income before depreciation is allocated 92% to the Unitholders
and 8% to the General Partners. Net operating loss, provisions for loss on
impairment, and depreciation are allocated 99% to the Unitholders and 1% to the
General Partners.
Distributions of cash are made in accordance with the Partnership Agreement
and are allocated 92% to the Unitholders and 8% to the General Partners.
Proceeds upon the sale of the properties and liquidation of the Partnership
will be distributed in accordance with the Partnership Agreement.
C. Property
The Partnership's property is comprised of the following:
<TABLE>
<CAPTION>
December 31,
---------------------------
1995 1994
----------- -----------
<S> <C> <C>
Improved properties:
Downtown Business Center - Nashville, TN $ 2,678,835 $ 2,796,137
Airport South - Nashville, TN 3,198,998 3,302,123
Big A Mini Warehouse - Forest Park, GA 2,547,484 2,593,580
Towneast Business Center - Mesquite, TX 1,632,495 1,668,061
Dale City - Dale City, VA 5,532,202 5,684,516
----------- -----------
15,590,014 16,044,417
----------- -----------
Unimproved properties:
Dimension - Fort Worth, TX 76,326 76,326
Airport South - Nashville, TN 547,432 547,432
Highway 360 - Arlington, VA 440,644 440,644
Mansfield - Mansfield, TX 3,229,084 3,229,084
Yancy Camp - Dallas, TX 829,448 829,448
150th & Black Bob - Olathe, KS (A) -- 710,184
Beltline Central - Addison, TX 505,790 505,790
----------- -----------
5,628,724 6,338,908
----------- -----------
Less: allowance for loss on impairment of
assets(B) (9,042,000) (8,142,000)
----------- -----------
$12,176,738 $14,241,325
=========== ===========
(A) The 150th & Black Bob property was sold in December 1995 for $678,072 net of
selling expenses which resulted in a loss of $32,112 for financial reporting
purposes.
(B) In 1995, the Partnership's properties are valued at the lower of the
carrying amount or estimated fair value less costs to sell. Accordingly, an
additional allowance for loss on impairment of assets of $900,000 was
recorded as of December 31, 1995.
</TABLE>
C-25
<PAGE>
For the years ended December 31, 1995, 1994 and 1993 the following improved
properties' rental revenue exceeded 15% of the Registrant's total revenue:
<TABLE>
<CAPTION>
1995 1994 1993
---- ---- ----
<S> <C> <C> <C>
Dale City 39% 40% 36%
Downtown Business Center 17 16 *
Airport South Business Center 17 16 16
</TABLE>
* Property's rental revenue was 15% or less of the Registrant's total revenue
for the year.
No single tenant accounted for 10% or more of the Registrant's total revenue
for any of the three years in the period ended December 31, 1995.
D. Minimum Future Lease Revenues
The Partnership earns a majority of its rental income from month-to-month and
other short-term leasing arrangements. The Partnership also has certain
noncancellable operating leases on the Partnership's properties. The minimum
future rental revenues receivable under these noncancellable operating leases at
the Partnership's improved properties are approximately $901,000 and $196,000
for the years ending December 31, 1996 and 1997, respectively.
E. Related Parties
PBP and its affiliates perform services for the Partnership which include,
but are not limited to: accounting and financial management; transfer and
assignment functions; asset management (including direct management of the
Partnership's unimproved properties); investor communications; printing and
other administrative services. PBP and its affiliates receive reimbursements for
costs incurred in connection with these services, the amount of which is limited
by the provisions of the Partnership Agreement. The costs and expenses incurred
on behalf of the Partnership which are reimbursable to PBP and its affiliates
for the years ended December 31, 1995, 1994 and 1993, were approximately
$131,000, $85,000 and $104,000, respectively.
Affiliates of Messrs. Watson and Taylor, the individual General Partners,
also perform certain administrative and monitoring functions on behalf of the
Partnership. In 1994, the Partnership recorded approximately $31,000 for the
reimbursement of prior periods' general, administrative and monitoring expenses
incurred by affiliates of the individual General Partners. Approximately $29,000
was incurred in 1995.
