SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-QSB
Quarterly Report Under Section 13 or 15(d)
of The Securities Exchange Act of 1934
For the Quarter Ended: September 30, 1997
Commission file number: 0-14090
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)
State of Delaware 41-6273958
(State or other Jurisdiction of (I.R.S. Employer
Incorporation or Organization) Identification No.)
1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
(Address of Principal Executive Offices)
(612) 227-7333
(Issuer's telephone number)
Not Applicable
(Former name, former address and former fiscal year, if changed
since last report)
Check whether the issuer (1) filed all reports required to be
filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period
that the registrant was required to file such reports), and (2)
has been subject to such filing requirements for the past 90
days.
Yes [X] No
Transitional Small Business Disclosure Format:
Yes No [X]
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
INDEX
PART I. Financial Information
Item 1. Balance Sheet as of September 30, 1997 and December 31, 1996
Statements for the Periods ended September 30, 1997 and 1996:
Income
Cash Flows
Changes in Partners' Capital
Notes to Financial Statements
Item 2. Management's Discussion and Analysis
PART II. Other Information
Item 1. Legal Proceedings
Item 2. Changes in Securities
Item 3. Defaults Upon Senior Securities
Item 4. Submission of Matters to a Vote of Security Holders
Item 5. Other Information
Item 6. Exhibits and Reports on Form 8-K
<PAGE>
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
BALANCE SHEET
SEPTEMBER 30, 1997 AND DECEMBER 31, 1996
(Unaudited)
ASSETS
1997 1996
CURRENT ASSETS:
Cash and Cash Equivalents $ 388,169 $ 283,939
Receivables 7,923 0
----------- -----------
Total Current Assets 396,092 283,939
----------- -----------
INVESTMENTS IN REAL ESTATE:
Land 1,721,594 1,721,594
Buildings and Equipment 2,520,986 2,520,986
Accumulated Depreciation (1,086,055) (1,010,426)
----------- -----------
3,156,525 3,232,154
Real Estate Held for Sale 27,003 27,003
----------- -----------
Net Investments in Real Estate 3,183,528 3,259,157
----------- -----------
Total Assets $ 3,579,620 $ 3,543,096
=========== ===========
LIABILITIES AND PARTNERS' CAPITAL
CURRENT LIABILITIES:
Payable to AEI Fund Management, Inc. $ 48,844 $ 16,139
Distributions Payable 78,608 71,972
Security Deposit 5,000 5,000
Unearned Rent 6,000 0
----------- -----------
Total Current Liabilities 138,452 93,111
----------- -----------
PARTNERS' CAPITAL (DEFICIT):
General Partners (28,741) (28,653)
Limited Partners, $1,000 Unit value;
7,500 Units authorized and issued;
7,120 Units outstanding 3,469,909 3,478,638
----------- -----------
Total Partners' Capital 3,441,168 3,449,985
----------- -----------
Total Liabilities and Partners' Capital $ 3,579,620 $ 3,543,096
=========== ===========
The accompanying notes to financial statements are an integral
part of this statement.
</PAGE>
<PAGE>
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
STATEMENT OF INCOME
FOR THE PERIODS ENDED SEPTEMBER 30
(Unaudited)
Three Months Ended Nine Months Ended
9/30/97 9/30/96 9/30/97 9/30/96
INCOME:
Rent $ 130,918 $ 129,974 $ 379,304 $ 372,207
Investment Income 4,715 28,287 12,889 80,772
--------- --------- --------- ---------
Total Income 135,633 158,261 392,193 452,979
--------- --------- --------- ---------
EXPENSES:
Partnership Administration-
Affiliates 24,563 41,485 73,906 109,955
Partnership Administration and
Property Management -
Unrelated Parties (5,402) 3,464 6,779 26,079
Depreciation 21,506 28,511 75,629 89,317
--------- --------- --------- ---------
Total Expenses 40,667 73,460 156,314 225,351
--------- --------- --------- ---------
OPERATING INCOME 94,966 84,801 235,879 227,628
GAIN ON SALE OF REAL ESTATE 0 0 0 17,684
--------- --------- --------- ---------
NET INCOME $ 94,966 $ 84,801 $ 235,879 $ 245,312
========= ========= ========= =========
NET INCOME ALLOCATED:
General Partners $ 950 $ 848 $ 2,359 $ 2,453
Limited Partners 94,016 83,953 233,520 242,859
--------- --------- --------- ---------
$ 94,966 $ 84,801 $ 235,879 $ 245,312
========= ========= ========= =========
NET INCOME PER
LIMITED PARTNERSHIP UNIT
(7,120 and 7,221 weighted average
Units outstanding in 1997 and 1996,
respectively) $ 13.21 $ 11.62 $ 32.80 $ 33.63
========= ========= ========= =========
The accompanying Notes to Financial Statements are an integral
part of this statement.
