<PAGE>
SCHEDULE 14A INFORMATION
PROXY STATEMENT PURSUANT TO SECTION 14(A) OF THE SECURITIES
EXCHANGE ACT OF 1934 (Amendment No.2)
Filed by the Registrant [X]
Filed by a Party other than the Registrant [_]
Check the appropriate box:
[X] Preliminary Proxy Statement [_] CONFIDENTIAL, FOR USE OF THE
COMMISSION ONLY (AS PERMITTED
BY RULE 14a-6(e)(2))
[_] Definitive Proxy Statement
[_] Definitive Additional Materials
[_] Soliciting Material Pursuant to (S)240.14a-11(c) or (S)240.14a-12
INTERSTATE GENERAL COMPANY L.P.
- --------------------------------------------------------------------------------
(Name of Registrant as Specified in Its Charter)
Payment of Filing Fee (Check the appropriate box):
[X] No fee required.
[_] 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:
------------------------------------------------------------------------
(2) Aggregate number of securities to which transaction applies:
------------------------------------------------------------------------
(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):
------------------------------------------------------------------------
(4) Proposed maximum aggregate value of transaction:
------------------------------------------------------------------------
(5) Total fee paid:
------------------------------------------------------------------------
[_] 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:
-----------------------------------------------------------------------
Notes:
<PAGE>
INTERSTATE GENERAL COMPANY L.P.
222 Smallwood Village Center
St. Charles, Maryland 20602
Dear IGC Unitholder:
As we announced in December 1996, we propose to transfer the principal real
estate operations of Interstate General Company L.P. ("IGC") to American
Community Properties Trust ("ACPT") and to distribute to the partners of IGC,
including IGC Unitholders, all of the common shares of ACPT (the
"Restructuring"). Accordingly, following the Restructuring, IGC Unitholders
will own both IGC Units and ACPT Common Shares.
The purpose of the Restructuring is to create an attractive investment
vehicle for the principal real estate assets and operations of IGC that will not
be burdened with the operating losses of American Family Homes, LLC ("AFH") and
the capital needs of Interstate Waste Technologies, Inc. ("IWT"), and Caribe
Waste Technologies, Inc. ("CWT") or with the wetlands litigation. In addition,
ACPT, as a type of business trust whose principal income is dividends from
corporations, should be a more attractive investment for pension funds and
mutual funds than is IGC as a master limited partnership. We expect that ACPT
will have greater access to capital markets than IGC has had.
ACPT will act as a self-managed holding company and will own all of the
outstanding equity interests in American Rental Management Company ("American
Management"), American Land Development US, Inc. ("American Land"), and IGP
Group Corp. ("IGP Group") and all of the outstanding common stock of American
Rental Properties Trust ("American Rental"). In the Restructuring, American
Rental, through its subsidiary partnership American Housing Properties L.P.
("American Housing"), will acquire IGC's partnership interests in United States
investment apartment properties and its land in the United States presently
intended for development as apartment properties. American Rental, a Maryland
real estate investment trust, is expected to be taxed as a real estate
investment trust ("REIT"). American Management, which currently is a wholly-
owned subsidiary of IGC, acquired IGC's United States property management
services operations. It is a Delaware corporation and will be taxed as a
corporation. American Land will acquire IGC's principal United States community
development assets and operations, principally land in St. Charles, Maryland.
American Land is a Maryland corporation and will be taxed as a corporation. IGP
Group will acquire substantially all of IGC's interests in its affiliate
Interstate General Properties Limited Partnership S.E. ("IGP"), which will
continue to hold its interests in Puerto Rico investment apartment properties,
Puerto Rico management services and the rights to income, gains and losses
associated with land in Puerto Rico held by an 80% subsidiary
<PAGE>
of IGP, Land Development Associates S.E. ("LDA"), for development as rental
properties. A Class B interest in IGP will be transferred to American Land (the
"Class B IGP Interest"). This interest will represent all of IGP's rights to
income, gains and losses associated with land in Puerto Rico held by LDA that
currently is designated for development as saleable property. IGP Group intends
to qualify as a Puerto Rico pass-through entity that is expected to be taxed as
a corporation for U.S. tax purposes and will not be taxable at the entity level
for Puerto Rico income tax purposes.
After these asset transfers have been completed, IGC will distribute all of
the outstanding common shares of ACPT to the general and limited partners
(including Unitholders) of IGC pro rata in accordance with their percentage
interest in IGC. IGC Unitholders in the aggregate will receive 99% of ACPT's
common shares on the basis of one ACPT common share for every two IGC Units
held. Based on the number of IGC Units currently outstanding, approximately
5,250,000 ACPT common shares will be distributed. As of December 31, 1997 and
March 31, 1998, the Net Asset Value per common share of ACPT is estimated by IGC
to be $21.25 and $21.55, respectively, based on appraisals of land assets and
valuation of interest in apartment properties, management contracts and other
assets. ACPT has received preliminary approval for listing of the common shares
on the American Stock Exchange ("AMEX") and the Pacific Stock Exchange ("PSE").
Also in connection with the Restructuring, subject to prevailing market
conditions, ACPT will seek to raise up to $35 million in additional equity
capital through a private offering of preferred shares (the "Private Offering").
Proceeds from the Private Offering would be used to pay down existing bank debt
and for working capital. The terms of the preferred shares will be negotiated
with purchasers, but they may include rights to preferred distributions,
cumulative distributions, and/or liquidation preferences. The preferred shares
also may be convertible into common shares at a negotiated conversion ratio.
The Private Offering, if completed, would result in dilution of the percentage
interest of all ACPT shareholders including the Wilson Family, whose percentage
ownership would likely be reduced below 40%. Regardless of the outcome of the
Private Offering, the Wilson Family intends to take such other actions as may be
necessary to reduce its percentage interest to below 40% in order to permit
American Rental to qualify as a REIT.
After the Restructuring, IGC will continue to own certain assets that in
management's view do not fit ACPT's business plan. These include the Towne
Center land in St. Charles, Maryland, which has been the subject of the wetlands
litigation, certain single family home lots in the Dorchester neighborhood in
St. Charles, 14 acres of commercial land in St. Charles, certain land in
Pomfret, Maryland and St. Mary's County, Maryland, a 50% interest in a
partnership that owns land in Brandywine, Maryland, all of the shares of AFH,
rights to collect the principal balance of a note in the amount of $6.77 million
payable by a subsidiary of ACPT, as well as fractional interests in Chastleton
Apartment Associates, L.P. and Coachman's L.P. Substantially all of the common
stock of IWT and CWT (excluding shares issued as incentive
-ii-
<PAGE>
compensation for employees) will be held in a trust for the benefit of IGC
Unitholders (the "CWT Trust"). Prior to contributing IWT and CWT stock to the
CWT Trust, IGC will capitalize these entities with $1 million cash, certain
residential lots in the Montclair development of Prince William County,
Virginia, and a note payable by a third party in the amount of $1.06 million.
Our goal is to place AFH, CWT and IWT on a sound financial footing so that they
can be sold or distributed to IGC Unitholders. The AMEX and the PSE have
advised that they will continue the listing of IGC Units following the
Restructuring.
We have scheduled a special meeting of the IGC Unitholders to vote on the
Restructuring. The special meeting will be held on _______, __________, 1998,
at _____ a.m. (local time), at _______________________________
____________________________________________. The record date for IGC
Unitholders entitled to vote at the special meeting is __________, 1998. The
Restructuring cannot be completed without approval of the IGC Unitholders by a
vote of (i) the holders of a majority of the outstanding IGC Units, and (ii) a
majority of the IGC Units not held by the Wilson Family that are present and
voting at the meeting. The Restructuring also is contingent upon the management
of IGC determining that IGC will be classified as a partnership for federal
income tax purposes for 1998.
THE BOARD OF DIRECTORS OF INTERSTATE GENERAL MANAGEMENT CORPORATION, IGC'S
MANAGING GENERAL PARTNER, BY UNANIMOUS VOTE, HAS APPROVED THE RESTRUCTURING AND
RECOMMENDS THAT THE IGC UNITHOLDERS VOTE FOR APPROVING THE RESTRUCTURING.
Whether or not you plan to attend the special meeting of IGC Unitholders,
please take the time to vote by completing and mailing the enclosed proxy card
to us. If you sign, date and mail your proxy card without indicating how you
want to vote, your proxy will be counted as a vote in favor of the
Restructuring. If you fail to return your card, your Units will not be voted on
the Restructuring proposal.
This Proxy Statement is first being mailed to IGC Unitholders on
__________, 1998. It provides you with detailed information about the proposed
Restructuring. It is a prospectus for the ACPT common shares and also a Proxy
Statement for the special meeting of IGC Unitholders. We encourage you to read
this entire document carefully.
-iii-
<PAGE>
Sincerely,
James J. Wilson
Chairman and Chief
Executive Officer
-iv-
<PAGE>
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Information contained herein is subject to completion or amendment. A
registration statement relating to these securities has been filed with the
Securities and Exchange Commission. These securities may not be sold nor may
offers to buy be accepted prior to the time the registration statement becomes
effective. This prospectus shall not constitute an offer to sell or the
solicitation of an offer to buy nor shall there be any sale of these securities
in any State in which such offer, solicitation or sale would be unlawful prior
to registration or qualification under the securities laws of any such State.
++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Subject to completion, , 1998
Proxy Statement/Prospectus
Distribution of up to 5,250,000 Common Shares
of
American Community Properties Trust
to the
Unitholders of Interstate General Company L.P.
________________
This Proxy Statement/Prospectus relates to a proposal to transfer the
principal real estate assets and operations of Interstate General Company L.P.
("IGC") to American Community Properties Trust ("ACPT") and to distribute to the
partners of IGC, including holders (the "IGC Unitholders") of Class A Units of
IGC ("IGC Units"), all of the common shares of beneficial interest of ACPT (the
"Common Shares") (the "Restructuring"). ACPT was formed as a real estate
investment trust under Article 8 of the Maryland Corporations and Associations
Law (the "Maryland Trust Law") but is expected to be taxed as a partnership. At
a special meeting to be held on _______________, 1998, IGC Unitholders of record
on _______________ (the "Record Date") will have an opportunity to vote on the
Restructuring. If the Restructuring is approved, IGC Unitholders will not be
required to surrender their IGC Units or otherwise pay IGC anything to receive
the Common Shares.
ACPT has received preliminary approval for listing of the Common Shares
on the American Stock Exchange (the "AMEX") and the Pacific Stock Exchange (the
"PSE"). IGC Units will continue to be listed on AMEX and the PSE following the
Restructuring.
The Proxy Statement/Prospectus does not cover resales of ACPT Common
Shares received by IGC Unitholders in the Restructuring, and no person is
authorized to make use of this Proxy Statement/Prospectus in connection with any
such resale.
______________________________
SEE "RISK FACTORS" ON PAGE [__] FOR CERTAIN FACTORS RELEVANT TO THE
RESTRUCTURING AND INVESTMENT IN THE COMMON SHARES, INCLUDING:
. ABSENCE OF DISSENTERS' APPRAISAL RIGHTS; ALL IGC UNITHOLDERS WILL BE
BOUND BY THE VOTE OF THE HOLDERS OF A MAJORITY OF THE OUTSTANDING IGC
UNITS AND A MAJORITY OF THE VOTES CAST BY IGC UNITHOLDERS NOT
AFFILIATED WITH MEMBERS OF THE FAMILY OF JAMES J. WILSON (THE "WILSON
FAMILY").
<PAGE>
. MEMBERS OF THE WILSON FAMILY WILL BE ABLE TO EXERT SUBSTANTIAL CONTROL
OVER VOTES ON MATTERS AFFECTING ACPT THROUGH THEIR CONTROL OF CERTAIN
SHAREHOLDERS. IN ADDITION, ACPT IS SUBJECT TO OTHER CONFLICTS OF
INTEREST ARISING OUT OF ITS RELATIONSHIPS WITH CERTAIN SHAREHOLDERS,
MEMBERS OF MANAGEMENT, AND THEIR AFFILIATES. CERTAIN ACTIONS OR
DECISIONS BY THESE PARTIES MAY HAVE AN ADVERSE EFFECT ON THE INTERESTS
OF SHAREHOLDERS.
. THERE IS NO GUARANTEE THAT A PUBLIC MARKET FOR COMMON SHARES WILL
DEVELOP OR BE SUSTAINED AFTER THE DISTRIBUTION.
. THE AGGREGATE PRICES AT WHICH THE COMMON SHARES AND IGC UNITS TRADE
AFTER THE DISTRIBUTION MAY BE LOWER THAN THE PRICES AT WHICH THE IGC
UNITS TRADED BEFORE THE DISTRIBUTION.
. THE RESTRUCTURING IS SUBJECT TO OBTAINING THE APPROVALS OF CERTAIN
GOVERNMENT ENTITIES, INCLUDING HUD, CERTAIN IGC LENDERS, AND CERTAIN
LIMITED PARTNER INVESTORS IN THE U.S. APARTMENT PARTNERSHIPS.
. AS A RESULT OF CERTAIN ASSET TRANSFERS PRIOR TO THE RESTRUCTURING,
APPROXIMATELY [$4.2 MILLION] IN GAIN WILL BE RECOGNIZED BY IGC (AND
THE IGC UNITHOLDERS WILL RECOGNIZE TAXABLE INCOME EQUAL TO THEIR
ALLOCABLE SHARE OF SUCH GAIN -- APPROXIMATELY [$.40] PER UNIT).
. THERE ARE SIGNIFICANT TAX ISSUES ASSOCIATED WITH THE REORGANIZATION
FOR WHICH DEFINITIVE GUIDELINES DO NOT EXIST. IF ONE OR MORE OF THESE
ISSUES IS ULTIMATELY DETERMINED CONTRARY TO THE OPINION OF COUNSEL, IT
WOULD RESULT IN INCREASED TAX AT ONE OR MORE ENTITY LEVELS WITHIN THE
ACPT STRUCTURE AND COULD MATERIALLY DECREASE AMOUNTS AVAILABLE FOR
DISTRIBUTION BY ACPT TO SHAREHOLDERS.