Prudential Securities Incorporated ("PSI"), an affiliate of PBP, owns 391
depositary units at December 31, 1995.
F. Income Taxes
The following is a reconciliation of net income (loss) for financial
reporting purposes to net income for tax reporting purposes for the years ended
December 31, 1995, 1994 and 1993, respectively:
<TABLE>
<CAPTION>
1995 1994 1993
--------- --------- ---------
<S> <C> <C> <C>
Net income (loss) per financial statements $(717,009) $ 276,355 $(667,213)
Book depreciation and amortization in excess of tax amounts 7,037 34,480 71,046
Rent received in advance, net of reversal of prior year
amount (10,928) (13,396) 13,036
Carrying costs on land held for investment, capitalized for
tax purposes 110,803 79,714 78,854
Tax loss in excess of book loss on sale of land (205,854) -- --
Book gain in excess of tax gain on sale -- -- (30,620)
Other amounts deductible for tax purposes (15,047) -- --
Provision for loss on impairment of assets 900,000 -- 800,000
--------- --------- ---------
Tax basis net income $ 69,002 $ 377,153 $ 265,103
========= ========= =========
</TABLE>
The differences between the tax basis and book basis of partners' capital are
primarily attributable to the cumulative effect of the book to tax income
adjustments.
C-26
<PAGE>
G. Contingencies
By order of the Judicial Panel on Multidistrict Litigation dated April 14,
1994, a number of purported class actions then pending in various federal
district courts were transferred to a single judge of the United States District
Court for the Southern District of New York and consolidated for pretrial
proceedings under the caption In re Prudential Securities Incorporated Limited
Partnerships Litigation (MDL Docket 1005). On June 8, 1994, plaintiffs in the
transferred cases filed a complaint that consolidated the previously filed
complaints and named as defendants, among others, PSI, certain of its present
and former employees and PBP. The Partnership was not named a defendant in the
consolidated complaint, but the name of the Partnership was listed as being
among the limited partnerships at issue in the case.
On August 9, 1995, PBP, PSI and other Prudential defendants entered into a
Stipulation and Agreement of Partial Compromise and Settlement with legal
counsel representing plaintiffs in the consolidated actions. The court
preliminarily approved the settlement agreement by order dated August 29, 1995
and, following a hearing held November 17, 1995, found that the agreement was
fair, reasonable, adequate and in the best interests of the plaintiff class. The
court gave final approval to the settlement, certified a class of purchasers of
specific limited partnerships, including the Partnership, released all settled
claims by members of the class against the PSI settling defendants and
permanently barred and enjoined class members from instituting, commencing or
prosecuting any settled claim against the released parties. The full amount due
under the settlement agreement has been paid by PSI.
H. Subsequent Event
In February 1996, distributions of approximately $146,000 and $13,000 were
paid to the Unitholders and the General Partners, respectively, for the quarter
ended December 31, 1995.
Also in February 1996, a special distribution of approximately $649,000 was
paid to Unitholders representing the net proceeds from the sale of the 150th &
Black Bob property.
C-27
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
Liquidity and Capital Resources
The Partnership owns and operates five commercial properties consisting of
office warehouse/mini-warehouse and retail facilities as well as six unimproved
properties. On December 15, 1995, the Management Committee of the Partnership
determined to seek bids for all of the properties held by the Partnership. As of
March 22, 1996, preliminary bids have been received for all properties. If bids
for the properties are deemed acceptable by the Partnership, the Partnership
intends to enter into agreements to sell the properties, subject to the approval
of the unitholders owning a majority of the Units, as required by the
Partnership Agreement. If such sales are approved and consummated, the
Partnership will liquidate and distribute its net assets to its partners. There
can, of course, be no assurance that acceptable bids will be received or that
any transactions will be consummated.
During the year ended December 31, 1995, the Partnership's cash and cash
equivalents increased by approximately $861,000 due primarily to the cash
proceeds from selling the 150th & Black Bob unimproved property located in
Olathe, Kansas. Distributions during the year ended December 31, 1995 of
approximately $583,000 and $51,000 were paid to the unitholders and General
Partners, respectively. These distributions were funded from property
operations.
