FORM 10-QSB--QUARTERLY REPORT UNDER SECTION 13 OR 15 (d)
OF THE SECURITIES EXCHANGE ACT OF 1934
Quarterly or Transitional Report
(As last amended by 34-32231, eff. 6/3/93.)
U.S. SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-QSB
(Mark One)
[X] Quarterly Report Pursuant to Section 13 or 15(d) of The Securities
Exchange Act of 1934
For the quarterly period ended March 31, 1996
[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934
For the transition period.........to.........
Commission file number 0-16773
CLOVER INCOME PROPERTIES, L.P.
(Exact name of small business issuer as specified in its charter)
Delaware 22-2772496
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
23 West Park Avenue
Merchantville, New Jersey 08109
(Address of principal executive offices) (Zip code)
Registrant's telephone number, including area code (609) 662-1116
Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15 (d) of the Securities Exchange Act of 1934
during the preceding 12 months (or for such shorter period that the registrant
was required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes X . No .
CLOVER INCOME PROPERTIES, L.P.
BALANCE SHEET
(Unaudited)
ASSETS
March 31,
1996
CASH $ 310,761
INVESTMENT IN THE WILLOWBROOK JOINT
VENTURE, at equity 3,963,439
OTHER DEFERRED COSTS, less accumulated
amortization of $235,422 and
respectively 283,706
TOTAL ASSETS $4,557,906
LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES
Accrued expenses $ 13,171
PARTNERS' CAPITAL
General partner --
Limited partners 4,544,735
Total partners' capital 4,544,735
TOTAL LIABILITIES AND PARTNERS' CAPITAL $4,557,906
The accompanying notes are an integral part of these financial statements.
CLOVER INCOME PROPERTIES, L.P.
STATEMENTS OF OPERATIONS
(Unaudited)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1996 1995
<S> <C> <C>
REVENUES
Interest income $ 1,556 $ 992
Total revenues 1,556 992
EXPENSES
Amortization 6,058 6,058
Professional services 7,073 8,396
General and administrative 1,842 6,019
Total expenses 14,973 20,473
SHARE OF INCOME FROM THE WILLOWBROOK JOINT
VENTURE 46,632 45,527
NET INCOME $ 33,215 $ 26,046
NET INCOME PER LIMITED PARTNERSHIP UNIT $ 2.18 $ 1.69
<FN>
The accompanying notes are an integral part of these financial statements.
</TABLE>
CLOVER INCOME PROPERTIES, L.P.
STATEMENTS OF PARTNERS' CAPITAL
FOR THE THREE MONTHS ENDED MARCH 31, 1996
(Unaudited)
<TABLE>
<CAPTION>
General Limited
Partner Partners Total
<S> <C> <C> <C>
Balance at January 1, 1996 $ -- $ 4,566,823 $ 4,566,823
Partners' distributions, $3.65
per limited partnership unit (553) (54,750) (55,303)
Net income 553 32,662 33,215
Balance at March 31, 1996 $ -- $ 4,544,735 $ 4,544,735
<FN>
The accompanying notes are an integral part of these financial statements.
</TABLE>
CLOVER INCOME PROPERTIES, L.P.
STATEMENTS OF CASH FLOWS
(Unaudited)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1996 1995
<S> <C> <C>
OPERATING ACTIVITIES
Interest received $ 1,556 $ 992
Distributions received from The Willowbrook
Joint Venture 46,632 45,527
Cash paid for operating expenses (15,244) (7,412)
Net cash provided by operating activities 32,944 39,107
INVESTING ACTIVITIES
Distributions received from the Willowbrook
Joint Venture 33,825 34,930
FINANCING ACTIVITIES
Partners' distributions (55,303) (64,388)
NET INCREASE IN CASH 11,466 9,649
CASH, beginning of period 299,295 292,557
CASH, end of period $ 310,761 $ 302,206
<FN>
The accompanying notes are an integral part of these financial statements.
</TABLE>
CLOVER INCOME PROPERTIES, L.P.