. THE BUSINESS OF ACPT WILL BE SUBJECT TO CERTAIN REAL ESTATE FINANCING
RISKS, INCLUDING RISING INTEREST RATES, DEBT FINANCING RISKS, RISKS
ASSOCIATED WITH FINANCING NEW DEVELOPMENTS THROUGH CONSTRUCTION LOANS,
AND RISKS ASSOCIATED WITH SALE AND FORECLOSURE.
. THE BUSINESS OF ACPT WILL BE SUBJECT TO CERTAIN REAL ESTATE INVESTMENT
RISKS, INCLUDING OPERATING RISKS ASSOCIATED WITH REAL ESTATE,
DEVELOPMENT RISKS, SUCH AS ZONING APPROVALS, THE POTENTIAL APPLICATION
OF FEDERAL AND STATE ENVIRONMENTAL LAWS AND FEDERAL LAWS RELATING TO
DISABLED PERSONS, AND CHANGES IN TAX LAWS AND BUILDING SAFETY
REGULATIONS, AND COMPETITIVE RISKS FROM OTHER ENTITIES.
-2-
<PAGE>
. ACPT'S U.S. AND PUERTO RICO APARTMENT PROPERTIES, AND ITS DEVELOPMENT
OF FUTURE PROJECTS, COULD BE ADVERSELY AFFECTED BY CHANGES IN
GOVERNMENT REGULATIONS THAT RESTRICT SUBSIDY PROGRAMS FOR NEW
CONSTRUCTION OF LOW AND MODERATE INCOME HOUSING BY DEVELOPERS SUCH AS
ACPT.
. THE TRANSFERABILITY AND OWNERSHIP OF ACPT COMMON SHARES WILL BE
RESTRICTED INSOFAR AS NO SHAREHOLDER (OTHER THAN CERTAIN CURRENT IGC
UNITHOLDERS) MAY OWN MORE THAN 2% OF THE OUTSTANDING COMMON SHARES.
. OTHER PROVISIONS IN ACPT'S ORGANIZATIONAL DOCUMENTS MAY HAVE THE
EFFECT OF DISCOURAGING A CHANGE IN CONTROL.
____________________________
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE COMMISSION OR
ANY STATE SECURITIES COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF THIS
PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
____________________________
The date of this Proxy Statement/Prospectus is _______________, 1998.
-3-
<PAGE>
NO PERSON HAS BEEN AUTHORIZED TO GIVE ANY INFORMATION OR TO MAKE ANY
REPRESENTATION OTHER THAN THOSE CONTAINED IN OR INCORPORATED BY REFERENCE INTO
THIS PROXY STATEMENT/PROSPECTUS IN CONNECTION WITH THE OFFERING OF SECURITIES
MADE HEREBY AND, IF GIVEN OR MADE, SUCH INFORMATION OR REPRESENTATION MUST NOT
BE RELIED UPON AS HAVING BEEN AUTHORIZED BY ACPT OR IGC. NEITHER THE DELIVERY
OF THIS PROXY STATEMENT/PROSPECTUS NOR ANY DISTRIBUTION OF THE COMMON SHARES
OFFERED HEREBY SHALL UNDER ANY CIRCUMSTANCES CREATE AN IMPLICATION THAT THERE
HAS BEEN NO CHANGE IN THE AFFAIRS OF ACPT OR IGC SINCE THE DATE HEREOF OR THAT
THE INFORMATION SET FORTH OR INCORPORATED BY REFERENCE HEREIN IS CORRECT AS OF
ANY TIME SUBSEQUENT TO ITS DATE. THIS PROXY STATEMENT/PROSPECTUS DOES NOT
CONSTITUTE AN OFFER TO SELL, OR A SOLICITATION OF AN OFFER TO PURCHASE, ANY
SECURITIES IN ANY JURISDICTION IN WHICH, OR TO ANY PERSON TO WHOM, IT IS
UNLAWFUL TO MAKE SUCH OFFER OR SOLICITATION OF AN OFFER.
AVAILABLE INFORMATION
IGC is subject to the informational requirements of the Securities
Exchange Act of 1934, as amended (the "Exchange Act"), and, in accordance
therewith, files reports and other information with the Securities and Exchange
Commission (the "Commission"). Reports and other information filed by IGC can
be inspected and copied at the public reference facilities maintained by the
Commission at 450 Fifth Street, N.W., Washington, D.C. 20549, and at the
Commission's Regional Offices at Seven World Trade Center, 13th Floor, New York,
New York 10048 and CitiCorp Center, 500 West Madison Street, Suite 1400,
Chicago, Illinois 60621-2511. Copies of such material can be obtained by mail
from the Public Reference Section of the Commission at 450 Fifth Street, N.W.,
Washington, D.C. 20549, at prescribed rates. Such reports and other information
may also be obtained from the web site that the Commission maintains at
http://www.sec.gov. In addition, reports and other information concerning IGC
may be inspected at the offices of the American Stock Exchange, Inc., 86 Trinity
Place, New York, New York 10006-1829.
Reports and other information concerning IGC may also be obtained
electronically through a variety of databases, including, among others, the
Commission's Electronic Data Gathering and Retrieval ("EDGAR") program, Knight-
Ridder Information Inc., Federal Filing/Dow Jones and Lexis/Nexis.
ACPT has filed with the Commission a Registration Statement on Form S-4
(together with all amendments, supplements and exhibits thereto, the
"Registration Statement") under the Securities Act of 1933, as amended (the
"Securities
-4-
<PAGE>
Act"), with respect to the Common Shares to be issued pursuant to the
Restructuring. This Proxy Statement/Prospectus does not contain all of the
information set forth in the Registration Statement, certain parts of which have
been omitted in accordance with the rules and regulations of the Commission.
For further information, reference is hereby made to the Registration Statement.
Any statements contained herein concerning the provisions of any document filed
as an exhibit to the Registration Statement or otherwise filed with the
Commission are not necessarily complete, and in each instance reference is made
to the copy of such document so filed. Each such statement is qualified in its
entirety by such reference.
-5-
<PAGE>
Table of Contents
<TABLE>
<CAPTION>
Page
----
<S> <C>
Available Information......................................................................................... 4
Summary....................................................................................................... 16
Overview............................................................................................. 16
Organizational Charts................................................................................ 17
Summary Risk Factors................................................................................. 22
Recommendation of the Board of Directors of IGMC..................................................... 25
The Special Meeting.................................................................................. 26
Principal Advantages of the Restructuring............................................................ 27
Broader Market for Common Shares than for IGC Units......................................... 27
No History of Wetlands Litigation........................................................... 27
No Adverse Financial Effects from AFH, IWT, and CWT......................................... 27
Simplified Tax Reporting.................................................................... 27
Enhanced Financing Opportunities............................................................ 28
Election of Trustees by Shareholders........................................................ 28
Principal Disadvantages of the Restructuring......................................................... 28
No Cash Distributions to IGC Unitholders.................................................... 28
Tax Liabilities............................................................................. 28
Reduction of Required Distributions......................................................... 29
Antitakeover Effects........................................................................ 29
Restrictions on Accumulation of Common Shares............................................... 30
Mechanics of the Restructuring....................................................................... 30
The Asset Transfers......................................................................... 31
The Distribution............................................................................ 30
Assets Retained by IGC...................................................................... 31
Appraisals........................................................................................... 32
Properties Retained by IGC.................................................................. 32
Properties Transferred to ACPT.............................................................. 32
Background of the Restructuring; Consideration of
Alternatives....................................................................................... 32
Benefits to Insiders................................................................................. 34
The Private Offering................................................................................. 35
No Dissenters' Appraisal Rights...................................................................... 35
Conflicts of Interest................................................................................ 36
Tax Consequences of the Restructuring for U.S. Unitholders and
Shareholders....................................................................................... 36
Tax Consequences of the Restructuring for Puerto Rico Unitholders and
Shareholders....................................................................................... 36
</TABLE>
-6-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
Comparison of Operations of ACPT and IGC............................................................. 37
Comparative Rights of IGC Unitholders and Shareholders............................................... 37
Summary Combined Historical and Pro Forma Financial and Operating Data .............................. 40
Risk Factors.................................................................................................. 42
Restructuring Risks.................................................................................. 42
No Dissenters' Appraisal Rights............................................................. 42
Control of ACPT............................................................................. 42
Conflicts of Interest....................................................................... 42
Absence of Existing Trading Market for Common Shares........................................ 43
Change in Value of Securities; Trading Price Less than Net Asset
Value..................................................................................... 43
Antitakeover Effects........................................................................ 43
Ownership Limitation........................................................................ 44
Potential Effects of Issuance of Additional Shares.......................................... 44
Dependence on Key Personnel; Withdrawal of James J. Wilson
from Management........................................................................... 45
Change in the Rights of IGC Unitholders..................................................... 45
Possible Adverse Effect of Market Interest Rates on Price of
Common Shares............................................................................. 45
Approvals Required to Effect the Restructuring ............................................. 46
Potential Return of ACPT Shares............................................................. 46
Real Estate Financing Risks.......................................................................... 46
Rising Interest Rates....................................................................... 46
Debt Financing and Potential Adverse Effects on Cash Flows and
Distributions............................................................................. 47
Construction Loans and Risks Associated with Sale or
Foreclosure............................................................................... 47
Changes in Policies Without Shareholder Approval............................................ 47
Real Estate Investment Risks......................................................................... 48
General Risks............................................................................... 48
Operating Risks............................................................................. 49
Development of St. Charles.................................................................. 49
Litigation Involving St. Charles Development................................................ 50
Termination of HUD Subsidy Contracts; New Apartment
Development............................................................................... 51
Competition................................................................................. 51
Possible Environmental Liabilities.......................................................... 52
Effect of Americans with Disabilities Act Compliance on
Cash Flow and Distribution................................................................ 53
Change in Tax Laws; Building Safety Regulations............................................. 54
Uninsured Loss.............................................................................. 54
</TABLE>
-7-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
Risks Involved in Property Ownership Through Partnerships,
Limited Liability Companies, and Joint Ventures........................................... 54
Risks Associated with Illiquidity of Real Estate............................................ 55
Risks Associated with Acquisition, Development and
Construction.............................................................................. 55
Tax Related Risks.................................................................................... 56
Gain Recognized on Asset Transfers.......................................................... 56
Risk of Gain and Reduced Distributions if IGC is not
Classified as a Partnership............................................................... 57
Corporate Level Taxes Reduce Amounts Available
for Distribution.......................................................................... 58
Reduced Distributions and Share Value if American Rental
does not Qualify as a REIT................................................................ 58
Reduced Distributions and Loss of Tax Credits Upon
Reclassification of IGP Group............................................................. 59
Possible Tax Liabilities in Excess of Cash Distributions.................................... 60
Reduced Dividends and Share Value if ACPT is not
Classified as a Partnership............................................................... 61
Limitations on Availability of Foreign Tax Credits.......................................... 62
Sale by ACPT of Subsidiary Entities Could Affect
Fungibility and Value of Shares........................................................... 62
Guidance on Recent Changes in Law and Legislative Proposals
May Have Adverse Consequences............................................................. 63
The Special Meeting........................................................................................... 63
Matters Presented for Vote........................................................................... 63
Recommendation of the Board of Directors of IGMC..................................................... 63
IGC Units Eligible to Vote on the Restructuring...................................................... 64
Required Vote........................................................................................ 64
Broker Non-Votes and Abstentions..................................................................... 65
Proxies.............................................................................................. 65
Revocation of Proxies................................................................................ 66
Solicitations by IGC Management...................................................................... 66
No Dissenters' Appraisal Rights...................................................................... 66
The Restructuring............................................................................................. 67
Reasons for the Restructuring........................................................................ 67
The Asset Transfers.................................................................................. 67
American Rental............................................................................. 67
American Management......................................................................... 68
American Land............................................................................... 68
IGP Group................................................................................... 69
</TABLE>
-8-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
The Distribution..................................................................................... 69
Relationship between IGC and ACPT after the Distribution............................................. 70
No Overlapping Management................................................................... 70
Banc One Financing.......................................................................... 70
NationsBank Letter of Credit................................................................ 71
Assets Retained by IGC............................................................................... 72
Approvals Required to Effect the Restructuring....................................................... 72
Background of the Restructuring; Consideration of Alternatives....................................... 72
Disadvantages of Current Structure.......................................................... 72
Alternatives Considered..................................................................... 73
The Private Offering................................................................................. 76
Principal Advantages of the Restructuring............................................................ 76
Broader Market for Common Shares than for IGC Units......................................... 76
No History of Wetlands Litigation........................................................... 77
No Adverse Financial Effects from AFH, IWT and CWT.......................................... 77
Simplified Tax Reporting.................................................................... 77
Enhanced Financing Opportunities............................................................ 77
Election of Trustees by Shareholders........................................................ 78
Principal Disadvantages of the Restructuring......................................................... 78
No Cash Distributions to IGC Unitholders.................................................... 78
Tax Liabilities............................................................................. 78
Reduction of Required Distributions......................................................... 79
Antitakeover Effects........................................................................ 79
Restrictions on Accumulation of Common Shares............................................... 79
ACPT Pro Forma Combined Financial Data........................................................................ 80
ACPT.......................................................................................................... 86
Distribution Policy........................................................................................... 86
Capitalization................................................................................................ 87
Market Prices and Distributions............................................................................... 87
Selected Combined Historical Financial and Operating Data of American
Community Portfolio Properties.............................................................................. 89
Management's Discussion and Analysis of Results of Operations and Financial
Condition................................................................................................... 91
General.............................................................................................. 91
Results of Operations................................................................................ 91
</TABLE>
-9-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
For the Three Months Ended March 31, 1998 and 1997................................................... 91
Community Development Operations..................................................................... 91
Rental Property Revenues, Net of Operating Expenses.................................................. 92
Equity in Earnings from Partnerships and Developer Fees.............................................. 92
Management and Other Fees............................................................................ 92
Interest Expense..................................................................................... 92
General and Administrative Expense................................................................... 92
Spin-Off Costs....................................................................................... 93
For the Years Ended December 31, 1997 and 1996....................................................... 93
Community Development Operations............................................................ 93
Rental Property Revenues, Net of Operating Expenses......................................... 93
Equity in Earnings from Partnerships and Developer Fees..................................... 93
Management and Other Fees................................................................... 93
Interest Expense............................................................................ 94
General and Administrative Expense.......................................................... 94
Spin-Off Costs.............................................................................. 94
For the Years Ended December 31, 1996 and 1995....................................................... 94
Community Development Operations............................................................ 94
Rental Property Revenues Net of Operating Expenses.......................................... 94
Equity in Earnings from Partnerships and Developer Fees..................................... 95
Management and Other Fees................................................................... 95
Interest Expense............................................................................ 95
General and Administrative Expense.......................................................... 95
Liquidity and Capital Resources...................................................................... 96
Debt Summary......................................................................................... 96
Material Negative Debt Covenants..................................................................... 97
Year 2000 ........................................................................................... 98
Forward-Looking Statements........................................................................... 98
Business and Properties of ACPT............................................................................... 99
Rental Apartment Properties.......................................................................... 99
United States............................................................................... 99
Puerto Rico................................................................................. 102