The Partnership's ability to make future distributions to the partners and
the amount of the distributions that may be made will be affected not only by
the amount of cash generated by the Partnership from the operations of its
properties, but also by the amount expended for capital improvements and the
amount set aside for anticipated capital improvements. A portion of the cash
generated by operations for the fourth quarter of 1995 was retained in
anticipation of capital expenditures in 1996. Capital improvements are currently
budgeted at approximately $242,000 for 1996.
Results of Operations
Average occupancy rates at the improved properties for the years ended
December 31, 1995, 1994 and 1993 were as follows:
<TABLE>
<CAPTION>
December 31,
---------------------------
1995 1994 1993
- ------------------------------------------------------------------------------------
<S> <C> <C> <C>
Airport South Business Center 99.4% 96.2% 97.7%
Big A Mini-Warehouse 53.7 48.2 45.2
Downtown Business Center 99.7 96.5 88.6
Towneast Business Center 96.3 94.8 85.6
Dale City 98.1 99.1 94.4
- -------------------------------------------------------------------------------------
</TABLE>
(Average occupancy rates are calculated by averaging the monthly occupancies
determined by dividing occupied square footage by available square footage as of
each month-end.)
1995 vs. 1994
Net operating income, which excludes provision for loss on impairment of
assets, decreased by approximately $93,000 in the year ended December 31, 1995
as compared to the year ended December 31, 1994 for the reasons discussed below.
Rental income increased by approximately $109,000 or 6% in 1995 as compared
to 1994. The most significant increases occurred at the Downtown Business
Center, Airport South Business Center properties and Big A Mini-Warehouse;
however, there were also increases at the Towneast Business Center and Dale City
properties. All properties experienced improvements in average rental rates and
average occupancies, with the exception of Dale City where only rental rates
improved.
C-28
<PAGE>
Other income decreased by approximately $21,000 in 1995 as compared to 1994
as a result of the decreasing number of older leases that include charges to
recover operating expenses.
Property operating expenses increased by approximately $8,000 for the year
ended December 31, 1995 as compared to December 31, 1994 due to increases in
payroll, management fees and utilities expenses, slightly offset by a decrease
in repairs and maintenance expense.
General and administrative expenses increased by approximately $168,000 for
the year ended December 31, 1995, as compared to 1994 due to the effectual
reimbursement of previously expensed general and administrative and monitoring
expenses owed to affiliates of the individual General Partners in 1994 which
reduced expenses in 1994, increases in costs associated with administering the
Partnership in 1995, and increases in professional fees including legal, audit
and tax, and appraisal fees.
A provision for loss on impairment of assets of $900,000 was recorded for the
year ended December 31, 1995 to reflect the Partnership's property held for sale
at the lower of the carrying amount or estimated fair value less costs to sell.
1994 vs. 1993
Net operating income, which excludes provisions for loss on impairment of
assets, increased by approximately $144,000 in the year ended December 31, 1994
as compared to the year ended December 31, 1993 for the reasons discussed below.
Rental income increased by approximately $252,000 or 16% in 1994 as compared
to 1993. The most significant increases occurred at the Downtown Business Center
and Dale City properties; however, there were also increases at the Towneast
Business Center and Airport South Business Center properties due to higher
average occupancies in 1994 as compared to 1993. Rental income at the Big A
Mini-Warehouse remained stable despite higher average occupancy rates as the
elimination of an exit ramp that provided access to the Big A property continued
to have a negative impact on rental rates.
Other income decreased by approximately $104,000 in 1994 as compared to 1993
as a result of the decreasing number of older leases that include charges to
recover operating expenses.
Property operating expenses increased by approximately $66,000 for the year
ended December 31, 1994 as compared to December 31, 1993 due to increases for
insurance and utilities (particularly trash removal and water) expenses and
leasing commissions, payroll and repairs and maintenance expenses. The increased
trash removal costs reflect the pass-through of landfill usage taxes and
increased municipal surcharges. Water rates have increased in Nashville where
two of the Partnership's five improved properties are located.