STATEMENTS OF CASH FLOWS
(Unaudited)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1996 1995
<S> <C> <C>
RECONCILIATION OF NET INCOME TO NET CASH
PROVIDED BY OPERATING ACTIVITIES
Net income $ 33,215 $ 26,046
ADJUSTMENTS
Amortization 6,058 6,058
Income from investment in the Willowbrook
Venture (46,632) (45,527)
Distributions received from the Willowbrook
Joint Venture 46,632 45,527
Decrease in other receivables -- 16,733
Decrease in accrued expenses (6,329) (6,730)
Decrease in due to affiliates -- (3,000)
Total adjustments (271) 13,061
Net cash provided by operating activities $ 32,944 $ 39,107
<FN>
The accompanying notes are an integral part of these financial statements.
</TABLE>
CLOVER INCOME PROPERTIES, L.P.
NOTES TO FINANCIAL STATEMENTS
MARCH 31, 1996
(Unaudited)
Readers of this quarterly report should refer to the Partnership's audited
financial statements as of December 31, 1995, as certain footnote disclosures
which would substantially duplicate those contained in such audited financial
statements have been omitted from this report.
1. INVESTMENT IN THE WILLOWBROOK JOINT VENTURE:
On December 17, 1987, the Partnership acquired a 50% interest in The Willowbrook
Joint Venture (the "Joint Venture") for $6,450,000. The Joint Venture owns the
Willowbrook Apartments, a 299-unit mid-rise apartment complex located in
Baltimore, Maryland.
On April 8, 1992, the Partnership and Clover Income Properties II, L.P. ("CIP
II"), an affiliated partnership, consummated an agreement which was effective
April 1, 1992 with Clover Income Properties III L.P. ("CIP III"), an affiliated
partnership, pursuant to which CIP III acquired an interest in The Willowbrook
Joint Venture. The Partnership reduced its interest from 50% to 42.91% and
received a distribution of $1,100,000 from the Joint Venture, of which
$1,000,000 was distributed to the limited partners in April 1992.
On February 7, 1996, the Willowbrook Joint Venture entered into an agreement of
sale with Berwind Properties Group, Inc. and First Montgomery Properties, Ltd.
Under the terms of the agreement, the Joint Venture will sell the Willowbrook
Apartments (including land), all related improvements and tangible and
intangible property for $10,500,000 less a $315,000 credit for capital
improvements.
The sale is contingent upon, among other things, the approval by a majority of
the limited partners of CIP, CIP II and CIP III. If the sale is approved by a
majority of the limited partners and all other conditions to the sale are met,
the sale will be completed.
Concurrent with the sale of The Willowbrook Apartments, all assets of the Joint
Venture will be liquidated. The net proceeds will be distributed to its owners
(CIP, CIP II and CIP III) and the Joint Venture dissolved.
Upon receipt of distribution from the Joint Venture, the limited partnership
will then liquidate the net assets, distribute the proceeds and be dissolved.
Due to the proposed sale of the Willowbrook apartments and subsequent
liquidation of the Partnership, CIP has reflected its investment in the Joint
Venture and the related deferred acquisition fees at the lower of cost or
market. Market value is based on the estimated cash proceeds (net of settlement
costs) from the sale of the Willowbrook Apartments after allocation of these
proceeds to CIP, CIP II and CIP III. At March 31, 1996, CIP's investment in The
Willowbrook Joint Venture and the related deferred acquisition fees were not
impaired.
1. INVESTMENT IN THE WILLOWBROOK JOINT VENTURE (continued):
A summary of the Joint Venture's financial statements is as follows:
Three Months
Ended March 31,
1996
Current assets $ 397,270
Investment property, net of accumulated 9,276,510
Other noncurrent assets 1,100
Total assets $ 9,674,880
Current liabilities $ 438,232
Capital -
Clover Income Properties, L.P. 3,637,651
Clover Income Properties II, L.P. 3,637,651
Clover Income Properties III, L.P. 1,961,346
Total liabilities and capital $ 9,674,880
Revenues $ 524,072
Expenses 415,396
Net income $ 108,676
The Joint Venture made distributions from operations to the Partnership in the
amount of $80,457 during the first three months of 1996. (Also, see Note 2).