Government Regulation....................................................................... 104
Competition................................................................................. 105
Condominium Conversion............................................................................... 105
Puerto Rico................................................................................. 106
United States............................................................................... 106
Community Development................................................................................ 106
St. Charles................................................................................. 106
Government Approvals............................................................... 108
Competition........................................................................ 108
</TABLE>
-10-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
Environmental Impact.............................................................. 108
Parque Escorial............................................................................ 109
Government Approvals.............................................................. 109
Competition....................................................................... 109
Environmental Impact.............................................................. 110
Commercial Rental Properties........................................................................ 110
Property Management................................................................................. 110
Homebuilding in Puerto Rico......................................................................... 111
Policies with Respect to Certain Activities......................................................... 111
Investment Policies........................................................................ 111
Investment in Real Estate or Interests in Real Estate............................. 111
Investment in Real Estate Mortgages............................................... 112
Securities of or Interests in Persons Primarily Engaged in
Real Estate Activities and Other Issuers........................................ 112
Affiliate Transaction Policy............................................................... 112
Certain Other Policies..................................................................... 112
Appraisals................................................................................................... 113
Properties Transferred to ACPT...................................................................... 113
Parque Escorial Planned Community, San Juan/Carolina,
Puerto Rico.............................................................................. 113
Canovanas Property, Canovanas, Puerto Rico................................................. 114
Smallwood Village, Westlake Village, Wooded Glen, and Piney
Reach of the St. Charles Planned Unit Development
and Surrounding Environs, St. Charles, MD................................................ 114
Fairway Village (Residential), St. Charles, MD............................................. 115
Fairway Village (Commercial), St. Charles, MD.............................................. 115
Properties Retained by IGC.......................................................................... 116
Brandywine Village, Brandywine, MD......................................................... 116
Southlake at Montclair Subdivisions Section S-4, Dumfries, VA.............................. 116
Westbury, Phase II Section I, Lexington Park, MD........................................... 117
Pomfret Property, Waldorf, MD.............................................................. 117
Parcels A-3 & A-4, Westlake Village, St Charles, MD........................................ 118
26 Single Family Lots, Dorchester Village, St. Charles, MD................................. 118
General............................................................................................. 118
Legal Proceedings............................................................................................ 119
ACPT................................................................................................ 119
IGC................................................................................................. 119
Wetlands Litigation........................................................................ 119
Other Litigation........................................................................... 120
</TABLE>
-11-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
IGC Consolidated Financial Data.............................................................................. 121
IGC After the Restructuring.................................................................................. 129
No Change in Partnership Structure.................................................................. 129
Management of IGC................................................................................... 129
Description of IGC's Continuing Business............................................................ 129
Real Estate Development.................................................................... 130
Brandywine........................................................................ 130
Pomfret........................................................................... 130
Westbury.......................................................................... 130
St. Charles Commercial Land....................................................... 131
Dorchester........................................................................ 131
Wetlands Properties............................................................... 131
Interstate Waste Technologies; CWT Trust................................................... 131
American Family Homes...................................................................... 131
Listing of IGC Units................................................................................ 132
Creditors Rights.................................................................................... 132
Management of ACPT........................................................................................... 133
ACPT Board of Trustees.............................................................................. 133
ACPT Trustees and Executive Officers................................................................ 133
Committees of the ACPT Board of Trustees............................................................ 136
Audit Committee............................................................................ 136
Compensation Committee..................................................................... 136
Nominating Committee....................................................................... 136
Compensation of ACPT Trustees....................................................................... 136
Executive Compensation.............................................................................. 137
Employment Agreements............................................................................... 137
Share Incentive Plans............................................................................... 138
Employee Plan.............................................................................. 138
Trustees Plan.............................................................................. 138
Treatment of IGC Options and Unit Appreciation Rights............................................... 139
Retirement Plans.................................................................................... 139
Ownership of Common Shares................................................................................... 140
Transactions with Related Parties............................................................................ 142
Staggered Transfer of Partnership Interests to American Housing.....................................
Consulting Agreement................................................................................ 143
Banc One Financing.................................................................................. 143
Joint Litigation with Charles County................................................................ 144
Services of Whitman, Requardt....................................................................... 144
NationsBank Letter of Credit........................................................................ 144
</TABLE>
-12-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
Payments to IBC for Services Provided by J. Michael Wilson....................................... 145
Land Sale to IBC Affiliate....................................................................... 145
Sale of Management Fee Receivables............................................................... 145
Receivables from Land Sales to Former Director................................................... 145
Apartment Management Services.................................................................... 146
LDA Receivable................................................................................... 146
Income Tax Considerations................................................................................. 146
Federal Income Tax Considerations................................................................ 146
Federal Income Tax Classification of IGC................................................ 148
Federal Income Tax Classification of ACPT............................................... 151
Counsel's Opinion of Federal Income Tax Classification
of ACPT...................................................................... 154
Federal Income Tax Classification of American Rental.................................... 156
REIT Qualification............................................................. 156
General REIT Qualification Requirements, Ownership
Structure, and Stapled Stock Rules........................................... 156
Share Ownership, Reporting..................................................... 159
Sources of Gross Income........................................................ 162
75% Gross Income Test.......................................................... 162
95% Gross Income Test.......................................................... 164
Failing the 75% or 95% Tests; Reasonable Cause................................. 164
Character of Assets Owned...................................................... 165
Annual Distributions to Shareholders........................................... 165
Taxation of American Rental as a REIT.......................................... 167
Failure to Qualify as a REIT................................................... 168
Counsel's Opinion Relating to Qualification of American
Rental as a REIT............................................................. 169
Federal Income Tax Classification of American Housing and
American Housing Management Company................................................... 172
Federal Income Tax Classification of American Land and American
Management............................................................................ 172
Federal Income Tax Classification of IGP Group.......................................... 172
Certain Tax Consequences of the Asset Transfers......................................... 173
Federal Income Tax Consequences of the Distribution..................................... 175
Federal Income Taxation of ACPT and Shareholders........................................ 176
General........................................................................ 176
Tax Basis of Common Shares..................................................... 176
Income and Loss Allocations.................................................... 177
Coordination of Allocations and Distributions................................. 178
Section 704(c) Allocations..................................................... 178
Section 754 Election........................................................... 179
</TABLE>
-13-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
Passive Loss and Income........................................................... 179
Taxation of Foreign Investors..................................................... 179
Taxation of Shareholder Distributions Other than in
Liquidation..................................................................... 179
Foreign Tax Credit................................................................ 180
Termination of ACPT for Tax Purposes.............................................. 182
Backup Withholding................................................................ 183
Sale or Exchange of Common Shares................................................. 183
Dissolution of ACPT............................................................... 184
Puerto Rico Shareholders.......................................................... 185
Certain Federal Income Tax Consequences to Tax Exempt
Organizations................................................................... 187
Information Return Filing Requirements............................................ 187
Electing Large Partnerships....................................................... 188
Audit of Partnership Tax Returns and Further Proceedings.......................... 188
Penalty for Substantial Understatement; Deduction of Interest..................... 189
Certain State Income Tax and Puerto Rico Income Tax Considerations........................................... 189
Certain State Tax Considerations.................................................................... 190
Certain Puerto Rico Income Tax Considerations....................................................... 190
Puerto Rico Income Tax Classification of ACPT and IGP Group................................ 191
Puerto Rico Income Taxation of the Distribution............................................ 192
United States Shareholders........................................................ 192
Puerto Rico Shareholders.......................................................... 192
Puerto Rico Income Taxation of ACPT........................................................ 193
Puerto Rico Income Taxation of IGP Group................................................... 193
Puerto Rico Counsel's Opinions of Puerto Rico Taxation of ACPT
and IGP Group............................................................................ 193
Certain Puerto Rico Income Tax Consequences to Shareholders................................ 194
United States Shareholders........................................................ 194
Puerto Rico Shareholders.......................................................... 195
Description of Shares of Beneficial Interest................................................................. 195
General............................................................................................. 195
Common Shares....................................................................................... 196
Preferred Shares.................................................................................... 197
Transfer Agent...................................................................................... 197
Certain Provisions of Maryland Law and of ACPT's Declaration of Trust and
Bylaws..................................................................................................... 197
Classification of the Board of Trustees............................................................. 197
Independent Trustees................................................................................ 198
</TABLE>
-14-
<PAGE>
<TABLE>
<CAPTION>
Page
----
<S> <C>
Removal of Trustees................................................................................. 198
Required Minimum Distributions...................................................................... 198
Supermajority Voting................................................................................ 199
Business Combinations............................................................................... 199
Control Share Acquisitions.......................................................................... 200
Amendment of Declaration of Trust and Bylaws........................................................ 201
Limitation of Liability and Indemnification......................................................... 201
Dissolution of ACPT................................................................................. 202
Possible Antitakeover Effect of Certain Provisions of Maryland Law and
of the Declaration of Trust and Bylaws............................................................ 202
Maryland Asset Requirements......................................................................... 203
Comparative Rights of IGC Unitholders and Shareholders....................................................... 203
General............................................................................................. 203
Management.......................................................................................... 203
Required Minimum Distributions...................................................................... 204
Voting Rights....................................................................................... 204
Meetings............................................................................................ 204
Amendment of Declaration of Trust, Bylaws and Partnership Agreement................................. 205
Limited Liability................................................................................... 205
Dissolution of the Partnership and ACPT............................................................. 205
Liquidation Rights.................................................................................. 206
Limitations of Liability of General Partners and Trustees........................................... 206
Indemnification..................................................................................... 206
Ownership Limitations............................................................................... 206
Legal Matters................................................................................................ 207
Experts...................................................................................................... 207
Reports to Shareholders...................................................................................... 207
Glossary..................................................................................................... 209
Financial Statements......................................................................................... F-1
</TABLE>
-15-
<PAGE>
SUMMARY
The following is a summary of certain information contained elsewhere
in this Proxy Statement/Prospectus. Reference is made to, and this Summary is
qualified in its entirety by, the more detailed information contained elsewhere
in this Proxy Statement/Prospectus. As used in this Proxy Statement/Prospectus,
the term "IGC" means Interstate General Company L.P., a Delaware limited
partnership, the term "ACPT" means American Community Properties Trust, a
Maryland investment trust, the term "IGMC" means Interstate General Management
Corporation, a Delaware corporation, and the managing general partner of IGC,
the term "IBC" means Interstate Business Corporation, a Delaware corporation and
a general partner of IGC. Unless otherwise defined herein, capitalized terms
used in this Summary have the meanings ascribed to them elsewhere in this Proxy
Statement/Prospectus. IGC Unitholders are urged to read this Proxy
Statement/Prospectus in its entirety.
OVERVIEW
This Proxy Statement/Prospectus relates to a proposal to transfer the
principal real estate operations and assets of IGC to ACPT and to distribute to
the partners of IGC, including the IGC Unitholders, all of the Common Shares of
ACPT. ACPT was organized in March 1997 for purposes of consummating the
Restructuring and currently is a wholly-owned subsidiary of IGC. Prior to
completion of the Asset Transfers (as described below), ACPT will own no assets.
ACPT was formed as a real estate investment trust under Article 8 of the
Maryland Trust Law but is expected to be taxed as a partnership. Under the
Maryland Trust Law, at least 75% of the value of ACPT's assets must be held,
directly or indirectly, in real estate assets, mortgages and mortgage related
securities, government securities, and cash and cash equivalent items.
The purpose of these transactions is to create an investment vehicle
whose principal income is dividends from corporations engaged principally in
real estate businesses. This should be a more attractive investment for pension
funds and mutual funds than is IGC as a master limited partnership engaged in
both real estate and non real estate businesses. ACPT will not have any
operating income. Management expects that ACPT will have greater access to
capital markets than IGC has had.
In addition, ACPT will not be burdened with the operating losses and
capital needs of American Family Homes, LLC ("AFH"), the capital needs of
Interstate Waste Technologies, Inc. ("IWT") and Caribe Waste Technologies, Inc.
("CWT") or the parcels of land encumbered by the IGC wetlands litigation. All
of these assets will be retained by IGC. See "The Restructuring -- Reasons for
the Restructuring." The contemplated transactions include (i) the transfer to
ACPT of substantially all of IGC's U.S. community development assets, investment
apartment property, and property
-16-
<PAGE>
management services assets, its similar assets in Puerto Rico and its Puerto
Rico homebuilding operations (the "Asset Transfers"), and (ii) the distribution
of all of the Common Shares of ACPT to the partners of IGC, including the IGC
Unitholders (the "Distribution"). These transactions are sometimes collectively
referred to herein as the "Restructuring."
In addition, in connection with the Restructuring, and subject to
market conditions, ACPT will seek to raise up to $35 million in additional
equity capital through a private offering of preferred shares (the "Private
Offering"). See "The Restructuring -- The Private Offering."
ORGANIZATIONAL CHARTS.
The following organizational charts graphically depict the transactions
constituting the Restructuring.
-17-
<PAGE>
IGC PRIOR TO THE RESTRUCTURING
The following chart depicts the organizational structure of IGC and its
subsidiaries immediately prior to the Restructuring. St. Charles Operating Co.
LLC owns the Wetlands Properties, including the Towne Center South land, and IGC
directly holds the Westbury and Montclair land.