The increase in real estate taxes of approximately $41,000 for the year ended
December 31, 1994 as compared to the year ended December 31, 1993 was primarily
the result of the receipt of tax refunds in the first quarter of 1993.
General and administrative expenses decreased by approximately $66,000 for
the year ended December 31, 1994, as compared to 1993. The Partnership was, in
effect, reimbursed for previously expensed general and administrative and
monitoring expenses owed to affiliates of the individual General Partners for
prior years. The decrease was also due to lower legal costs at the property
level and lower overall costs of administering the Partnership.
C-29
<PAGE>
OTHER INFORMATION
The Partnership's Annual Report on Form 10-K as filed with the Securities and
Exchange Commission is available to Unitholders without charge upon written
request to:
Prudential-Bache/Watson & Taylor, Ltd.-4
P.O. Box 2016
Peck Slip Station
New York, New York 10272-2016
C-30
<PAGE>
ANNEX D
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
/X/ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the quarterly period ended June 30, 1996
OR
/ /TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the transition period from _______________________ to ______________________
Commission file number 0-15381
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
- --------------------------------------------------------------------------------
(Exact name of Registrant as specified in its charter)
Texas 75-2083046
- --------------------------------------------------------------------------------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
One Seaport Plaza, New York, N.Y. 10292-0116
- --------------------------------------------------------------------------------
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code (212) 214-1016
N/A
- --------------------------------------------------------------------------------
Former name, former address and former fiscal year, if changed since last report
Indicate by check (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 (check mark) No __
D-1
<PAGE>
Part I. FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
STATEMENTS OF FINANCIAL CONDITION
(Unaudited)
<TABLE>
<CAPTION>
June 30, December 31,
1996 1995
- ---------------------------------------------------------------------------------------------------
<S> <C> <C>
ASSETS
Property held for sale $12,297,260 $12,176,738
Cash and cash equivalents 859,425 1,450,040
Other assets 9,931 9,160
----------- -----------
Total assets $13,166,616 $13,635,938
=========== ===========
LIABILITIES AND PARTNERS' CAPITAL
Liabilities
Accounts payable and accrued expenses $ 434,146 $ 113,462
Deposits due to tenants 99,936 97,196
Due to affiliates, net 114,544 107,175
Accrued real estate taxes 64,393 104,824
Unearned rental income 14,433 6,847
----------- -----------
Total liabilities 727,452 429,504
----------- -----------
Partners' capital
Unitholders (66,555 depositary units issued and outstanding) 12,245,056 13,002,889
General partners 194,108 203,545
----------- -----------
Total partners' capital 12,439,164 13,206,434
----------- -----------
Total liabilities and partners' capital $13,166,616 $13,635,938
=========== ===========
- ---------------------------------------------------------------------------------------------------
The accompanying notes are an integral part of these statements
</TABLE>
D-2
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
STATEMENTS OF OPERATIONS
(Unaudited)
<TABLE>
<CAPTION>
Six Months ended Three months ended
June 30, June 30,
------------------------- ---------------------
1996 1995 1996 1995
- ----------------------------------------------------------------------------------------------------
<S> <C> <C> <C> <C>
REVENUES
Rental income $ 938,242 $ 963,857 $474,631 $481,109
Interest 10,236 8,220 3,252 4,026
Other 11,865 34,572 6,190 12,814
---------- ---------- -------- --------
960,343 1,006,649 484,073 497,949
---------- ---------- -------- --------
EXPENSES
General and administrative 397,650 140,592 247,506 77,835
Property operating 338,399 323,871 156,024 152,094
Real estate taxes 93,605 96,372 45,338 48,473
Depreciation -- 293,833 -- 149,249
---------- ---------- -------- --------
829,654 854,668 448,868 427,651
---------- ---------- -------- --------
Net income $ 130,689 $ 151,981 $ 35,205 $ 70,298