</PAGE>
<PAGE>
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
STATEMENT OF CASH FLOWS
FOR THE PERIODS ENDED SEPTEMBER 30
(Unaudited)
1997 1996
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income $ 235,879 $ 245,312
Adjustments to Reconcile Net Income to Net Cash
Provided by Operating Activities:
Depreciation 75,629 89,317
Gain on Sale of Real Estate 0 (17,684)
Increase in Receivables (7,923) (4,918)
Increase in Payable to
AEI Fund Management, Inc. 32,705 49,716
Increase in Unearned Rent 6,000 8,329
----------- -----------
Total Adjustments 106,411 124,760
----------- -----------
Net Cash Provided By
Operating Activities 342,290 370,072
----------- -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
Proceeds from Sale of Real Estate 0 329,785
----------- -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
Increase in Distributions Payable 6,636 33,160
Distributions to Partners (244,696) (354,541)
----------- -----------
Net Cash Used For
Financing Activities (238,060) (321,381)
----------- -----------
NET INCREASE IN CASH AND CASH EQUIVALENTS 104,230 378,476
CASH AND CASH EQUIVALENTS, beginning of period 283,939 1,822,519
----------- -----------
CASH AND CASH EQUIVALENTS, end of period $ 388,169 $ 2,200,995
=========== ===========
The accompanying Notes to Financial Statements are an integral
part of this statement.
</PAGE>
<PAGE>
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
STATEMENT OF CHANGES IN PARTNERS' CAPITAL
FOR THE PERIODS ENDED SEPTEMBER 30
(Unaudited)
Limited
Partnership
General Limited Units
Partners Partners Total Outstanding
BALANCE, December 31, 1995 $ (8,507) $ 5,473,025 $ 5,464,518 7,221.32
Distributions (3,546) (350,995) (354,541)
Net Income 2,453 242,859 245,312
--------- ----------- ----------- ----------
BALANCE, September 30, 1996 $ (9,600) $ 5,364,889 $ 5,355,289 7,221.32
========= =========== =========== ==========
BALANCE, December 31, 1996 $ (28,653) $ 3,478,638 $ 3,449,985 7,120.32
Distributions (2,447) (242,249) (244,696)
Net Income 2,359 233,520 235,879
--------- ----------- ----------- ----------
BALANCE, September 30, 1997 $ (28,741) $ 3,469,909 $ 3,441,168 7,120.32
========= =========== =========== ==========
The accompanying Notes to Financial Statements are an integral
part of this statement.
</PAGE>
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
SEPTEMBER 30, 1997
(Unaudited)
(1) The condensed statements included herein have been prepared
by the Partnership, without audit, pursuant to the rules and
regulations of the Securities and Exchange Commission, and
reflect all adjustments which are, in the opinion of
management, necessary to a fair statement of the results of
operations for the interim period, on a basis consistent with
the annual audited statements. The adjustments made to these
condensed statements consist only of normal recurring
adjustments. Certain information, accounting policies, and
footnote disclosures normally included in financial
statements prepared in accordance with generally accepted
accounting principles have been condensed or omitted pursuant
to such rules and regulations, although the Partnership
believes that the disclosures are adequate to make the
information presented not misleading. It is suggested that
these condensed financial statements be read in conjunction
with the financial statements and the summary of significant
accounting policies and notes thereto included in the
Partnership's latest annual report on Form 10-KSB.