[CHART APPEARS HERE AS DESCRIBED BELOW]
IGC, which is 99%/1/ owned by limited partners and 1% owned by IBC and IGMC,
owns:
(a) 100%/2/ of IGP, which in turn owns
(i) 50%/3/ of Escorial Builders
(ii) 1%/4/ of El Monte
(iii) 80%/5/ of LDA
(iv) 9 Puerto Rico Apartment Partnerships (in which unaffiliated
investor limited partners also own interests)/6/
(b) 100% of St. Charles Operating Co. LLC
(c) 99%/7/ of SCA, which in turn owns 50%/8/ of Brandywine
(d) 100% of Pomfret LLC
________________________
/1/ Includes Wilson Family 52% ownership interest, of which 29.75% is
attributable to IBC and 11.32% to Wilson Securities Corporation.
/2/ James J. Wilson is a general partner without a percentage interest in IGP
and is entitled to certain preferential distributions therefrom.
/3/ Remaining 50% interest owned by VMV Enterprises Corporation, an unrelated
third party.
/4/ Remaining 99% interest owned by IBC.
/5/ Remaining 20% interest owned by Supra & Co., S.E., an unrelated third
party.
/6/ IGP liquidation percentage interest in the 12 apartment facilities owned by
the 9 Puerto Rico Apartment Partnerships as follows: 1) San Anton - 49.5%; 2)
Monserrate - 52.5%; 3) Alturas del Senorial -50%; 4) Jardines de Caparra - 50%;
5) Colinas de San Juan - 50%; 6) Bayamon Gardens - 50%; 7) Vistas del Jurabo -
50%; 8) Monserrate II - 50%; 9) Santa Juana - 50%; 10) Torre De La Cumbres -
50%; 11) De Diego - 50%; and 12) Valle del Sol - 50%.
/7/ Remaining 1% interest owned by IBC.
/8/ Remaining 50% interest owned by JCP Realty, Inc., Simon DeBartolo, and
Montgomery Ward & Co., unrelated third parties.
-18-
<PAGE>
(e) 13 US Apartment Partnerships (in which unaffiliated investor limited
partners also own interests)/9/
(f) .02% of Chastleton/10/
(g) 41.0345% of Maryland Cable/11/
(h) 100% of AFH
(i) 100% of IWT
(j) 100% of IWT
(k) 100% of St. Charles Community LLC
(l) .1% of Coachman's/12/
(m) 100% of American Management
[END OF CHART]
____________________
/9/ IGC liquidation percentage interest in U.S. Apartment Partnerships as
follows: 1) Bannister Associates -60%; 2) Brookside Gardens - 1%; 3) Crossland
Associates - 60%; 4) Fox Chase Apartments - 99.9%; 5) Headen House Associates -
75.5%; 6) Huntington Associates - 50%; 7) Lakeside Apartments - 50%; 8) New
Forest Apartments - 99.9%; 9) Palmer Apartment Associates - 75.5%; 10) Wakefield
Terrace Associates - 75.5%; 11) Wakefield Third Age Associates - 75.5%; 12)
Essex Apartment Associates - 50%; and 13) Lancaster Apartments - 50%.
/10/ Remaining 99.98% interest owned by IBC.
/11/ Remaining 58.97% interest distributed among 68 unrelated third party
limited partners.
/12/ Remaining 99.99% interest owned by IBC.
-19-
<PAGE>
ACPT FOLLOWING THE RESTRUCTURING
The following chart depicts the organizational structure of ACPT and
its subsidiaries following completion of the Restructuring.
[CHART APPEARS HERE AS DESCRIBED BELOW]
ACPT, which is 100%/1/ owned by ACPT Shareholders, will own:
(a) 100%/2/ of American Rental/6/ (in which 200 preferred
shareholders also will have interests), which in turn will own:
(i) 99% of American Housing,/6/ which will own interests in the US
Apartment Partnerships (in which unaffiliated investor limited
partners also will own interests)
(ii) 100% of American Housing Management Company,/6/ which will own
1% of American Housing
(b) 100% of American Management
(c) 100% of American Land,/6/ which in turn will own:
(i) 100% of St. Charles Community LLC
(ii) 41.0345%/3/ of Maryland Cable
(iii) Class B/4/ interest in IGP
(d) 100% of IGP Group,/6/ which will own the Class A/4/ interest in
IGP, which in turn will own:
(i) 80%/3/ of LDA
(ii) 1%/3/ of El Monte
(iii) 50%/3/ of Escorial Builders
(iv) the Puerto Rico Apartment Partnerships/5/ (in which unaffiliated
investor limited partners also will own interests)
[END OF CHART]
________________________
/1/ Includes 52% Wilson Family interest immediately following the Distribution,
of which 29.75% is attributable to IBC and 11.32% to Wilson Securities
Corporation.
/1/ ACPT holds all of the common shares of American Rental. To meet REIT
qualification requirements, 10% cumulative preferred shares with an aggregate
par value of approximately $200,000 will be issued to employees of American
Management and IGP Group.
/3/ For owners of remaining interests in Maryland Cable, LDA, El Monte, and
Escorial Builders, see footnotes 11, 5, 4 and 3 of "Organizational Charts -- IGC
Prior to the Restructuring."
/4/ ACPT indirectly, through American Land and IGP Group, owns 100% of IGP.
The Class A interest represents all of the interests in IGP other than the Class
B interest, which represents all of IGP's rights to income, gains, and losses
associated with land in Puerto Rico held by LDA that is currently designated for
development as saleable property.
/5/ See footnotes 9 and 6 "Organizational Charts -- IGC Prior to Restructuring"
for liquidation percentage interests in the U.S. and Puerto Rico Apartment
Partnerships.
/6/ ACPT subsidiary created in connection with the Restructuring.
-20-
<PAGE>
IGC FOLLOWING THE RESTRUCTURING
The following chart depicts the organizational structure of IGC and its
subsidiaries immediately following the Restructuring. St. Charles Operating Co.
LLC will continue to own the Wetlands Properties, including the Towne Center
South land, and IGC will directly hold the Westbury land.
[CHART APPEARS HERE AS DESCRIBED BELOW]
IGC, which will be 99%/1/ owned by limited partners and 1% owned by IBC and
IGMC, will own:
(a) .1%/2/ of Coachman's
(b) .02%/3/ of Chastleton
(c) 99%/4/ of SCA, which in turn owns 50%/5/ of Brandywine
(d) 100% of St. Charles Operating Co. LLC
(e) 100% of AFH
(f) 100% of Pomfret LLC
(g) 100%/6/ of the CWT Trust, which in turn owns 100% of IWT and CWT
[END OF CHART]
___________________
/1/ Includes 52% Wilson Family ownership interest, of which 29.75% is
attributable to IBC and 11.32% to Wilson Securities Corporation.
/2/ Remaining 99.99% interest owned by IBC.
/3/ Remaining 99.98% interest owned by IBC.
/4/ Remaining 1% interest owned by IBC.
/5/ Remaining 50% interest owned by JCP Realty, Inc., Simon DeBartolo, and
Montgomery Ward & Co., unrelated third parties.
/6/ Held for the benefit of IGC Unitholders. IGC will exercise no management
control over the CWT Trust, CWT, or IWT.
-21-
<PAGE>
SUMMARY RISK FACTORS.
Restructuring Risks.
-------------------
. Absence of dissenters' appraisal rights; all IGC Unitholders will be
bound by the vote of the holders of a majority of the outstanding IGC
Units and a majority of the votes cast by IGC Unitholders not
affiliated with the Wilson Family.
. Members of the Wilson Family will be able to exert substantial control
over votes on matters affecting ACPT through their control of certain
of the Shareholders and the Wilson Family beneficially owns a majority
of the IGC Units. ACPT is subject to various conflicts of interest
arising out of its relationships with the Wilson Family and these
affiliates including land sales, property management services, office
leases and administrative services. Certain actions or decisions by
these parties may have an adverse effect on the interests of
Shareholders.
. There is no guarantee that a public market for Common Shares will
develop or be sustained after the Distribution.
. The aggregate prices at which the Common Shares and IGC Units trade
after the Distribution may be lower than the prices at which the IGC
Units traded before the Distribution. In addition, it is likely that
the Common Shares will trade at a price substantially lower than the
$21.55 net asset value per share, as of March 31, 1998, determined by
management based on appraisals of land assets and valuations of
interests in apartment properties, management contracts and other
assets.
. The transferability and ownership of ACPT Common Shares will be
restricted insofar as no Shareholder (other than certain current IGC
Unitholders) may own more than 2% of the outstanding Common Shares.
. Other provisions in ACPT's organizational documents may have the
effect of discouraging a change in control.
. ACPT is dependent on the efforts of its executive officers, and the
loss of their services could have an adverse effect on the operations
of ACPT.
. Increases in market interest rates may lead prospective purchasers of
the Common Shares to disinvest in ACPT in favor of higher yielding
investments. Such disinvestment may adversely affect the market price
of Common Shares.
-22-
<PAGE>
. The Restructuring is subject to obtaining the approvals of certain
government entities, including HUD, certain IGC lenders, and a
majority of limited partners in four of the U.S. Apartment
Partnerships.
. If in respect of claims by IGC creditors, it were to be determined
that the Distribution rendered IGC insolvent or otherwise constituted
a fraudulent transfer or conveyance, IGC Unitholders who receive the
Distribution could be required to return the Common Shares (or
equivalent amounts) to IGC or its creditors.
Real Estate Financing Risks.
---------------------------
. The business of ACPT will be subject to certain real estate financing
risks, including rising interest rates, debt financing risks, and
risks associated with financing new developments through construction
loans.
Real Estate Investment Risks.
----------------------------
. The business of ACPT will be subject to certain real estate investment
risks, including operating risks associated with real estate,
development risks, such as zoning approvals, the potential application
of federal and state environmental laws and federal laws relating to
disabled persons, and changes in tax laws and building safety
regulations, and competitive risks from other entities.
. ACPT's U.S. and Puerto Rico apartment properties, and its development
of future projects, could be adversely affected by changes in
government regulations that restrict subsidy programs for new
construction of low and moderate income housing by developers such as
ACPT.
. ACPT may not be able to obtain insurance coverage with respect to
certain perils, such as hurricanes, wars, and earthquakes. Should an
uninsured loss arise, ACPT could lose both its capital invested in a
property, as well as anticipated future revenue.
. Risks associated with illiquidity of real estate, and risks associated
with the acquisition, development and construction may adversely
affect ACPT's profitability.
Tax Related Risks.
-----------------
. IGC has calculated that approximately [$4.2 million] in gain ([$.40]
per IGC unit) will be recognized as a result of the transfer of IGC's
interest in the U.S. Apartment Partnerships to American Housing.
Additional gain will be recognized if the assets transferred to IGP
Group do not qualify for the exception from gain recognition for
assets used in the active conduct of a trade or business outside of
the United States. The gain
-23-
<PAGE>
recognized would be the excess of the fair market value of the assets
transferred over the tax basis of such assets, generally at capital
gains rates. The amount of gain will depend on the fair market value
of the Puerto Rico housing partnerships on the date of the transfer.
. In connection with certain transfers made to preserve IGC's
partnership tax status, Shareholders may take a lower tax basis in the
Common Shares than if such transfer had not taken place.
. If ACPT's subsidiary American Rental fails to qualify as a REIT in any
taxable year, it will be taxed as a corporation and therefore subject
to federal income tax at regular corporate rates (the current maximum
rate is 35%) on its taxable income.
. If IGP Group fails to qualify as a special partnership and instead is
treated as a corporation for Puerto Rico income tax purposes it would
be subject to Puerto Rico income tax on its income (at a 29% rate),
and ACPT and the Shareholders would not be allowed a deduction or
credit for taxes paid with respect to Puerto Rico source income of IGP
Group.
. If ACPT is deemed engaged in a trade or business in Puerto Rico it
will be subject to Puerto Rico tax on its income from Puerto Rico
source income effectively connected with its Puerto Rico trade or
business.
. If ACPT were to be classified as an association taxable as a
corporation for any year, ACPT would be taxable on its profits at the
applicable corporate rate (the current maximum rate is 35%),
distributions to Shareholders generally would be taxable as dividends
and non-corporate Shareholders would not be eligible for foreign tax
deductions or credits with respect to Puerto Rico taxes paid by ACPT.
. For the first quarter of 1998, less than 90% of IGC's gross income
constituted "qualifying income" for purposes of preserving IGC's
status as a partnership for tax purposes. IGC intends to take steps
to either increase "qualifying income" or decrease nonqualifying
income to allow IGC to meet the "90% qualifying income" test for 1998.
If IGC were treated as a corporation as of January 1, 1998, IGC would
recognize gain (and the Unitholders would recognize their share
thereof) to the extent that IGC's liabilities exceed the tax basis of
its assets on such date, and the Unitholders would recognize gain to
the extent that money is deemed distributed to a Unitholder in excess
of the Unitholder's tax basis. In addition, the Distribution would be
taxable to IGC to the extent that the fair market value of the Common
Shares exceeds IGC's tax basis in such Common Shares, and an amount
equal to the fair market value of the distributed Common Shares would
be taxable to the Unitholders as a dividend to the extent of IGC's
"earnings and profits," the excess as a return of capital to the
extent of the Unitholders' tax basis in their IGC
-24-
<PAGE>
Units, and lastly, as to any excess remaining, as gain from the sale
or exchange of property.
. If ACPT were to sell its interests in American Land, American
Management, American Rental or IGP Group, the proportionate share of
gain or loss recognized by the Shareholder could vary depending on
whether the Shareholder purchased the Common Shares from a person that
originally contributed property to IGC. In those circumstances, the
trading market for Common Shares could be adversely affected because
Common Shares are not fungible.
. Because of the difference between the federal and Puerto Rico
accounting and entity classification rules, taxes paid by or on behalf
of, ACPT may be different than the foreign tax credit or deduction
allowable to ACPT Shareholders.
. The Taxpayer Relief Act of 1997 (Pub. L. 105-34) (the "1997 Act") made
significant changes to the Code, including changes relating to the
treatment of partnerships and REITs. It may be some time before the
IRS issues regulations or other formal guidance under the 1997 Act.
Such regulations or other formal guidance could interpret the relevant
law in a manner contrary to this discussion and the opinion of
Counsel. Such interpretation could be applied retroactively.
. Each Shareholder generally will be taxed on its share of ACPT's
taxable income, regardless of whether Shareholder distributions are
made by ACPT. If distributions are less than the Shareholder's share
of ACPT's taxable income, Shareholders will pay tax on income they did
not receive. Although ACPT's Declaration of Trust generally requires
distribution of 45% of ACPT's taxable income (less the amount of
certain taxes paid by ACPT), there can be no assurance that ACPT will
always be in a position to make such distributions, and if made, in a
timely manner.