The Investment in The Willowbrook Joint Venture, at equity of $3,963,439,
includes the Partnership's gain ($325,788) on the sale of 14.18% of its interest
in the Joint Venture before the deduction of $10,758 in expenses relating to the
sale and the write-off of 14.18% of the unamortized deferred costs ($62,892)
related to the initial acquisition of the Joint Venture interest by the
Partnership. Therefore, the amount of the investment, at equity, reflected here
does not correspond to the Partnership's capital account balance in the Joint
Venture.
2. SUBSEQUENT DISTRIBUTION:
In April 1996, the Partnership received a $26,819 distribution from the
Willowbrook Joint Venture. It is anticipated that the Partnership will make a
cash distribution in May 1996 of $54,750 to the limited partners and $553 to the
General Partner.
3. GENERAL:
The financial statements reflect all adjustments which are, in the opinion of
the General Partner, necessary for a fair statement of the results for the
interim period presented. Such adjustments are of a normal recurring nature.
THE WILLOWBROOK JOINT VENTURE
BALANCE SHEET
(Unaudited)
ASSETS
<TABLE>
<CAPTION>
March 31,
1996
<S> <C>
CURRENT ASSETS
Cash $ 271,377
Cash held for security deposits-restricted 34,215
Prepaid expenses 88,850
Rents receivable 2,828
Total current assets 397,270
INVESTMENT PROPERTY HELD FOR SALE 13,440,465
Less - accumulated depreciation (4,163,955)
Net investment property 9,276,510
OTHER ASSETS
Utility deposit 1,100
TOTAL ASSETS $ 9,674,880
LIABILITIES AND PARTNERS' CAPITAL
CURRENT LIABILITIES
Accounts payable $ 17,500
Accrued expenses 53,398
Tenants' security deposits 34,215
Prepaid rents 6,826
Due to affiliates 326,293
Total current liabilities 438,232
PARTNERS' CAPITAL
Clover Income Properties, L.P. 3,637,651
Clover Income Properties II, L.P. 3,637,651
Clover Income Properties III, L.P. 1,961,346
Total partners' capital 9,236,648
TOTAL LIABILITIES AND PARTNERS' CAPITAL $9,674,880
<FN>
The accompanying notes are an integral part of these statements.
</TABLE>
THE WILLOWBROOK JOINT VENTURE
STATEMENTS OF OPERATIONS
(Unaudited)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1996 1995
<S> <C> <C>
REVENUES:
Rental income $ 511,753 $ 494,733
Other income 12,181 5,584
Interest income 138 484
Total revenues 524,072 500,801
EXPENSES:
Depreciation 128,711 128,253
Operating expenses (including affiliate
transactions of $16,089 for the
three months ended March 31, 1995) 284,747 261,502
Professional services 1,938 4,948
Total expenses 415,396 394,703
NET INCOME $ 108,676 $ 106,098
<FN>
The accompanying notes are an integral part of these statements.
</TABLE>
THE WILLOWBROOK JOINT VENTURE
STATEMENTS OF PARTNERS' CAPITAL
FOR THE THREE MONTHS ENDED MARCH 31, 1996
(Unaudited)
<TABLE>
<CAPTION>
Clover Clover Clover
Income Income Income
Properties Properties Properties
L.P. II, L.P. III, L.P. Total
<S> <C> <C> <C> <C>
Balance - January 1, 1996 $3,671,476 $3,671,476 $1,972,520 $9,315,472
Net income 46,632 46,632 15,412 108,676
Partners' distributions (80,457) (80,457) (26,586) (187,500)
Balance at March 31, 1996 $3,637,651 $3,637,651 $1,961,346 $9,236,648
<FN>
The accompanying notes are an integral part of these statements.
</TABLE>
THE WILLOWBROOK JOINT VENTURE
STATEMENTS OF CASH FLOWS
(Unaudited)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1996 1995
<S> <C> <C>
OPERATING ACTIVITIES:
Cash received from rentals $ 515,473 $ 490,830
Other income received 12,181 5,584
Interest income received 138 484
Security deposits paid (received) 653 (202)
Cash paid for operating expenses (202,594) (224,314)
Net cash provided by operating
activities 325,851 272,382
INVESTING ACTIVITIES
Cash paid for investment property (8,468) --
FINANCING ACTIVITIES
Partners' distributions (187,500) (187,500)
NET INCREASE IN CASH 129,883 84,882
Cash, beginning of period 141,494 146,687
Cash, end of period $ 271,377 $ 231,569
<FN>
The accompanying notes are an integral part of these statements.