========== ========== ======== ========
ALLOCATION OF NET INCOME
Unitholders $ 120,234 $ 119,254 $ 32,389 $ 54,227
========== ========== ======== ========
General partners $ 10,455 $ 32,727 $ 2,816 $ 16,071
========== ========== ======== ========
Net income per depositary unit $ 1.81 $ 1.79 $ 0.49 $ .81
========== ========== ======== ========
- ----------------------------------------------------------------------------------------------------
</TABLE>
STATEMENT OF CHANGES IN PARTNERS' CAPITAL
(Unaudited)
<TABLE>
<CAPTION>
GENERAL
UNITHOLDERS PARTNERS TOTAL
- ---------------------------------------------------------------------------------------------------
<S> <C> <C> <C>
Partners' capital--December 31, 1995 $13,002,889 $203,545 $13,206,434
Net income 120,234 10,455 130,689
Distributions (878,067) (19,892) (897,959)
----------- -------- -----------
Partners' capital--June 30, 1996 $12,245,056 $194,108 $12,439,164
=========== ======== ===========
- ---------------------------------------------------------------------------------------------------
The accompanying notes are an integral part of these statements
</TABLE>
D-3
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
STATEMENTS OF CASH FLOWS
(Unaudited)
<TABLE>
<CAPTION>
Six months ended
June 30,
------------------------
1996 1995
- ---------------------------------------------------------------------------------------------------
<S> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Rental income and deposits received $ 947,797 $ 965,244
Interest received 10,236 8,220
Other income received 11,865 34,572
Property operating expenses paid (198,548) (330,331)
Real estate taxes paid (134,036) (151,472)
General and administrative expenses paid (209,448) (75,920)
---------- ---------
Net cash provided by operating activities 427,866 450,313
CASH FLOWS FROM INVESTING ACTIVITIES
Property improvements (120,522) (108,156)
CASH FLOWS FROM FINANCING ACTIVITIES
Distributions paid to partners (897,959) (316,659)
---------- ---------
Net increase (decrease) in cash and cash equivalents (590,615) 25,498
Cash and cash equivalents at beginning of period 1,450,040 588,802
---------- ---------
Cash and cash equivalents at end of period $ 859,425 $ 614,300
========== =========
- ---------------------------------------------------------------------------------------------------
RECONCILIATION OF NET INCOME TO NET CASH PROVIDED BY
OPERATING ACTIVITIES
Net income $ 130,689 $ 151,981
---------- ---------
Adjustments to reconcile net income to net cash provided by operating
activities:
Depreciation -- 293,833
Changes in:
Other assets (771) 5,899
Accounts payable and accrued expenses 320,684 36,612
Accrued real estate taxes (40,431) (55,100)
Due to affiliates, net 7,369 21,600
Unearned rental income 7,586 (6,417)
Deposits due to tenants 2,740 1,905
---------- ---------
Total adjustments 297,177 298,332
---------- ---------
Net cash provided by operating activities $ 427,866 $ 450,313
========== =========
- ---------------------------------------------------------------------------------------------------
The accompanying notes are an integral part of these statements
</TABLE>
D-4
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
NOTES TO FINANCIAL STATEMENTS
June 30, 1996
(Unaudited)
A. General
These financial statements have been prepared without audit. In the opinion
of Prudential-Bache Properties, Inc. ("Managing General Partner") ("PBP"), the
financial statements contain all adjustments (consisting of only normal
recurring adjustments) necessary to present fairly the financial position of
Prudential-Bache/Watson & Taylor, Ltd.-4 (the "Partnership") as of June 30, 1996
and the results of its operations for the six and three months ended June 30,
1996 and 1995, and its cash flows for the six months ended June 30, 1996 and
1995. However, the operating results for the interim periods may not be
indicative of the results expected for the full year.
Certain information and footnote disclosures normally included in annual
financial statements prepared in accordance with generally accepted accounting
principles have been omitted. It is suggested that these financial statements be
read in conjunction with the financial statements and notes thereto included in
the Partnership's Annual Report on Form 10-K filed with the Securities and
Exchange Commission for the year ended December 31, 1995.