(2) Organization -
AEI Real Estate Fund 86-A Limited Partnership (Partnership)
was formed to acquire and lease commercial properties to
operating tenants. The Partnership's operations are managed
by AEI Fund Management 86-A, Inc. (AFM), the Managing
General Partner of the Partnership. Robert P. Johnson, the
President and sole shareholder of AFM, serves as the
Individual General Partner of the Partnership. An affiliate
of AFM, AEI Fund Management, Inc. (AEI), performs the
administrative and operating functions for the Partnership.
The terms of the Partnership offering call for a
subscription price of $1,000 per Limited Partnership Unit,
payable on acceptance of the offer. The Partnership
commenced operations on April 2, 1986 when minimum
subscriptions of 1,300 Limited Partnership Units
($1,300,000) were accepted. The Partnership's offering
terminated on July 9, 1986 when the maximum subscription
limit of 7,500 Limited Partnership Units ($7,500,000) was
reached.
Under the terms of the Limited Partnership Agreement, the
Limited Partners and General Partners contributed funds of
$7,500,000 and $1,000, respectively. During the operation
of the Partnership, any Net Cash Flow, as defined, which the
General Partners determine to distribute will be distributed
90% to the Limited Partners and 10% to the General Partners;
provided, however, that such distributions to the General
Partners will be subordinated to the Limited Partners first
receiving an annual, noncumulative distribution of Net Cash
Flow equal to 10% of their Adjusted Capital Contribution, as
defined, and, provided further, that in no event will the
General Partners receive less than 1% of such Net Cash Flow
per annum. Distributions to Limited Partners will be made
pro rata by Units.
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
(Continued)
(2) Organization - (Continued)
Any Net Proceeds of Sale, as defined, from the sale or
financing of the Partnership's properties which the General
Partners determine to distribute will, after provisions for
debts and reserves, be paid in the following manner: (i)
first, 99% to the Limited Partners and 1% to the General
Partners until the Limited Partners receive an amount equal
to: (a) their Adjusted Capital Contribution plus (b) an
amount equal to 6% of their Adjusted Capital Contribution
per annum, cumulative but not compounded, to the extent not
previously distributed from Net Cash Flow; (ii) next, 99% to
the Limited Partners and 1% to the General Partners until
the Limited Partners receive an amount equal to 14% of their
Adjusted Capital Contribution per annum, cumulative but not
compounded, to the extent not previously distributed; (iii)
next, to the General Partners until cumulative distributions
to the General Partners under Items (ii) and (iii) equal 15%
of cumulative distributions to all Partners under Items (ii)
and (iii). Any remaining balance will be distributed 85% to
the Limited Partners and 15% to the General Partners.
Distributions to the Limited Partners will be made pro rata
by Units.
For tax purposes, profits from operations, other than
profits attributable to the sale, exchange, financing,
refinancing or other disposition of the Partnership's
property, will be allocated first in the same ratio in
which, and to the extent, Net Cash Flow is distributed to
the Partners for such year. Any additional profits will be
allocated 90% to the Limited Partners and 10% to the General
Partners. In the event no Net Cash Flow is distributed to
the Limited Partners, 90% of each item of Partnership
income, gain or credit for each respective year shall be
allocated to the Limited Partners, and 10% of each such item
shall be allocated to the General Partners. Net losses from
operations will be allocated 98% to the Limited Partners and
2% to the General Partners.
For tax purposes, profits arising from the sale, financing,
or other disposition of the Partnership's property will be
allocated in accordance with the Partnership Agreement as
follows: (i) first, to those Partners with deficit balances
in their capital accounts in an amount equal to the sum of
such deficit balances; (ii) second, 99% to the Limited
Partners and 1% to the General Partners until the aggregate
balance in the Limited Partners' capital accounts equals the
sum of the Limited Partners' Adjusted Capital Contributions
plus an amount equal to 14% of their Adjusted Capital
Contributions per annum, cumulative but not compounded, to
the extent not previously allocated; (iii) third, to the
General Partners until cumulative allocations to the General
Partners equal 15% of cumulative allocations. Any remaining
balance will be allocated 85% to the Limited Partners and
15% to the General Partners. Losses will be allocated 98%
to the Limited Partners and 2% to the General Partners.