</TABLE>
THE WILLOWBROOK JOINT VENTURE
STATEMENTS OF CASH FLOWS
(Unaudited)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1996 1995
<S> <C> <C>
RECONCILIATION OF NET INCOME
TO NET CASH PROVIDED BY OPERATING ACTIVITIES
NET INCOME $ 108,676 $ 106,098
Adjustments to reconcile net income to net cash
provided by operating activities
Depreciation 128,711 128,253
Decrease (increase) in cash held for
security deposits 653 (202)
Decrease in prepaid expenses 48,164 58,063
Decrease (increase) in rents receivable 4,774 (4,129)
Increase (decrease) in accounts payable 17,500 (1,849)
Increase (decrease) in accrued expenses 16,442 (12,923)
Increase (decrease) in security deposits 1,993 (1,194)
(Decrease) increase prepaid rents (1,062) 226
Increase in due to affiliates -- 39
Total adjustments 217,175 166,284
NET CASH PROVIDED BY OPERATING ACTIVITIES $ 325,851 $ 272,382
<FN>
The accompanying notes are an integral part of these statements.
</TABLE>
THE WILLOWBROOK JOINT VENTURE
NOTES TO FINANCIAL STATEMENTS
MARCH 31, 1996
(UNAUDITED)
Readers of this quarterly report should refer to the Joint Venture's audited
financial statements as of December 31, 1995, as certain footnote disclosures
which would substantially duplicate those contained in such audited financial
statements have been omitted from this report.
1. INVESTMENT PROPERTY HELD FOR SALE:
On December 17, 1987, the Joint Venture acquired the Willowbrook Apartments, a
mid-rise apartment complex comprising 299 apartment units contained in eight
five-story buildings. The complex is located in Baltimore, Maryland.
On February 7, 1996, the Joint Venture entered into an agreement of sale with
Berwind Properties Group, Inc. and First Montgomery Properties, Ltd Under the
terms of the agreement, the Joint Venture will sell The Willowbrook Apartments
(including land), all related improvements and tangible and intangible property
for $10,500,000 less a $315,000 credit for capital improvements.
The sale is contingent upon, among other things, the sale of all of the
properties owned by affiliates of Clover Financial Corporation which are also
under agreement of sale with Berwind and First Montgomery. Clover Financial
Corporation is the parent company of the general partner of CIP, CIP II, and CIP
III. The sale must be approved by a majority of the limited partners of CIP,
CIP II, and CIP III. Upon sale of The Willowbrook Apartments, all assets of the
Joint Venture will be liquidated. The net proceeds will then be distributed to
its owners (CIP, CIP II, and CIP III) and the Joint Venture dissolved.
Due to the proposed sale of The Willowbrook Apartments and subsequent
liquidation of the Partnership, the Joint Venture has reflected the investment
property held for sale at the lower of cost or market. Market value is based on
the estimated cash proceeds (net of settlement costs) from the sale of the
Willowbrook Apartments. At March 31, 1996, the investment property held for
sale was not impaired.
The following is a summary of investment property as of March 31, 1996.
Land $ 1,421,205
Building 11,006,247
Furniture and fixtures 1,013,013
13,440,465
Less: Accumulated depreciation (4,163,955)
$ 9,276,510
2. TRANSACTIONS WITH AFFILIATES:
Effective February 21, 1995, NPI-CL Management, L.P. ("NPI") which is
unaffiliated with the general partner, replaced an affiliate of the general
partner as Property Manager. Until this time, as compensation for property
management services performed by an affiliate of the Partners with respect to
the Property, the affiliate was entitled to a management fee in an amount not to
exceed 5% of gross revenues. On January 19, 1996, the stockholders of National
Property Investors, Inc. sold all of its issued and outstanding stock to IFGP
Corporation, an affiliate of Insignia Financial Group, Inc.
The general partners of CIP, CIP II, and CIP III and their affiliates were
entitled to reimbursement for administrative services rendered to the Joint
Venture and direct expenses of operations and goods and services used by and for
the Joint Venture. For the three months ended March 31, 1995, $3,339 of such
costs were incurred by the Joint Venture. Property management fees of $12,750
were incurred and paid for the three months ended March 31, 1995, to an
affiliate of the general partner. During the three months ended March 31, 1996,
there were no transactions with affiliates.