RECOMMENDATION OF THE BOARD OF DIRECTORS OF IGMC.
The Board of Directors of IGMC, by unanimous vote, has approved the
Restructuring, believes that the terms of the Restructuring are in the best
interests of the IGC Unitholders, and recommends that IGC Unitholders vote for
approving the Restructuring. The Board of Directors of IGMC did not make any
determination regarding fairness of the Restructuring and there were no arms-
length negotiations regarding the terms of the Restructuring because the
Restructuring consists of internal transfers of assets and the spin-off to
limited partners, including IGC Unitholders, on a pro rata basis of certain IGC
assets and because once it was determined that IGC would continue to be listed
on the AMEX and PSE, no fairness determination was required under the Exchange
Act. With respect to ACPT's employee plans, consulting contracts and other
arrangements incidental to the Restructuring, management may have conflicts of
interest. However, such arrangements were approved by the Board of Directors of
-25-
<PAGE>
IGMC, including directors who are not members of the Wilson Family or officers
or employees of IGC or ACPT or an entity affiliated with the Wilson Family.
The Board of Directors of IGMC and executive officers of IGC
collectively beneficially own 967,728 IGC Units (9.31% of the outstanding IGC
Units), and intend to vote their IGC Units in favor of the proposed
Restructuring. However, the Restructuring is contingent upon the management of
IGC determining that IGC will be classified as a partnership for federal tax
purposes for 1998. See "The Special Meeting -- Recommendation of the Board of
Directors of IGMC."
THE SPECIAL MEETING.
The special meeting IGC Unitholders will be held on _______________,
1998 at _____ _.m. (local time) at _________________________________________,
Maryland. The close of business on _______________, 1998 has been established
as the record date for determining IGC Unitholders entitled to notice of, and to
vote at, the special meeting. On that date there were _____ issued and
outstanding IGC Units. No matters other than the Restructuring (except certain
procedural matters) may be discussed or voted upon at the special meeting. The
presence, in person or by proxy, of IGC Unitholders holding more than 50% of the
total number of outstanding IGC Units will constitute a quorum at the special
meeting. If you beneficially own IGC Units issued to a broker or other nominee
holder, you must instruct such broker or nominee holder how to vote the IGC
Units that you beneficially own. If you do not give such instructions, the
broker or other nominee holder will not vote your IGC Units. For the
Restructuring to take effect, it must be approved by a majority of the
outstanding IGC Units and by a majority of the IGC Units present and voting that
are not beneficially owned by the Wilson Family. The Wilson Family beneficially
owns 5,405,572 IGC Units comprising approximately 52% of the outstanding Units.
Proxyholders will vote the eligible IGC Units represented by valid
proxies at the special meeting in accordance with the directions given on the
Proxy Card concerning whether to approve the Restructuring. IF YOU SIGN AND
RETURN A PROXY CARD WITHOUT GIVING ANY DIRECTIONS ON HOW TO VOTE ON THE
RESTRUCTURING, THE PROXYHOLDER WILL VOTE YOUR IGC UNITS FOR THE APPROVAL OF THE
RESTRUCTURING. You may revoke your proxy at any time prior to the proxyholder's
voting of the IGC Units to which your proxy applies by: submitting a later
dated Proxy Card, attending the special meeting and delivering a written
revocation of the proxy, or delivering a written notice stating that you wish to
revoke your proxy to IGC, 222 Smallwood Village Drive, St. Charles, MD 20602
before the date of the special meeting. See "The Special Meeting."
-26-
<PAGE>
PRINCIPAL ADVANTAGES OF THE RESTRUCTURING.
Broader Market for Common Shares than for IGC Units.
---------------------------------------------------
Limited partnership interests which require holders to recognize trade
or business income and losses from partnership operations are generally not
regarded as attractive investments for institutions such as mutual funds and
pension funds. ACPT, as a holding company, will receive income principally in
the form of dividends and distributions from its subsidiaries, and its Common
Shares should be a more attractive investment for certain investors than IGC
Units even though ACPT is expected to be treated as a partnership for federal
income tax purposes. Enlarging the group of potential investors for ACPT Common
Shares should produce a more liquid market than currently exists for IGC Units.
However, there is no assurance that a trading market will develop or be
substantial.
No History of Wetlands Litigation.
---------------------------------
IGC, which was convicted of federal Clean Water Act violations (which
conviction was reversed but has been remanded for a new trial), will retain the
four parcels of land that were involved in that litigation and the one
additional parcel that was the subject of a civil suit that was dismissed
without prejudice (collectively, the "Wetlands Properties"). None of the land
to be transferred to ACPT was so implicated and ACPT is not a party to such
proceedings. See "Legal Proceedings -- IGC" and "IGC After the Restructuring --
Creditors Rights."
No Adverse Financial Effects from AFH, IWT, and CWT.
---------------------------------------------------
AFH has had operating losses and has capital needs and IWT and CWT
have capital needs that have had adverse effects upon IGC's operating results
and financial condition. These are expected to continue for the foreseeable
future. AFH will remain a subsidiary of IGC, and IWT and CWT will be held by the
CWT Trust for the benefit of IGC Unitholders. Thus, their financial results will
not affect ACPT. See "The Restructuring -- Assets Retained by IGC." ACPT will
have no obligation to provide financial support to AFH, IWT or CWT. See "IGC
After the Restructuring --Description of IGC's Continuing Business."
Simplified Tax Reporting.
------------------------
Because ACPT will derive income principally from dividends from
corporations, the items to be reported for federal tax purposes by ACPT
Shareholders generally will be limited to dividends and Puerto Rico taxes paid
by ACPT with respect to the income of IGP Group in Puerto Rico. Shareholders
will not have to report ordinary income or losses from trade or business
activity as is currently the case with IGC. See "Income Tax Considerations --
Federal Income Tax Considerations -- Federal Income Tax Classification of ACPT."
-27-
<PAGE>
Enhanced Financing Opportunities.
--------------------------------
The removal of the adverse financial effects of AFH, IWT, and CWT and
the absence of involvement in the wetlands litigation should provide ACPT with
opportunities to obtain financing for its operations from banks and other
lenders on terms that generally are more favorable than those currently
available to IGC. See "The Restructuring -- Principal Advantages of
Restructuring." ACPT has not obtained any financing independent of IGC.
However, ACPT has engaged investment bankers to advise and assist in possible
financing activities to be commenced after the completion of the Restructuring.
Election of Trustees by Shareholders.
------------------------------------
ACPT will be managed by its Board of Trustees, the members of which
will be elected by ACPT shareholders. ACPT also will hold annual meetings of
shareholders. See "Comparative Rights of IGC Unitholders and Shareholders."
See "The Restructuring -- Principal Advantages of the Restructuring."
PRINCIPAL DISADVANTAGES OF THE RESTRUCTURING.
No Cash Distributions to IGC Unitholders.
----------------------------------------
Unless IGC ultimately prevails in the wetlands litigation, or the CWT
Trust sells assets and remits proceeds to IGC, the operations and assets
remaining with IGC after the Restructuring may not enable IGC to make quarterly
distributions to the IGC Unitholders. See "IGC After the Restructuring --
Description of IGC's Continuing Business." It is possible that IGC may
recognize taxable income without generating sufficient cash to enable IGC to
make a distribution to the IGC Unitholders in an amount at least equal to the
IGC Unitholders' tax liability arising from their share of IGC taxable income.
Tax Liabilities.
---------------
Gain will be recognized by IGC (and the Unitholders will take into
account their allocable share of such gain) on the transfer of IGC's interests
in the U.S. Apartment Partnerships to American Housing to the extent that the
amount of liabilities assumed (or deemed assumed) by American Housing exceeds
the tax basis of the property contributed to American Housing. IGC has
calculated that approximately [$4.2 million] in gain will be recognized as a
result of the transfer, based on certain estimates and assumptions by IGC,
including IGC's estimates of tax basis and the amount of liabilities at the
time of the transfer. See "Income Tax Considerations -- Federal Income Tax
Considerations -- Federal Income Tax Consequences of the Asset Transfers."
American Management and American Land will be treated as corporations
for federal and state tax purposes and will be subject to federal and state
income tax (including any applicable alternative minimum tax) on their taxable
income at regular
-28-
<PAGE>
corporate tax rates. Payment of such taxes may reduce the amounts otherwise
available for distribution to ACPT, or by ACPT to the Shareholders.
As a result of the Asset Transfers, Shareholders will not have a
distributive share of the various items of income, gain, loss, deduction or
credit attributable to the operating businesses conducted by partnerships.
Instead, distributions to ACPT from its subsidiaries American Management,
American Land, IGP Group and American Rental generally will be limited to
dividend income (to the extent of current and accumulated earnings and profits),
and, in the absence of earnings and profits, nontaxable return of capital (to
the extent of ACPT's tax basis in the stock of such corporation) or taxable
capital gain (after ACPT's tax basis has been reduced to zero). Distributions
from American Rental that are specifically designated as capital gain dividends
are treated as long term capital gains. Each Shareholder generally will include
its distributive share of ACPT's income in the Shareholder's taxable income. In
the event that American Rental elects to retain all or a portion of its net
capital gain and pay federal income tax on such undistributed amounts, each
Shareholder generally will include in income its distributive share of the
undistributed capital gains and will be deemed to have paid its distributive
share of the income tax paid by American Rental with respect to such
undistributed capital gains.
Reduction of Required Distributions.
------------------------------------
Under its Partnership Agreement, IGC is required to distribute
annually to IGC Unitholders, in cash and/or property, an amount equal to 55% of
the net taxable income of IGC allocated to IGC Unitholders. The terms of ACPT's
Declaration of Trust require ACPT to distribute annually to Shareholders, in
cash and/or property, an amount equal to 45% of the net taxable income of ACPT
allocated to Shareholders less the amount of taxes paid by ACPT in Puerto Rico
and other foreign countries and certain federal taxes paid by American Rental
with respect to undistributed capital gains.
As is the case with IGC, it is possible that ACPT may recognize
taxable income without generating sufficient cash to enable ACPT to make a
distribution to Shareholders in an amount at least equal to the Shareholders'
tax liability arising from their share of ACPT taxable income.
Antitakeover Effects.
---------------------
The provisions of ACPT's Declaration of Trust on classification of the
Board of Trustees, restrictions on the ownership of Common Shares, the ability
to issue preferred stock, and certain control share acquisition and business
combination statutes applicable to ACPT could have the affect of delaying,
deferring or preventing a transaction or a change in control of ACPT that might
involve a premium price for holders of Common Shares or otherwise be in their
best interest.
-29-
<PAGE>
Restrictions on Accumulation of Common Shares.
---------------------------------------------
In order to preserve American Rental's qualification as a REIT, ACPT's
Declaration of Trust and Bylaws provide that a person (other than certain
existing IGC Unitholders) may not directly or indirectly own more than 2% of the
outstanding Common Shares. See "Income Tax Considerations -- Federal Income Tax
Classification of American Rental."
See "The Restructuring -- Principal Disadvantages of the
Restructuring."
MECHANICS OF THE RESTRUCTURING.
The Asset Transfers.
-------------------
ACPT acts as a self-managed holding company that will own all of the
outstanding equity interests in American Land, American Management, and IGP
Group and all of the common stock of American Rental. Through the Asset
Transfers, IGC will transfer its principal real estate operations and assets to
ACPT and these subsidiary entities. American Rental, through American Housing,
will acquire IGC's partnership interests in United States investment apartment
properties and its land in the United States presently intended for development
as apartment properties. IGC intends to defer the transfer of its limited and
general partnership interest in eight apartment partnerships until after the
Distribution in order to obtain limited partner consents or to avoid triggering
a tax termination under the Code. IGC intends to obtain such limited partner
consent as soon as practicable after the Distribution. See "Transactions With
Related Parties -- Staggered Transfer of Partnership Interests to American
Housing." American Rental is expected to be taxed as a REIT. American Management
holds the United States property management services operations formerly
conducted directly by IGC. American Management will be taxed as a corporation.
American Land will acquire IGC's principal United States community development
assets and operations, IGC's interest in a partnership that is entitled to
receive certain fees resulting from the 1988 sale of a cable television company,
and the Class B IGP Interest that represents IGP's rights to income, gains and
losses associated with land in Puerto Rico held by LDA and designated for
development as saleable property. American Land is a Maryland corporation and
will be taxed as a corporation. IGP Group will acquire IGC's remaining interests
in IGP, which will hold its partnership interests in Puerto Rico investment
apartment properties, and in Puerto Rico management services and rights to
income, gains and losses associated with land in Puerto Rico held by LDA for
development as rental properties. See "The Restructuring -- Asset Transfers."
IGP Group intends to qualify as a Puerto Rico pass-through entity that
will be taxed as a corporation for U.S. tax purposes and will not be taxable at
the entity level for Puerto Rico income tax purposes. The general partner
interest in IGP currently held by James J. Wilson will be transferred to a
subsidiary of ACPT. As a result, ACPT will own indirectly 100% of the
partnership interests in IGP.
-30-
<PAGE>
See "The Restructuring -- The Asset Transfers," "Business and
Properties of ACPT," and "Income Tax Considerations -- Federal Income Tax
Considerations --Federal Income Tax Consequences of the Asset Transfers."
The Distribution.
----------------
Following the Asset Transfers, ACPT will issue to IGC sufficient
Common Shares to enable IGC to make the Distribution. In the Distribution, IGC
will distribute all Common Shares held by it to the IGC Unitholders and its
general partners -- IGMC and IBC -- pro rata in accordance with their percentage
partnership interests in IGC. Each IGC Unitholder will receive one Common Share
for every two IGC Units held. The aggregate of approximately 5,250,000 Common
Shares distributed to IGC Unitholders will equal 99% of the Common Shares
outstanding immediately following the Distribution, corresponding to the IGC
Unitholders' aggregate 99% partnership interest in IGC. Common Shares
representing the remaining 1% of such Common Shares will be distributed to IGMC
and IBC in accordance with their respective 1/3% and 2/3% partnership interests
in IGC, with IGMC receiving approximately 17,500 Common Shares and IBC receiving
approximately 34,500 Common Shares. See "The Restructuring -- The
Distribution."