On December 15, 1995, the Management Committee of the Partnership determined
to seek bids for all the properties held by the Partnership. On June 10, 1996,
the Partnership entered into a contract with Public Storage, Inc., the current
property manager of the Partnership's properties, for the sale of substantially
all the Partnership's properties for an aggregate sales price of $12,210,000.
This sale is subject to the approval by the Unitholders holding a majority of
the depository units and certain other conditions and potential price
adjustments, including the cost to remedy any potential environmental issues. In
preparing the properties for sale, the Partnership had an environmental site
assessment performed by a qualified engineering firm for each of the
Partnership's properties. One of the Partnership's properties evidenced certain
levels of hazardous materials. The Managing General Partner is working with the
engineering firm to determine the extent of the contamination. It is uncertain
at this time what the cost of remediation or the impact on the sale of the
affected property may be. The Partnership is exploring its alternatives in
addressing this issue.
The Partnership anticipates sending proxy statements in August 1996 or as
soon thereafter as practicable for the purpose of advising Unitholders of the
terms of the agreement and to solicit their consent of the proposed sale. It is
expected that, if approved, the sale will close before December 31, 1996.
Following the closing, the Partnership will make one or more cash distributions
to the Unitholders. The bulk of the distributions are expected to occur shortly
after the closing with the remainder expected to be distributed within twelve
months after the closing, at which time the Partnership would then by
liquidated.
B. Related Parties
PBP and its affiliates perform services for the Partnership which include,
but are not limited to: accounting and financial management, transfer and
assignment functions, asset management (including direct management of the
Partnership's unimproved properties), investor communications, printing and
other administrative services. PBP and its affiliates receive reimbursements for
costs incurred in connection with these services, the amount of which is limited
by the provisions of the Partnership Agreement. The costs and expenses incurred
on behalf of the Partnership which are reimbursable to PBP and its affiliates
for the six months ended June 30, 1996 and 1995 were approximately $66,000 and
$49,000, respectively, and for the three months ended June 30, 1996 and 1995,
were approximately $32,000 and $25,000, respectively.
Affiliates of Messrs. Watson and Taylor, the individual General Partners,
also perform certain administrative and monitoring functions on behalf of the
Partnership. Relating to the reimbursement of these services, the Partnership
recorded approximately $22,000 and $3,000 for the six months ended June 30, 1996
and 1995, respectively and for the three months ended June 30, 1996 and 1995
recorded approximately $21,000 and $1,000, respectively.
Prudential Securities Incorporated ("PSI"), an affiliate of PBP, owns 391
depositary units at June 30, 1996.
D-5
<PAGE>
C. Subsequent Event
In August 1996, distributions of approximately $83,000 and $7,000 were paid
to the Unitholders and the General Partners, respectively, for the quarter ended
June 30, 1996.
D-6
<PAGE>
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
(a limited partnership)
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
Liquidity and Capital Resources
The Partnership owns and operates five commercial properties consisting of
office warehouse/mini-warehouse and retail facilities as well as six unimproved
properties. On December 15, 1995, the Management Committee of the Partnership
determined to seek bids for all of the properties held by the Partnership. On
June 10, 1996, the Partnership entered into a contract with Public Storage,
Inc., the current property manager of the Partnership's properties, for the sale
of substantially all the Partnership's properties for an aggregate sales price
of $12,210,000. This sale is subject to the approval by the Unitholders holding
a majority of the depository units and certain other conditions and potential
price adjustments, including the cost to remedy any potential environmental
issues. In preparing the properties for sale, the Partnership had an
environmental site assessment performed by a qualified engineering firm for each
of the Partnership's properties. One of the Partnership's properties evidenced
certain levels of hazardous materials. The Managing General Partner is working
with the engineering firm to determine the extent of the contamination. It is
uncertain at this time what the cost of remediation or the impact on the sale of
the affected property may be. The Partnership is exploring its alternatives in
addressing this issue.