As of March 31, 1996, The Willowbrook Joint Venture owed a total of $326,293 to
Clover and its affiliates, including $7,161 for reimbursable costs and $319,132
for accrued property management fees. The payment of such amounts will be made
from the Willowbrook Joint Venture's cash flow when available and from the
proceeds of any sale or refinancing of the assets of the Willowbrook Joint
Venture.
3. SUBSEQUENT DISTRIBUTIONS:
In April 1996, the Joint Venture paid total distributions of $62,500 to its
partners.
4. GENERAL:
The financial statements reflect all adjustments which are, in the opinion of
the joint venture partners, necessary for a fair statement of results for the
interim periods presented. Such adjustments are of a normal recurring nature.
Certain reclassifications have been made to the 1995 information to conform to
the 1996 presentation.
Item 2. Management's Discussion and Analysis of Financial
Condition and Results of Operations
Financial Condition Liquidity and Capital Resources
The Partnership's only remaining interest in real estate is a 42.91% interest
in The Willowbrook Joint Venture, a joint venture which owns the Willowbrook
Apartments. Consequently, the Partnership's primary remaining source of
operating cash flow will be distributions from The Willowbrook Joint Venture.
On February 7, 1996, the Willowbrook Joint Venture, Berwind Property Group,
Inc. ("Berwind") and First Montgomery Properties, Ltd. ("First Montgomery", and
with Berwind, the "Buyers") executed an Agreement of Sale (as amended, the "Sale
Agreement") concerning the sale of Willowbrook Apartments (the "Sale").
Pursuant to the terms of the Sale Agreement, the Buyers have agreed to purchase
The Willowbrook Apartments for a purchase price of $10,500,000 (less a $315,000
credit for capital improvements). The completion of the Sale is contingent upon
the approval of the holders of more than 50% of the outstanding Units and the
holders of more than 50% of the outstanding units of limited partnership
interest in each of CIP II and CIP III. In addition, for a period from the date
of the execution of the Sale Agreement through May 21, 1996, the Buyers have the
right to cancel and terminate the Sale Agreement for any reason whatsoever. The
Sale is described in a form 8-K filed with the Commission pursuant to the
Securities Exchange Act of 1934 on March 4, 1996 and such description is
incorporated herein by reference.
On March 31, 1996, the Partnership had cash on hand of $310,761 as compared to
$299,295 on December 31, 1995. These funds, along with future operating cash
flow, will be utilized for working capital needs and for distributions to the
Limited Partners.
The Partnership's net cash flow from operations was $32,944 for the three
months ended March 31, 1996 as compared to $39,107 for the same period in 1995.
The decrease in net cash flow from operations over the period was primarily due
to an increase in cash paid for operating expenses.
The Joint Venture's net cash flow from operations was $325,851 for the three
months ended March 31, 1996 as compared to $272,382 for the same period in 1995.
The increase in cash flow from operations over the period was due to an increase
in cash received from rentals and other income, in addition to a decrease in
cash paid for operating expenses.
Cash distributions by the Partnership to the partners with respect to the
quarter ended December 31, 1995 of $55,303 were paid in January 1996. Of the
total amount, $54,750 was distributed to the Limited Partners and $553 was
distributed to the General Partner.
The General Partner believes that the Partnership's current and future cash
flows will be sufficient to meet the Partnership's liquidity requirements,
absent any unanticipated cost increases or adverse market conditions.
If the Sale is approved by the Limited Partners and completed, the proceeds
from the Sale distributed by the Joint Venture will be sufficient to cover the
anticipated costs of the Sale estimated to be $1,282,000.
As of March 31, 1996, the Partnership had paid all outstanding amounts owed to
Clover and its affiliates. The Partnership has no outstanding amounts owed to
Clover and its affiliates and the Partnership made no payments to Clover and its
affiliates during the three months ended March 31, 1996.
As of March 31, 1996, The Willowbrook Joint Venture owed a total of $326,293 to
Clover and its affiliates, including $7,161 for reimbursable costs and $319,132
for accrued property management fees. The payment of such amounts will be made
from The Willowbrook Joint Venture's cash flow when available and from the
proceeds of any sales or refinancing of the assets of The Willowbrook Joint
Venture.