No certificates or scrip representing fractional Units will be issued
to IGC Unitholders as part of the Distribution. The Registrar and Transfer
Company (the "Distribution Agent") will aggregate fractional Units into whole
Units and sell them in the open market at then prevailing prices on behalf of
IGC Unitholders who otherwise would be entitled to receive fractional Unit
interests, and such persons will receive a check in payment for the amount of
their allocable share of the total sale proceeds. See "Income Tax
Considerations -- Federal Income Tax Considerations -- Federal Income Tax
Consequences of the Distribution." Such sales are expected to be made as soon
as practicable after the Distribution of Common Shares to IGC Unitholders. ACPT
will bear the cost of any commissions incurred in connection with such sales.
Assets Retained by IGC.
----------------------
After the Restructuring, IGC will continue to own certain assets that
in management's view do not fit ACPT's business plan. These include the
Wetlands Properties, certain parcels of land in Pomfret, Maryland, the Westbury
community in St. Mary's County, Maryland ("Westbury"), certain single family
home lots in the Dorchester neighborhood in St. Charles, 14 acres of commercial
land in St. Charles, a 50% interest in Brandywine Investment Associates L.P.,
which owns land in Brandywine, Maryland, the LDA Note, all of the shares of AFH,
as well as fractional interests in Chastleton, and Coachman's L.P., and
beneficial interest in the CWT Trust (collectively, the "Retained Assets"). See
"The Restructuring -- Assets Retained by IGC." As a result of the wetlands
conviction, the Wetlands Properties were encumbered by an obligation to impose a
conservation easement that would prohibit development.
-31-
<PAGE>
The easement was never recorded and the wetlands conviction was reversed.
However, the matter has been remanded for a new trial and as a practical matter,
the Wetlands Properties will remain undevelopable until the wetlands litigation
is finally resolved. See "IGC After the Restructuring -- Description of IGC's
Continuing Business."
APPRAISALS.
Properties Retained by IGC.
--------------------------
Following the Restructuring, IGC intends to retain certain properties.
IGC, through St. Charles Associates Limited Partnership ("SCA") will retain an
interest in Brandywine Village, a 277-acre tract of land in Brandywine, Maryland
having an appraised present "as is" market value of $8,885,000 as of June 9,
1997. IGC will continue to own Section S-4 of the Southlake at Montclair
Subdivision that consists of 77 townhome lots in Dumfries, Virginia having an
aggregate appraised present "as is" market value of $620,000 as of May 12, 1997;
Westbury, Phase II Section I that comprises 26.992 acres of land in Lexington
Park, Maryland having an appraised present "as is" market value of $348,813 as
of May 20, 1997 based on a proposed 51 lot subdivision; 812.2 acres of land in
Pomfret, Maryland having an appraised present "as is" market value of $3,250,000
as of December 31, 1996; 26 single family home lots in the Dorchester
neighborhood having a gross retail value of $1,296,000 as of December 31, 1996,
and a 14 acre parcel in St. Charles, Maryland having a gross retail value
$4,214,000 as of December 31, 1996. See "Appraisals -- Properties Retained by
IGC."
Properties Transferred to ACPT.
------------------------------
ACPT, through IGP Group and its indirect ownership in LDA, will
acquire approximately 431 acres of land currently owned by LDA in the Sabana
Llana and San Anton Wards of the municipalities of San Juan and Carolina, Puerto
Rico having an appraised present "as is" market value of $35,900,000 as of
December 1, 1996; 542.92 acres of land in Canovanas, Puerto Rico having an
appraised present "as is" market value of $6,100,000 as of June 30, 1997.
Through American Land ACPT also will acquire remnant parcels of land, Wooded
Glen and Piney Reach, in the St. Charles PUD and certain surrounding environs
currently owned by IGC having an appraised present "as is" market value of
$40,440,000; 1,287 acres of land in St. Charles, Maryland at Fairway Village
having an appraised present "as is" market value of $19,263,000 as of May 25,
1997; and 38 acres of land in St. Charles, Maryland having an appraised present
"as is" market value of $3,960,000 as of October 31, 1997. See "Appraisals --
Properties Transferred to ACPT."
BACKGROUND OF THE RESTRUCTURING; CONSIDERATION OF ALTERNATIVES.
IGC management began examining various restructuring possibilities
during the Fall of 1996, and, in consultation with IGC legal counsel and tax
advisors,
-32-
<PAGE>
identified the REIT as a possible investment vehicle. In December 1996, IGC
management announced that it had determined to implement a plan placing IGC's
multifamily housing assets into a publicly-traded REIT and disposing of land
development assets to Wilson Family entities. Tax considerations required
dividing IGC's multifamily housing assets between separate U.S. and Puerto Rico
REITs. During the first quarter of 1997, a special committee of the IGMC Board
of Directors expressed concern that two REITs would not have sufficient assets
and income to create a strong trading market for their securities.
In April 1997, IGC management announced a modified plan to convert IGC
into an entity similar to the current proposal for ACPT. The proposed entity
would retain the right to receive shares of CWT and/or IWT as soon as either or
both contracted to begin a solid waste disposal facility and an option to
purchase the Wetlands Properties at book value if the wetlands litigation were
favorably resolved. The plan also contemplated making an offer to the limited
partners in the Apartment Partnerships to exchange their partnership interests
for interests in a U.S. or Puerto Rico partnership that would hold the apartment
properties (the "Exchange Offer").
IGC retained Robert A. Stanger & Co. ("Stanger") on May 8, 1997 to
assist in refining the structure and providing opinions regarding the fairness
of the Exchange Offer and asset transfers. On Stanger's recommendation, IGC
management considered IGC continuing as a separate publicly traded partnership
with AFH, IWT, CWT and the Wetlands Properties, while creating and distributing
to its Unitholders shares of ACPT.
On November 14, 1997, IGC filed with the Commission preliminary proxy
materials relating to the Restructuring (the "November Filing"). On December
24, 1997 IGC received a letter from the staff of the Commission's Division of
Corporation Finance expressing the view that the Restructuring would constitute
a "going private" transaction unless assurances could be obtained that IGC Units
would remain listed on AMEX and PSE following the Restructuring.
During January 1998, a syndicator of limited partnership interests in
10 of the 22 U.S. and Puerto Rico Apartment Partnerships opined to IGC that the
Exchange Offer likely would not be attractive to a majority of the holders of
limited partnership interests in these partnerships, and IGC management
discontinued plans for the Exchange Offer.
-33-
<PAGE>
Also in January 1998, Jorge Colon Nevares resigned as a director IGMC
and was replaced by Thomas Shafer. The IGMC Board established a new special
committee comprised of Messrs. Blakeman, Cowan, and Shafer to reevaluate the
terms of the Restructuring.
IGC management proposed a reallocation of certain assets between IGC
and ACPT to enhance the prospects for continued listing of IGC Units on the AMEX
and PSE and to provide greater capital resources for the waste technology
business. The committee examined the management's projected pro forma earnings
and cash flows for ACPT and IGC following the Distribution. Stanger also
reviewed the projected pro forma financial statements. The committee obtained a
commitment of IBC to advance funds to IGC, if needed, to pay wetlands defense
costs.
On March 31, 1998 AMEX advised IGC that based on its review of the
projected pro forma financial statements of IGC, IGC management should expect
that the IGC Units would remain listed following the Distribution. See "The
Restructuring --Background of the Restructuring; Consideration of Alternatives."
The Board adopted resolutions formally approving the Restructuring and
recommending the IGC Unitholders approve the Restructuring on __________ 1998.
BENEFITS TO INSIDERS.
Upon completion of the Restructuring, the Board of Trustees of ACPT
will consist of seven persons -- J. Michael Wilson, Edwin L. Kelly, Francisco
Arrivi Cros, Donald G. Blakeman, Thomas Shafer, Thomas B. Wilson and _________ -
- - all of whom currently are directors of IGMC. However, such persons, except
Mr. Blakeman, will resign from their positions at IGMC prior to completion of
the Restructuring. See "Management -- Trustees and Executive Officers."
Immediately following the distribution the Board of Directors of IGMC will
consist of James J. Wilson, Mark Augenblick, Mr. Blakeman and ________. Mr.
Blakeman intends to resign as a trustee of ACPT and director of IGMC at such
time as another independent trustee and director is recruited. See IGC After the
Restructuring -- Management of IGC."
In addition, J. Michael Wilson, Mr. Kelly, Mr. Arrivi, Paul Resnik and
Eduardo Cruz Ocasio, who currently are officers of IGC, will serve as executive
officers of ACPT following the Restructuring, but will resign from their
executive positions at IGC prior to completion of the Restructuring. See
"Management -- Trustees and Executive Officers." J. Michael Wilson will remain
on the payroll of IBC but ACPT will reimburse IBC for one-half of his annual
salary, up to $90,000. See "Management -- Executive Compensation" and
"Transactions with Related Parties -- Payments to IBC for Services Provided by
J. Michael Wilson." Messrs. Kelly, Arrivi and Resnik will enter into employment
agreements with American Management to become effective on the date of
Distribution that will provide for annual salaries of $275,000, $275,000 and
$200,000 respectively. Such agreements also will provide for severance benefits
equal to up to [18] months base salary under certain conditions. Except for the
salary of J. Michael Wilson, the compensation payable under these agreements
does not reflect any increase from compensation currently paid by IGC. See
"Management -- Employment Agreements." Mr. Cruz Ocasio will be paid an annual
salary of $115,000.
-34-
<PAGE>
Trustees and officers of ACPT will be entitled to participate in
Common Share incentive plans to be adopted by ACPT to provide incentive
compensation to Trustees, officers and key employees. See "Management -- Share
Incentive Plans." In addition, directors, executives and other employees of IGC
who have been awarded IGC Unit Options and IGC Unit Appreciation Rights prior to
the Distribution will receive corresponding ACPT Options or Rights in connection
with the Restructuring. See "Management -- Treatment of IGC Options and Unit
Appreciation Rights."
James J. Wilson, who will continue as chief executive officer of IGC,
will serve as a consultant to ACPT under a 10-year consulting agreement
providing for payments of $500,000 per year during the first two years and
$200,000 per year for the remaining eight years. See "Transactions with Related
Parties."
IGC will receive no proceeds in connection with the Restructuring and,
consequently, IGMC directors and IGC executive officers and employees will
receive no proceeds in connection with the transactions.
THE PRIVATE OFFERING.
ACPT has engaged investment bankers to advise and assist in possible
financing activities to be commenced after the completion of the Restructuring.
In connection with the Restructuring, subject to market conditions, ACPT will
seek to raise up to $35 million in additional equity capital through the Private
Offering of Preferred Shares. Proceeds from the Private Offering would be used
to pay down existing bank debt and for working capital. The terms of the
preferred shares will be negotiated with purchasers, but they may include rights
to preferred distributions, cumulative distributions, and/or liquidation
preferences. The preferred shares also may be convertible into Common Shares at
a negotiated conversion ratio. The Private Offering, if completed, would result
in dilution of the percentage interest of all ACPT shareholders including the
Wilson Family, whose percentage ownership would likely be reduced below 40%.
Regardless of the outcome of the Private Offering, James J. Wilson and J.
Michael Wilson have advised ACPT that the Wilson Family intends to take such
other actions as may be necessary to reduce its percentage interest to below 40%
in order to permit American Rental to qualify as a REIT. See "Income Tax
Considerations --Federal Income Tax Considerations -- Federal Income Tax
Classification of American Rental -- Share Ownership, Reporting" and "The
Restructuring -- The Private Offering."
NO DISSENTERS' APPRAISAL RIGHTS.
Under the Delaware Revised Uniform Limited Partnership Act (the
"Delaware Act") and the Partnership Agreement of IGC, IGC Unitholders who object
to the Restructuring will have no right to seek a judicial appraisal of the fair
value of their IGC Units and to compel IGC to pay such amount in cash in
exchange for their IGC Units as a consequence of the consummation of the
Restructuring, nor will such rights be
-35-
<PAGE>
voluntarily accorded to IGC Unitholders by IGC. Thus, approval of the
Restructuring by the requisite vote of IGC Unitholders will bind all IGC
Unitholders, including those who object. See "The Restructuring -- No
Dissenters' Appraisal Rights."
CONFLICTS OF INTEREST.
Following the Restructuring the Wilson Family will own a majority of
the Common Shares of ACPT and will continue to own a majority of the IGC Units.
Accordingly, the Wilson Family will be able to exert substantial control over
votes on matters affecting ACPT and IGC. Following the Restructuring, ACPT and
IGC will compete for certain land sales to the extent of the Retained Assets,
and the Wilson Family's interests in ACPT and IGC may pose potential conflicts.
See "Risk Factors -- Control of ACPT; Conflicts of Interest" and "Ownership of
Common Shares."
In addition, ACPT has entered into transactions with certain
Shareholders and members of Management. See "Transactions with Related
Parties."
TAX CONSEQUENCES OF THE RESTRUCTURING FOR U.S. UNITHOLDERS AND SHAREHOLDERS.
IGC will recognize approximately [$4.2 million] in gain for federal
tax purposes as a result of the Asset Transfers, and each IGC Unitholder will
recognize that IGC Unitholder's share of such gain (approximately [$.40] per
Unit). A Shareholder will not recognize gain or loss upon receipt of Common
Shares in the Distribution. A Shareholder's initial tax basis in his Common
Shares generally will be equal to the lesser of IGC's tax basis in those Common
Shares or the Shareholder's adjusted tax basis in his or her IGC Units
immediately before the Distribution. Each Shareholder's adjusted tax basis in
his or her IGC Units will be reduced by an amount equal to his or her initial
basis in the Common Shares. IGC will not recognize gain or loss upon the
Distribution. A Shareholder who receives cash in lieu of fractional Common
Shares will recognize gain. The amount of gain recognized will not exceed the
amount of cash received. ACPT will provide Shareholders with information
indicating the amount of any gain which must be recognized on the receipt of
cash in lieu of fractional Common Shares interests. See "Income Tax
Considerations -- Federal Income Tax Consequences of the Distribution."
Following the Distribution, each Shareholder, in general, will take into account
his allocable share of ACPT's taxable income or loss in computing his individual
federal income tax liability. See "Risk Factors -- Tax Related Risks" and
"Income Tax Considerations."