The General Partners are not required to currently fund a
deficit capital balance. Upon liquidation of the Partnership
or withdrawal by a General Partner, the General Partners
will contribute to the Partnership an amount equal to the
lesser of the deficit balances in their capital accounts or
1% of total Limited Partners' and General Partners' capital
contributions.
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
(Continued)
(3) Investments in Real Estate -
Effective May 1, 1992, the Partnership replaced the original
tenant in the office building in Kearney, Nebraska, with a
new tenant who, in March, 1993, filed for reorganization.
The Partnership obtained possession of the property and
listed the property for sale or lease. Between March, 1994
and April, 1996, the Partnership received no rent from the
property. The total amount of rent not collected in 1996
was $19,464. This amount was not accrued for financial
reporting purposes. On April 24, 1996, the Partnership sold
the property to an unrelated third party. The Partnership
received net sale proceeds of $329,785, which resulted in a
net gain of $17,684. At the time of sale, the cost and
related accumulated depreciation of the property was
$434,623 and $122,522, respectively.
The Partnership also sold two properties in 1995. As a
result of the property sales, in September, 1996, the
Managing General Partner solicited a proxy statement to
propose an Amendment to the Limited Partnership Agreement
that would allow the Partnership to reinvest the majority of
the Net Proceeds of Sale in additional properties. The
proposed Amendment did not receive a majority vote for
adoption.
During 1996, the Partnership distributed $1,876,526 of the
net sale proceeds to the Limited and General Partners which
represented a return of capital of $260.83 per Limited
Partnership Unit, respectively.
The Partnership owns a 6.7522% interest in a Sizzler
restaurant in Springboro, Ohio. In November, 1993, after
reviewing the Sizzler's operating results, the Partnership
determined that the lessee would be unable to operate the
restaurants in a manner capable of maximizing the
restaurant's sales. Consequently, at the direction of the
Partnership, a multi-unit restaurant operator assumed
operation of this restaurant while the Partnership reviewed
the available options. In June, 1994, the Partnership
closed the restaurant and listed it for sale or lease.
While the property is being vacant, the Partnership is
responsible for the real estate taxes and other costs
required to maintain the property.
In December, 1996, the Partnership, in order to avoid
additional property management expenses, decided to sell the
Sizzler property rather than to continue to attempt to re-
lease the property. As a result, the property has been
reclassified on the balance sheet to Real Estate Held for
Sale. In addition, based on an analysis of market
conditions in the area, it was determined that a sale of the
property would result in net proceeds of approximately
$400,000. The Partnership's share of the proceeds would be
approximately $27,000. A charge to operations for real
estate impairment of $45,500 was recognized, which is the
difference between book value at December31, 1996 of $72,500
and the estimated market value of $27,000. The charge was
recorded against the cost of the land, building and
equipment. The PartnershipOs investment in this property
represents a minor portion of the PartnershipOs portfolio.
The loss of rent and the real estate impairment related to
this property have not had a material impact on the
PartnershipOs Net Cash Flow.
AEI REAL ESTATE FUND 86-A LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
(Continued)
(4) Payable to AEI Fund Management -
AEI Fund Management, Inc. performs the administrative and
operating functions for the Partnership. The payable to AEI
Fund Management represents the balance due for those
services. This balance is non-interest bearing and
unsecured and is to be paid in the normal course of
business.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS
Results of Operations
For the nine months ended September 30, 1997 and 1996, the
Partnership recognized rental income of $379,304 and $372,207,
respectively. During the same periods, the Partnership earned
investment income of $12,889 and $80,772, respectively. In 1997,
investment income decreased due to a special distribution of net
sale proceeds to the Partners in November, 1996.
Effective May 1, 1992, the Partnership replaced the
original tenant in the office building in Kearney, Nebraska, with
a new tenant who, in March, 1993, filed for reorganization. The
Partnership obtained possession of the property and listed the
property for sale or lease. Between March, 1994 and April, 1996,
the Partnership received no rent from the property. The total
amount of rent not collected in 1996 was $19,464. This amount
was not accrued for financial reporting purposes. On April 24,
1996, the Partnership sold the property to an unrelated third
party.