The Partnership anticipates sending proxy statements in August 1996 or as
soon thereafter as practicable for the purpose of advising Unitholders of the
terms of the agreement and to solicit their consent of the proposed sale. It is
expected that, if approved, the sale will close before December 31, 1996.
Following the closing, the Partnership will make one or more cash distributions
to the Unitholders. The bulk of the distributions are expected to occur shortly
after the closing with the remainder expected to be distributed within twelve
months after the closing, at which time the Partnership would then be
liquidated.
During the six months ended June 30, 1996, the Partnership's cash and cash
equivalents decreased by approximately $590,000 due to capital expenditures and
distributions paid to partners in excess of cash flow from operations.
Distributions of approximately $83,000 and $7,000 were paid to the Unitholders
and General Partners, respectively, during the three months ended June 30, 1996.
These distributions were funded from the property's operations.
The Partnership's ability to make future distributions and the amount of the
distributions that may be made will be affected not only by the amount of cash
generated by the Partnership from the operations of its properties, including
the amount expended for property improvements, but also by the amount from and
the timing of any sale of the Partnership's properties.
Results of Operations
Average occupancy rates at the improved properties for the six months ended
June 30, 1996 and 1995 were as follows:
June 30,
-----------------
Property 1996 1995
- -------------------------------------------------------------------------------
Airport South Business Center 97.0% 99.2%
Big A Mini-Warehouse 46.6 54.2
Downtown Business Center 98.5 99.7
Towneast Business Center 96.2 98.0
Dale City 93.2 97.5
- -------------------------------------------------------------------------------
(Average occupancy rates are calculated by averaging the monthly
occupancies determined by dividing occupied square footage by
available square footage as of each month-end.)
Net income decreased by approximately $21,000 and $35,000 for the six and
three months ended June 30, 1996 as compared to the corresponding period in the
prior year primarily for the reasons discussed below.
D-7
<PAGE>
Rental income decreased by approximately $26,000 and $6,000 for the six and
three months ended June 30, 1996 as compared to the corresponding period in
1995. These decreases are primarily due to lower average occupancies at all five
properties but were partially offset by increased rental income at Downtown
Business Center and Towneast Business Center primarily due to higher commercial
space rental rates.
Other income decreased by approximately $23,000 and $7,000 for the six and
three months ended June 30, 1996 as compared to the corresponding period in 1995
as a result of the decreasing number of older leases that include charges to
recover operating expenses.
Property operating expenses increased by approximately $15,000 and $4,000 for
the six and three months ended June 30, 1996 as compared to the corresponding
period in 1995 primarily due to increases in payroll, utilities and repair and
maintenance expenses.
General and administrative expenses increased by approximately $257,000 and
$170,000 for the six and three months ended June 30, 1996 as compared to the
corresponding period in 1995. This variance was primarily due to the accrual of
professional fees and other costs relating to the anticipated solicitation of
the consent of the Unitholders for the sale of the properties.
Depreciation expense decreased by approximately $294,000 and $149,000 for the
six and three months ended June 30, 1996 as compared to the corresponding period
in 1995 due to the reclassification of the Partnership's properties from held
for use to held for sale as of December 31, 1995. Under generally accepted
accounting principles, such properties are no longer depreciated and therefore
no depreciation expense has been recorded for the six and three months ended
June 30, 1996.
D-8
<PAGE>
PART II. OTHER INFORMATION
Item 1. Legal Proceedings--None
Item 2. Changes in Securities--None
Item 3. Defaults Upon Senior Securities--None
Item 4. Submission of Matters to a Vote of Security Holders--None
Item 5. Other Information--None
Item 6. Exhibits and Reports on Form 8-K
(a) Exhibits
Description:
4.01 Certificate of Limited Partnership Interest (filed as an
exhibit to Registration Statement on Form S-11 (No. 33-1213)
and incorporated herein by reference)
4.02 Depositary Receipt (filed as an exhibit to Registration
Statement on Form S-11 (No. 33-1213) and incorporated
herein by reference)
27.1 Financial Data Schedule (filed herewith)
(b) Reports on Form 8-K
Registrant's Current Report on Form 8-K dated June 14, 1996, as
filed with the Securities and Exchange Commission on June 20, 1996,
relating to Item 5 regarding the Registrant's entering into a contract
of sale for substantially all of the Registrant's properties.