TAX CONSEQUENCES OF THE RESTRUCTURING FOR PUERTO RICO UNITHOLDERS AND
SHAREHOLDERS.
Puerto Rico Shareholders will recognize income upon the receipt of the
Common Shares and cash distributed in lieu of fractional Shares distributed by
IGC.
-36-
<PAGE>
The receipt of the Common Shares and cash will be taxable at ordinary income tax
rates to the extent of earnings and profits of IGC or as non-taxable returns of
capital or as gain from the sale or exchange of property, depending upon the
circumstances of the distribution. See "Income Tax Considerations -- Certain
Puerto Rico Income Tax Consequences."
COMPARISON OF OPERATIONS OF ACPT AND IGC.
Following completion of the Restructuring, it is expected that the
operations of ACPT will be substantially similar to the real estate operations
currently conducted by IGC. ACPT will succeed to the principal rental and land
development assets held by IGC and its subsidiaries in the United States and
Puerto Rico as well as the property management operations conducted by IGC's
subsidiary American Management in the United States and by IGP in Puerto Rico.
See "The Restructuring --The Asset Transfers" and "Business and Properties of
ACPT." Management believes that ACPT's business objectives will remain the same
as those pursued by IGC -- to maximize Shareholder value by investing, holding
and developing assets that will generate cash for distribution to Shareholders.
ACPT's policy will be to acquire or develop assets in areas that utilize the
expertise of management, primarily community development and commercial and
residential rental properties. See "Business and Properties of ACPT -- Policies
with Respect to Certain Activities."
Immediately following completion of the Restructuring, the Trustees
and principal executive officers of ACPT will be substantially the same as the
current directors of IGMC and officers of IGC, respectively, except that James
J. Wilson, the founder and Chief Executive Officer of IGC, will not be a Trustee
or officer of ACPT. See "Risk Factors -- Dependence on Key Personnel;
Withdrawal of James J. Wilson from Management." However, in order to provide
continuity of management, Mr. Wilson will serve as a consultant to ACPT under a
ten year consulting agreement. See "Transactions with Related Parties --
Consulting Agreement." Because the Trustees of ACPT will be elected by the
Shareholders, management of ACPT may change if the initial Trustees are not re-
elected. See "Management -- Board of Trustees." As is the case with IGC,
Shareholders will not be entitled to obtain a list of program investors.
COMPARATIVE RIGHTS OF IGC UNITHOLDERS AND SHAREHOLDERS.
As a result of the Restructuring, IGC Unitholders will receive Common
Shares of ACPT and will continue to hold IGC Units. ACPT is a Maryland
investment trust, and IGC is a Delaware limited partnership. The following
table compares certain rights of IGC Unitholders currently to rights of holders
of Common Shares if the Restructuring occurs. See "Comparative Rights of IGC
Unitholders and Shareholders." When used in this table, "majority vote" means a
majority of the IGC Units or Common Shares outstanding.
-37-
<PAGE>
<TABLE>
<CAPTION>
IGC UNITHOLDERS SHAREHOLDERS
<S> <C> <C>
RIGHT TO ELECT No right to elect directors of IGMC. Shareholders vote to elect Trustees;
MANAGEMENT IGC Unitholder approval by majority classified Board of Trustees with
vote is required to permit the voluntary staggered three-year terms.
withdrawal of, or admission of a
general partner.
RIGHT TO REMOVE The IGC Unitholders may remove any Shareholders may remove members
MANAGEMENT general partner, with or without cause, of the Board of Trustees for cause by
by majority vote. majority vote and for any reason by
two-thirds vote.
REQUIRED MINIMUM IGC is required to distribute in cash or ACPT is required to distribute in
DISTRIBUTION property 55% of the net taxable income cash or property an amount equal to
allocated to IGC Unitholders. 45% of net taxable income allocated
to Shareholders less the amount of
certain taxes paid by ACPT.
OWNERSHIP LIMITATIONS There is no limitation on the number of No Shareholder (except certain
IGC Units that any Unitholder may existing IGC Unitholders) may own
own. more than 2% of the outstanding
Common Shares.
GENERAL VOTING RIGHTS IGC Unitholder approval by majority Shareholder approval by majority
REGARDING GOVERNANCE vote is required for (1) sale of all or vote is required for (i) a sale of all or
substantially all of the assets, substantially all of ACPT's assets,
(ii) merger or consolidation, and (ii) merger or consolidation of
(iii) certain amendments to the ACPT, and (iii) removal of a Trustee
Partnership Agreement, including for cause. The Board of Trustees has
certain issuances of additional limited exclusive authority to increase or
partnership interests. IGMC has decrease the aggregate number of
exclusive authority to issue IGC Units Common Shares that ACPT has
without limitation as to amount. authority to issue.
SUPERMAJORITY VOTING Unanimous vote of IGC Unitholders is A two-thirds vote of Shareholders is
RIGHTS required for certain actions, including required to (i) remove Trustees other
actions that would cause loss of limited than for cause, (ii) amend the
liability, treatment of IGC as a Declaration of Trust (including
corporation for tax purposes, or, except required minimum distribution
in the case of merger or dissolution, provisions), and (iii) dissolve ACPT.
delisting of IGC Units from any
national securities exchange. Approval
by two-thirds vote of IGC Unitholders
(excluding general partners and their
affiliates) is required for reduction of
minimum amount of cash flow required
to be distributed to IGC Unitholders.
DISSOLUTION Requires consent of IGC Unitholders Requires approval of Shareholders by
by majority vote, except for two-thirds vote.
involuntary withdrawal of a general
partner.
</TABLE>
-38-
<PAGE>
<TABLE>
<S> <C> <C>
LIQUIDATION RIGHTS IGC Unitholders share ratably in Shareholders share ratably in any
accordance with percentage interests in assets remaining after satisfaction of
any assets remaining after satisfaction obligations to creditors and any
of obligations to creditors and any liquidation preferences of Preferred
liquidation preferences of preferred Shares.
Units.
</TABLE>
These substantive and procedural differences affect the rights of IGC
Unitholders and holders of Common Shares. Specifically, ACPT's policies with
respect to investments, financings, affiliate transactions, and certain other
activities may be amended or revised from time to time at the discretion of the
Board of Trustees.
-39-
<PAGE>
SUMMARY COMBINED HISTORICAL AND PRO FORMA FINANCIAL AND OPERATING DATA
The following table presents summary combined historical financial data
derived from American Community Portfolio Properties' ("ACPP" as defined in Note
1 to the Combined Historical Financial Statements) for the quarter ended March
31, 1998 and the three most recent years ended December 31, 1997 and summary pro
forma condensed combined financial information derived from ACPT's unaudited Pro
Forma Combined Financial Data. ACPP's Historical Combined Financial Statements
present the financial position, results of operations and cash flows of ACPP as
if it were a separate company operating for all the periods presented. Because
ACPT has no historical operations, for purposes of the audited combined
historical financial statements the assets, liabilities and operations that will
be transferred to ACPT in the Restructuring are referred to as "ACPP." The pro
forma financial data set forth below may not necessarily be indicative of the
results that would have been achieved had the transfer and distribution
transactions been consummated as of the date indicated or that may be achieved
in the future. The net asset values set forth below are management's estimate of
the fair value of ACPP's net assets to its beneficial owners. The information in
the table should be read in conjunction with "Selected Combined Historical
Financial Data," "Management's Discussion and Analysis of Financial Condition
and Results of Operations," "Pro Forma Combined Financial Data" and the Combined
Historical Financial Statements of American Community Portfolio Properties
included elsewhere herein. ACPP's fiscal year ends on December 31.
<TABLE>
<CAPTION>
(IN THOUSANDS, EXCEPT FOR PER SHARE, LOT, ACRE AND UNIT AMOUNTS)
THREE MONTHS ENDED
MARCH 31, YEAR ENDED DECEMBER 31,
-------------------------------- ---------------------------------------------------------
PRO FORMA (1) HISTORICAL (2) PRO FORMA (1) HISTORICAL (2)
---------------- ---------------------------------------
1998 1998 1997 1997 1996 1995
------------- ------------- ---------------- ------------- ------------ ----------
(UNAUDITED) (UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C> <C>
INCOME STATEMENT DATA:
Revenues $ 9,788 $ 9,788 $ 28,129 $ 28,129 $ 43,692 $ 27,363
Expenses 8,273 8,263 25,795 25,665 26,139 21,500
Income taxes 825 283 1,377 470 3,424 1,369
Minority interest (198) (198) (439) (439) (306) (511)
Net income (3) 492 1,044 518 1,555 12,891 3,983
Pro forma basic earnings per share (4) 0.09 0.20 0.10 0.30 2.49 0.77
Pro forma weighted average
shares outstanding (4) 5,218 5,218 5,196 5,196 5,180 5,179
</TABLE>
<TABLE>
<CAPTION>
AS OF DECEMBER 31,
------------------
AS OF MARCH 31, 1998 1997
-------------------------------- ------------------
PRO FORMA (1) HISTORICAL (2) HISTORICAL (2)
--------------- ---------------- ------------------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C>
BALANCE SHEET DATA:
Total assets $ 110,969 $ 110,969 $ 114,808
Recourse debt 35,191 35,191 40,926
Total liabilities 95,029 93,395 99,028
Capital 15,940 17,574 15,780
</TABLE>
<TABLE>
<CAPTION>
THREE MONTHS ENDED
MARCH 31, YEAR ENDED DECEMBER 31,
HISTORICAL (2) HISTORICAL (2)
------------------ --------------------------------------
1998 1997 1996 1995
---- ---- ---- ----
(UNAUDITED)
<S> <C> <C> <C> <C>
OTHER FINANCIAL DATA:
Cash flow provided by (used in) -
Operating activities $ 8,969 $ 13,545 $ 26,622 $ 9,698
Investing activities (3,908) (8,372) (11,084) (11,431)
Financial activities (5,062) (5,189) (16,777) 4,037
Cash available for distribution, additional
investment or debt repayment (5) (751) 5,595 3,589 3,307
Cash available for distribution, additional
investment or debt repayment per share (4,5) (0.14) 1.07 0.69 0.64
</TABLE>
<TABLE>
<CAPTION>
AS OF
------------------------------------------------
MARCH 31, DECEMBER 31,
--------------- ------------------------------
1998 1997 1996
--------------- ------------- -------------
(UNAUDITED) (UNAUDITED) (UNAUDITED)
<S> <C> <C> <C>
Net asset value ("NAV") (6) $ 112,455 $ 110,870 $ 108,485
Pro forma NAV per share (4,6) 21.55 21.25 20.94
Pro forma shares outstanding (4,6) 5,218 5,218 5,180
</TABLE>
- 40 -
<PAGE>
<TABLE>
<CAPTION>
THREE MONTHS
ENDED MARCH 31 YEAR ENDED DECEMBER 31,
---------------- -------------------------------
1998 1997 1996 1995
---------------- ---------- ------- ---------
<S> <C> <C> <C> <C>
OTHER OPERATING DATA (7):
Rental apartment units managed 8,139 8,139 8,139 8,085
Rental apartment units owned 5,291 5,291 5,291 6,155
Lots sold for residential units 200 231 406 113
Residential lots transferred to joint venture -- 118 98 --
Residential lots transferred to company's
rental property operations -- -- -- 54
Commercial and business park acres sold 31 17 5 (9) 20 (9)
Undeveloped acres sold -- 381 (8) -- 2
</TABLE>
(1) Reflects the consummation of the Distribution. See "ACPT Pro Forma Combined
Financial Data."
(2) Reflects the historical financial data for the operations, assets and
liabilities proposed to be transferred from IGC to ACPT and subsidiaries,
referred to as American Community Portfolio Properties.
(3) The net income for 1996 includes a $932,000 reduction for an extraordinary
item-early extinguishment of debt.
(4) Pro forma basic earnings per share were based on pro forma shares
outstanding as determined by dividing IGC's weighted average Units
outstanding by the Unitholders' percent ownership, 99%, and dividing the
result by two. Pro forma NAVs per share were determined by dividing IGC's
Units outstanding by the Unitholders' percentage ownership, 99%, and
dividing the result by two.
(5) Reflects the cash provided by operating, investing and financing activities
as reported on ACPP's audited statement of cash flows excluding cash
distributions to IGC.
(6) Management's determinations based on appraisals of land assets, valuations
of interests in apartment partnerships, management contracts and other
assets net of liabilities, exclusive of accrued income taxes. Such
determinations have been reviewed and considered by Robert A. Stanger & Co.
Inc, in connection with the issuance of the fairness opinion. See
"Appraisals."
(7) See "Management's Discussion and Analysis of Financial Condition and
Results of Operations."
(8) Includes a sale to an affiliate of 374 acres.
(9) Includes sales to affiliates of 4 acres and 3 acres for the years ended
December 31, 1996 and 1995, respectively.
-41-
<PAGE>
RISK FACTORS
Prospective investors in Common Shares should consider a number of
factors that may bear on the value of the Common Shares, the amount of cash
distributions to the Shareholders, and other matters affecting an investment in
Common Shares. These factors include the matters described below.
RESTRUCTURING RISKS
NO DISSENTERS' APPRAISAL RIGHTS.
IGC Unitholders who object to the Restructuring will have no
dissenters' appraisal rights (i.e., the right, instead of receiving Common
----
Shares, to seek a judicial determination of the "fair value" of their IGC Units
and to compel IGC to purchase IGC Units for cash in that amount) under Delaware
law or the Partnership Agreement of IGC, nor will such rights be voluntarily
accorded to the IGC Unitholders. All IGC Unitholders will be bound by the vote
of IGC Unitholders owning a majority of the outstanding IGC Units and a majority
of the votes cast by IGC Unitholders not affiliated with the Wilson Family, and
objecting IGC Unitholders will have no alternative to receipt of the Common
Shares in the Restructuring other than selling their IGC Units in the market.
See "The Special Meeting -- No Dissenters' Appraisal Rights."
CONTROL OF ACPT.
The Wilson Family will be able to exert substantial control over votes
on matters affecting ACPT which may result in ACPT taking actions that confer
benefits on the Wilson Family not shared by other Shareholders. The Wilson
Family will collectively own 52.24% of the outstanding ACPT Common Shares after
the Restructuring. However, members of the Wilson Family collectively will not
own a majority interest in ACPT following the Private Offering. Following the
Restructuring, ACPT and IGC will compete for certain land sales to the extent of
the Retained Assets, and the Wilson Family's interests in ACPT and IGC may pose
potential conflicts. See "The Restructuring -- The Private Offering" and
"Ownership of Common Shares."