The Partnership owns a 6.7522% interest in a Sizzler
restaurant in Springboro, Ohio. In November, 1993, after
reviewing the Sizzler's operating results, the Partnership
determined that the lessee would be unable to operate the
restaurants in a manner capable of maximizing the restaurant's
sales. Consequently, at the direction of the Partnership, a
multi-unit restaurant operator assumed operation of this
restaurant while the Partnership reviewed the available options.
In June, 1994, the Partnership closed the restaurant and listed
it for sale or lease. While the property is vacant, the
Partnership is responsible for the real estate taxes and other
costs required to maintain the property.
In December, 1996, the Partnership, in order to avoid
additional property management expenses, decided to sell the
Sizzler property rather than to continue to attempt to re-lease
the property. As a result, the property has been reclassified on
the balance sheet to Real Estate Held for Sale. In addition,
based on an analysis of market conditions in the area, it was
determined that a sale of the property would result in net
proceeds of approximately $400,000. The Partnership's share of
the proceeds would be approximately $27,000. A charge to
operations for real estate impairment of $45,500 was recognized,
which is the difference between book value at December31, 1996 of
$72,500 and the estimated market value of $27,000. The charge
was recorded against the cost of the land, building and
equipment. The PartnershipOs investment in this property
represents a minor portion of the PartnershipOs portfolio. The
loss of rent and the real estate impairment related to this
property have not had a material impact on the PartnershipOs Net
Cash Flow.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS (Continued)
During the nine months ended September 30, 1997 and 1996,
the Partnership paid Partnership administration expenses to
affiliated parties of $73,906 and $109,955, respectively. These
administration expenses include costs associated with the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners. The
decrease in expenses in 1997, when compared to 1996, is due to
the reduction in the Partnership's asset base and costs incurred
in 1996 related to a proxy statement. During the same periods,
the Partnership incurred Partnership administration and property
management expenses from unrelated parties of $6,779 and $26,079,
respectively. These expenses represent direct payments to third
parties for legal and filing fees, direct administrative costs,
outside audit and accounting costs, taxes, insurance and other
property costs. The decrease in expenses in 1997, when compared
to 1996, is the result of increased reimbursements from the
tenant of the Delisi's restaurant property which reduced the
Partnership's real estate tax expense.
As of September 30, 1997, the Partnership's annualized
cash distribution rate was 6.5%, based on the Adjusted Capital
Contribution. Distributions of Net Cash Flow to the General
Partners were subordinated to the Limited Partners as required in
the Partnership Agreement. As a result, 99% of distributions and
income were allocated to Limited Partners and 1% to the General
Partners.
Inflation has had a minimal effect on income from
operations. It is expected that increases in sales volumes of
the tenants, due to inflation and real sales growth, will result
in an increase in rental income over the term of the leases.
Inflation also may cause the Partnership's real estate to
appreciate in value. However, inflation and changing prices may
also have an adverse impact on the operating margins of the
properties' tenants which could impair their ability to pay rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.
Liquidity and Capital Resources
During the nine months ended September 30, 1997, the
Partnership's cash balances increased $104,230 as the Partnership
distributed less cash to the Partners than it generated from
operating activities. Net cash provided by operating activities
decreased from $370,072 in 1996 to $342,290 in 1997 as a result
of a decrease in total income in 1997, which was partially offset
by a decrease in expenses in 1997, and net timing differences in
the collection of payments from the lessees and the payment of
expenses.
For the nine months ended September 30, 1996, net cash
provided by investing activities was $329,785, which represented
cash generated from the sale of real estate.
On April 24, 1996, the Partnership sold the office
building in Kearney, Nebraska to an unrelated third party. The
Partnership received net sale proceeds of $329,785, which
resulted in a net gain of $17,684. At the time of sale, the cost
and related accumulated depreciation of the property was $434,623
and $122,522, respectively.
The Partnership also sold two properties in 1995. As a
result of the sales, in September, 1996, the Managing General
Partner solicited a proxy statement to propose an Amendment to
the Limited Partnership Agreement that would allow the
Partnership to reinvest the majority of the Net Proceeds of Sale
in additional properties. The proposed Amendment did not receive
a majority vote for adoption.
ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS (Continued)
During 1996, the Partnership distributed $1,876,526 of the
net sale proceeds to the Limited and General Partners which
represented a return of capital of $260.83 per Limited
Partnership Unit, respectively.
The Partnership's primary use of cash flow is distribution
and redemption payments to Partners. The Partnership declares
its regular quarterly distributions before the end of each
quarter and pays the distribution in the first week after the end
of each quarter. The Partnership attempts to maintain a stable
distribution rate from quarter to quarter. Redemption payments
are paid to redeeming Partners in the fourth quarter of each
year. The redemption payments generally are funded with cash
that would normally be paid as part of the regular quarterly
distributions. As a result, total distributions and the
distribution payable have fluctuated from year to year due to
cash used to fund redemption payments.
In the first nine months of 1996, the Partnership made
distributions at a 6.6% rate which resulted in distributions to
the Partners of $354,541. In November, 1996, the Partnership
distributed net sale proceeds of $1,818,183 to the Partners as a
special distribution, which reduced the Limited Partners'
Adjusted Capital Contribution. In the first nine months of 1997,
the Partnership made distributions at an average rate of 6.17% on
the reduced capital balance, which resulted in distributions to
the Partners of $244,696.
The Partnership may purchase Units from Limited Partners
who have tendered their Units to the Partnership. Such Units may
be acquired at a discount. The Partnership is not obligated to
purchase in any year more than 5% of the total number of Units
outstanding at the beginning of the year. In no event shall the
Partnership be obligated to purchase Units if, in the sole
discretion of the Managing General Partner, such purchase would
impair the capital or operation of the Partnership.
On October 1, 1997, three Limited Partners redeemed a
total of 16 Partnership Units for $5,213 in accordance with the
Partnership Agreement. The Partnership acquired these Units
using Net Cash Flow from operations. In prior years, a total of
fifty-six Limited Partners redeemed 379.75 Partnership Units for
$272,455. The redemptions increase the remaining Limited
Partners' ownership interest in the Partnership.
The continuing rent payments from the properties should be
adequate to fund continuing distributions and meet other
Partnership obligations on both a short-term and long-term basis.
PART II - OTHER INFORMATION
ITEM 1.LEGAL PROCEEDINGS
There are no material pending legal proceedings to which
the Partnership is a party or of which the Partnership's
property is subject.
ITEM 2.CHANGES IN SECURITIES
None.
PART II - OTHER INFORMATION
(Continued)
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
27 Financial Data Schedule for period
ended September 30, 1997.
b. Reports filed on Form 8-K - None.
SIGNATURES
In accordance with the requirements of the Exchange Act, the
Registrant has caused this report to be signed on its behalf by
the undersigned, thereunto duly authorized.
Dated: November 3, 1997 AEI Real Estate Fund 86-A
Limited Partnership
By: AEI Fund Management 86-A, Inc.
Its: Managing General Partner
By: /s/ Robert P Johnson
Robert P. Johnson
President
(Principal Executive Officer)
By: /s/ Mark E Larson
Mark E. Larson
Chief Financial Officer
(Principal Accounting Officer)
<TABLE> <S> <C>
<ARTICLE> 5
<CIK> 0000785788
<NAME> AEI REAL ESTATE FUND 86-A LTD PARTNERSHIP
<S> <C>
<PERIOD-TYPE> 9-MOS
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> SEP-30-1997
<CASH> 388,169
<SECURITIES> 0
<RECEIVABLES> 7,923
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 396,092
<PP&E> 4,286,177
<DEPRECIATION> (1,102,649)
<TOTAL-ASSETS> 3,579,620
<CURRENT-LIABILITIES> 138,452
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 3,441,168
<TOTAL-LIABILITY-AND-EQUITY> 3,579,620
<SALES> 0
<TOTAL-REVENUES> 392,193
<CGS> 0
<TOTAL-COSTS> 156,314
<OTHER-EXPENSES> 0
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 235,879
<INCOME-TAX> 0
<INCOME-CONTINUING> 235,879
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 235,879
<EPS-PRIMARY> 32.80
<EPS-DILUTED> 32.80
</TABLE>