D-9
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned hereunto duly authorized.
Prudential-Bache/Watson & Taylor, Ltd.-4
By: Prudential-Bache Properties, Inc.
A Delaware corporation,
Managing General Partner
By: /s/ Eugene D. Burak Date: August 14, 1996
-----------------------------------------
Eugene D. Burak
Vice President
Chief Accounting Officer for the Registrant
D-10
<PAGE>
Annex E
Ernst & Young Tax Letter
To the Partners of Prudential-Bache/Watson & Taylor, Ltd.-4
New York, New York
At your request, we have determined the estimated loss for federal income tax
purposes resulting from the sale of the assets of Prudential-Bache/Watson &
Taylor, Ltd.-4 ("the Partnership"). In determining such estimated loss we have
considered the following:
1. Contract of Sale
2. Partnership Agreement as we understand it to be in effect
3. Prior years' federal income tax returns and related supporting analyses
4. Estimated Expenses of Sale
5. The Partnership's assumptions made with respect to 1996 results of
operations and asset additions and disposals.
Based upon our consideration of such information provided by the Partnership and
discussions related thereto, the total loss on the sale of the assets of the
Partnership allocable to the unitholders will approximate $10.9 million or an
average loss of $158 per taxable unit and $173 per nontaxable unit. This
estimate is based upon the Internal Revenue Code of 1986, as amended, existing
final, temporary and proposed Treasury regulations thereunder, published rulings
and practices of the Internal Revenue Service, and court decisions, all as
currently in effect. There can be no assurance that future legislation or
administrative changes or court decisions will not significantly modify the
federal income tax law regarding the determination of the estimated loss,
potentially with retroactive effect.
September 17, 1996
E-1
<PAGE>
[FORM OF FRONT OF CARD]
PRUDENTIAL-BACHE/WATSON & TAYLOR, LTD.-4
CONSENT CARD
CONSENT IS SOLICITED ON BEHALF OF PRUDENTIAL-BACHE PROPERTIES, INC. AS
THE MANAGING GENERAL PARTNER ("PB PROPERTIES") OF PRUDENTIAL-
BACHE/WATSON & TAYLOR, LTD.-4(THE "PARTNERSHIP"). THE GENERAL PARTNERS
RECOMMEND CONSENT ON THE PROPOSAL.
Unitholders should not send any Certificates with this Consent Card. Unitholders
are urged to mark, sign, date and mail promptly this Consent Card in the
envelope provided. Consent Card must be received by 10:00 a.m. New York time on
Friday, October 18, 1996, unless the time is extended.
THIS CARD, IF SIGNED AND RETURNED, SHALL BE DEEMED TO APPROVE THE PROPOSAL IF
NOT INDICATED TO THE CONTRARY.
EACH CONSENT CARD MUST BE SIGNED AND DATED.
Sign exactly as addressed to you. Joint owners should each sign. If signing as
executor, administrator, attorney, trustee, or guardian, give title as such. If
a corporation, sign in full corporate name by authorized officer. If a
partnership, sign in the name of authorized person.
<PAGE>
[FORM OF BACK OF CARD]
SALE OF ASSETS AND LIQUIDATION
The undersigned hereby votes all Units beneficially owned by the
undersigned on the proposed Sale of Assets and Liquidation as follows:
/ / Approve / / Disapprove / / Abstain
the sale of substantially all of the assets of the Partnership as
contemplated by the Contract of Sale by and between the Partnership and
Public Storage, Inc. and the complete liquidation and dissolution of
the Partnership, all as more fully described in the Consent Statement
dated September 17, 1996.
SIGNATURE
__________________________
__________________________
Date: _____________ , 1996
PLEASE SIGN, DATE AND RETURN THIS CONSENT CARD USING THE ENCLOSED ENVELOPE.