During the first quarter of 1996, The Willowbrook Joint Venture continued its
program instituted in 1993 at The Willowbrook Apartments to upgrade apartment
interiors with new appliances and carpeting, combined with an aggressive
marketing program.
Effective February 21, 1995, the General Partner and certain of its affiliates
entered into an agreement with NPI-CL Management L.P. ("NPI"), an entity
unaffiliated with the Partnership or its General Partner, pursuant to which NPI
began providing day-to-day asset management services for the Partnership as well
as property management services for the Joint Venture. NPI is an affiliate of
National Property Investors, Inc. On January 19, 1996, the stockholders of
National Property Investors, Inc. sold all of its issued and outstanding stock
to IFGP Corporation, an affiliate of Insignia Financial Group, Inc.
Results of Operations
Three Months Ended March 31, 1996 vs. March 31, 1995
Partnership revenues do not include the revenues from The Willowbrook
Apartments.
The Partnership earned interest of $1,556 for the three months ended March 31,
1996 as compared to $992 for the same period in 1995.
The Partnership's income after amortization for the three months ended March
31, 1996 was $33,215 compared to $26,046 for the same period in 1995. The
increase over the period is primarily the result of a decrease in general and
administrative expenses.
Rental income for the Willowbrook Apartments, as operated by The Willowbrook
Joint Venture for the three months ended March 31, 1996 was $511,753 as compared
to $494,733 for the same period in 1995. Other income for the three months
ended March 31, 1996 was $12,181 as compared to $5,584 for the same period in
1995. Interest income for the three months ended March 31, 1996 was $138 as
compared to $484 for the same period in 1995. The increase in rental income is
primarily the result of an increase in average rental rates over the period.
The change in other income was due to increased miscellaneous charges to
tenants, including late fees and utility reimbursements.
The average effective rental rates for the Willowbrook Apartments for the three
months ended March 31, 1996 were $1,839 as compared to $1,787 for the same
period in 1995. The average occupancy for the Willowbrook Apartments for the
three months ended March 31, 1996 was 93.0% as compared to 92.6% for the same
period in 1995.
Operating expenses for the Willowbrook Apartments for the three months ended
March 31, 1996 were $284,747 as compared to $261,502 for the same period in
1995. The increase in operating expenses over the period is primarily the
result of increased snow removal, maintenance, and utility expenses. These
increases can be attributed to the severe winter conditions in the first quarter
of 1996 at the property.
The Joint Venture's income after depreciation for the three months ended March
31, 1996 was $108,676 as compared to $106,098 for the same period in 1995. The
increase in income after depreciation in 1996 is primarily the result of
increased rental income offset by an increase in operating expenses.
PART II - OTHER INFORMATION
Item 6. Exhibits and Reports on Form 8-K
a) Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
report.
b) Reports on Form 8-K: A Form 8-K was filed on March 4, 1996, reporting
that the Willowbrook Joint Venture had executed an Agreement of Sale
concerning the sale of Willowbrook Apartments.
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 thereunto duly authorized.
CLOVER INCOME PROPERTIES, L.P.
By: C.I.P. Management Corp.
By: /s/Donald N. Love
Donald N. Love, President
By: /s/Stanley G. Borucki
Stanley G. Borucki, Treasurer
Date: May 15, 1996
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from Clover
Income Properties, L.P. 1996 First Quarter 10-QSB and is qualified in its
entirety by reference to such 10-QSB filing.
</LEGEND>
<CIK> 0000802679
<NAME> CLOVER INCOME PROPERTIES, L.P.
<MULTIPLIER> 1
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-END> MAR-31-1996
<CASH> 310,761
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 310,761
<PP&E> 0
<DEPRECIATION> 0
<TOTAL-ASSETS> 4,557,906
<CURRENT-LIABILITIES> 13,171
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 4,544,735
<TOTAL-LIABILITY-AND-EQUITY> 4,577,906
<SALES> 0
<TOTAL-REVENUES> 1,556
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 14,973
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 33,215
<EPS-PRIMARY> 2.18
<EPS-DILUTED> 0
</TABLE>