CONFLICTS OF INTEREST.
ACPT is subject to certain conflicts of interest arising out of its
relationships with the Wilson Family and their affiliates. Generally these
relationships involve land sales, property management services, office leases,
and administrative services by or between ACPT and IBC, IGC or their respective
affiliates. See "Transactions with Related Parties." As a result of these
conflicts of interest, certain actions or decisions by these parties may have an
adverse effect on the interests of the Shareholders. ACPT has adopted a policy
that it will not, without the approval of a majority of independent Trustees,
(i) acquire from or sell to
-42-
<PAGE>
any Trustee, officer, employee, or Shareholder who owns more than 2% of the
Common Shares (an "Affiliated Shareholder") or any entity in which a Trustee,
officer, employee or Affiliated Shareholder of ACPT beneficially owns more than
a 1% interest, or any affiliate of any of the foregoing, any property or other
assets of ACPT, (ii) make any loan to or borrow from any of the foregoing
persons, or (iii) engage in any other transaction with any of the foregoing
persons. See "Business and Properties of ACPT --Policies with Respect to
Certain Activities -- Affiliate Transaction Policy."
ABSENCE OF EXISTING TRADING MARKET FOR COMMON SHARES.
Prior to the Distribution, there will be no public market for the
Common Shares or any securities of ACPT. ACPT has applied for listing of the
Common Shares on the AMEX and the PSE. However, no assurance can be given that
such listing will occur and, if so, that a trading market will develop following
the Distribution.
CHANGE IN VALUE OF SECURITIES; TRADING PRICE LESS THAN NET ASSET VALUE.
It is possible that the aggregate of the prices at which the Common
Shares and IGC Units trade after the Distribution may be less than the price at
which the IGC Units traded prior to the Distribution. However, management of
IGC and ACPT believe that the combined trading price of the Common Shares and
the IGC Units after the Distribution will exceed the trading price of the IGC
Units prior to the Distribution. See "The Restructuring -- Principal Advantages
of the Restructuring." Management believes that the combined price of the IGC
and ACPT shares will exceed the current value of IGC shares because (i) ACPT
Common Shares will be regarded as a more attractive investment for institutions
such as mutual funds and pensions funds as it will receive income principally in
the form of dividends and distributions from its subsidiaries, (ii) ACPT
Shareholders have voting rights with respect to the election and removal of
members of the ACPT Board of Trustees under the ACPT Declaration of Trust, and
(iii) ACPT's performance will not be burdened by the wetlands litigation and
certain other assets that in management's view do not fit ACPT's business plan.
In addition, it is likely that the Common Shares will trade at a price
substantially lower than the $21.55 net asset value per share, as of March 31,
1998, determined by management based on appraisals of land assets and valuations
of interests in apartment properties, management contracts and other assets.
ANTITAKEOVER EFFECTS.
The provisions of ACPT's Declaration of Trust on classification of the
Board of Trustees, restrictions on the ownership of Common Shares, the ability
to issue preferred shares, certain control share acquisition and business
combination statutes applicable to ACPT could have the affect of delaying,
deferring or preventing a transaction or a change in control of ACPT that might
involve a premium price for
-43-
<PAGE>
holders of Common Shares or otherwise be in their best interest. See "Certain
Provisions of Maryland Law and of ACPT's Declaration of Trust and Bylaws."
OWNERSHIP LIMITATION.
In order to comply with the ownership limitation and certain other
tests that American Rental must meet to qualify as a REIT under the Code,
ACPT's Declaration of Trust, subject to certain exceptions, authorizes the
trustees to take such actions as are necessary and desirable to preserve
American Rental's qualification as a REIT and to limit any person (other than
certain current IGC Unitholders) to direct or indirect ownership of no more than
2% of the outstanding Common Shares (the "Ownership Limit"). See "Income Tax
Considerations -- Federal Income Tax Considerations -- Federal Income Tax
Classification of American Rental -- Share Ownership, Reporting." The foregoing
restrictions on transferability and ownership will continue to apply until (i)
the Board of Trustees determines that it is no longer in the best interests of
ACPT for American Rental to attempt to qualify, or to continue to qualify, as a
REIT and (ii) there is an affirmative vote of two-thirds of the votes entitled
to be cast on such matter at a regular or special meeting of the Shareholders.
The Ownership Limit may have the effect of delaying, deferring or preventing a
transaction or a change in control of ACPT that might involve a premium price
for the Common Shares or otherwise be in the best interest of the Shareholders.
See "Certain Provisions of Maryland Law and of ACPT's Declaration of Trust and
Bylaws."
POTENTIAL EFFECTS OF ISSUANCE OF ADDITIONAL SHARES.
ACPT's Declaration of Trust authorizes the Board of Trustees to (i)
amend the Declaration of Trust, without Shareholder approval, to increase or
decrease the aggregate number of shares of beneficial interest or the number of
shares of beneficial interest of any class, including Common Shares, that ACPT
has the authority to issue, (ii) cause the company to issue additional
authorized but unissued Common or Preferred Shares and (iii) classify or
reclassify any unissued Common Shares and Preferred Shares and to set the
preferences, rights and other terms of such classified or unclassified shares.
ACPT intends to issue in the Private Offering Preferred Shares, the terms of
which will be negotiated with the purchasers but may include rights to
preferential distributions, cumulative distributions and/or liquidation
preferences. See "The Restructuring -- The Private Offering."
Although the Board of Trustees has no such intention to do so at the
present time, it could establish a class or series of shares of beneficial
interest that could, depending on the terms of such series, delay, defer or
prevent a transaction or a change in control of ACPT that might involve a
premium price for the Common Shares or otherwise be in the best interest of the
Shareholders. See "Description of Shares of Beneficial Interest" and "Certain
Provisions of Maryland Law and of ACPT's Declaration of Trust and Bylaws."
-44-
<PAGE>
DEPENDENCE ON KEY PERSONNEL; WITHDRAWAL OF JAMES J. WILSON FROM MANAGEMENT.
ACPT is dependent on the efforts of its executive officers,
particularly Messrs. J. Michael Wilson, Edwin L. Kelly, Francisco Arrivi Cros
and Paul Resnik. The loss of their services could have an adverse effect on the
operations of ACPT. Prior to the Restructuring, each of Messrs. Kelly, Arrivi
and Resnik will enter into an employment agreement with ACPT. See "Management -
- - Employment Agreements."
In addition, James J. Wilson, the current Chief Executive Officer of
IGC, will not be a Trustee or officer of ACPT. The loss of Mr. Wilson's
management services could have an adverse effect on the operations of ACPT.
However, in order to provide continuity of management Mr. Wilson will enter into
a consulting agreement with ACPT pursuant to which he will provide consulting
services, including strategic planning and transaction advisory services, as
requested from time to time by the Board of Trustees over a period of ten years
following the Restructuring. See "Transactions with Related Parties --
Consulting Agreement."
CHANGE IN THE RIGHTS OF IGC UNITHOLDERS.
The rights of Shareholders will differ from the rights of IGC
Unitholders in several material respects. In particular, Common Shareholders
cannot exercise control over ACPT, as they can over IGC, by removing a general
partner by majority vote. However, Shareholders will vote annually to elect
approximately one third of the Trustees and they can remove any Trustee for
cause by a majority vote and for any reason by two-thirds vote. ACPT is
obligated to distribute annually an amount equal to 45% of net taxable income
allocated to Shareholders less the amount of certain taxes paid by ACPT, whereas
IGC is obligated to distribute 55% of net taxable income. In addition, no
Shareholder (except certain existing IGC Unitholders) may own more than 2% of
the outstanding Common Shares. See "Comparative Rights of IGC Unitholders and
Shareholders" and "Certain Provisions of Maryland Law and of ACPT's Declaration
of Trust and Bylaws."
POSSIBLE ADVERSE EFFECT OF MARKET INTEREST RATES ON PRICE OF COMMON SHARES.
One of the factors that will influence the market price of the Common
Shares in public markets will be the annual distribution rate on the Common
Shares. An increase in market interest rates may lead prospective purchasers of
the Common Shares to disinvest in ACPT in favor of higher yielding investments
which may adversely affect the market price of the Common Shares.
-45-
<PAGE>
APPROVALS REQUIRED TO EFFECT THE RESTRUCTURING.
In addition to obtaining the approval of the IGC Unitholders, the
consummation of the Restructuring is subject to obtaining the approvals of
certain government entities, including HUD, certain of IGC's lenders, and
certain of the limited partner investors in the U.S. Apartment Partnerships.
Management of IGC expects to obtain all necessary approvals in a timely manner.
However there can be no assurance that such approvals will be obtained on terms
and conditions acceptable to IGC. See "The Restructuring -- Approvals Required
to Effect the Restructuring."
POTENTIAL RETURN OF ACPT SHARES.
If in connection with claims by IGC creditors in a bankruptcy
proceeding or otherwise, a court were to find that at the time of the
Distribution IGC was insolvent or was rendered insolvent or that the
Distribution otherwise constituted a fraudulent conveyance or transfer,
Unitholders who receive the Distribution could be required to return the Common
Shares (or equivalent amounts) to IGC or its creditors.
REAL ESTATE FINANCING RISKS
Following the Restructuring, the business of ACPT will be subject to
certain real estate financing risks that currently affect the business of IGC,
including the following:
RISING INTEREST RATES.
ACPT has, and may in the future incur, indebtedness that bears interest
at variable rates. Any increase in variable rates would adversely affect ACPT's
cash flow and the amounts available for distributions to Shareholders. If lower
interest rates can be obtained, ACPT may in the future refinance existing debt
as appropriate and cost effective.
In addition, any increase in interest rates generally may have an
adverse effect on the real estate businesses conducted by ACPT. Higher interest
rates generally increase the cost to customers of both commercial and
residential properties which may make real estate purchases less attractive.
Consequently, ACPT's revenues may decrease significantly in higher interest rate
environments.
Should ACPT in the future refinance existing debt, it may consider
using hedges or similar instruments, or purchase interest rate swaps. ACPT's
evaluation of the merits of using hedges or similar instruments will depend in
large part on the cost of such an approach and on federal income tax
restrictions. Further, in determining which, if any, strategy to reduce the
risk of rising interest rates there is no assurance that ACPT's evaluation of
interest rate risk will be accurate. ACPT recognizes that it may
-46-
<PAGE>
not be able to sufficiently lower interest rate exposure through such measures,
and that these measures may create additional costs to ACPT. ACPT has not used
hedges or similar instruments and has not purchased interest rate swaps. As a
result, it has no experience in this area.
DEBT FINANCING AND POTENTIAL ADVERSE EFFECTS ON CASH FLOWS AND DISTRIBUTIONS.
ACPT will be subject to risks normally associated with debt financing,
including the risk that ACPT's cash flow will be insufficient to pay
distributions at expected levels and meet required payments of principal and
interest, and the risk that indebtedness on the apartment properties (which will
not have been fully amortized at maturity in all cases) will not be able to be
refinanced or that the terms of such refinancing will not be as favorable as the
terms of existing indebtedness. Upon consummation of the Restructuring, ACPT
expects to have outstanding indebtedness of approximately $76,000,000 which will
encumber substantially all of its assets. If principal payments due at maturity
cannot be refinanced, extended, or paid with proceeds of other capital
transactions, such as the issuance of Preferred Shares in the Private Offering,
ACPT expects that its cash flow will not be sufficient in all years to pay
distributions at expected levels and to repay all maturing debt. Furthermore,
if prevailing interest rates or other factors at the time of refinancing result
in higher interest rates upon refinancing, the interest expense relating to such
refinanced indebtedness would increase, which would adversely affect ACPT's cash
flow and the amounts available for distributions to its Shareholders. If a
property or properties are mortgaged to secure payment of indebtedness and ACPT
is unable to meet mortgage payments, the property could be foreclosed upon by,
or otherwise transferred to, the mortgagee with a consequent loss of income and
asset value to ACPT.
See "Management's Discussion and Analysis of Results of Operations and
Financial Condition -- Liquidity and Capital Resources" for a summary of ACPT's
outstanding debt and the terms thereof.
CONSTRUCTION LOANS AND RISKS ASSOCIATED WITH SALE OR FORECLOSURE.
If new developments are financed through construction loans, there is a
risk that upon completion of construction permanent financing for newly
developed properties may not be available or may be available only on
disadvantageous terms. In the event that ACPT is unable to obtain permanent
financing for a developed property on favorable terms, it could be forced to
sell such property at a loss or the property could be foreclosed upon by the
lender and result in loss of income and asset value to ACPT.
CHANGES IN POLICIES WITHOUT SHAREHOLDER APPROVAL.
The investment, financing, borrowing and distribution policies of ACPT
and its policies with respect to all other activities, including growth,
capitalization and
-47-
<PAGE>
operations, will be determined by the Board of Trustees. Although ACPT's Board
of Trustees has no present intention to do so, these policies may be amended or
revised at any time and from time to time at the discretion of the Board of
Trustees without a vote of the shareholders of ACPT. A change in these policies
could adversely affect ACPT's financial condition, results of operations or the
market price of the Common Shares. See "Business and Properties of ACPT --
Policies with Respect to Certain Activities," and "Certain Provisions of
Maryland Law and of ACPT's Declaration of Trust and Bylaws."
REAL ESTATE INVESTMENT RISKS
Following the Restructuring, the business of ACPT will be subject to
certain real estate investment risks that currently affect the business of IGC,
including the following:
GENERAL RISKS.
Real property investments are subject to varying degrees of risk. The
yields available from equity investments in real estate depend in large part on
the amount of income generated and expenses incurred. If ACPT's assets do not
generate revenues sufficient to meet operating expenses, including debt service,
development costs, tenant improvements, leasing commissions and other capital
expenditures, ACPT may have to borrow additional amounts to cover fixed costs
and ACPT's cash flow and ability to make distributions to its Shareholders will
be adversely affected.
The community development and homebuilding businesses of ACPT will
continue to be influenced by the risks generally incident to the real estate
business. The availability of materials and labor and changes in the costs
thereof may also affect ACPT's business. Any increase in such expenses without
a corresponding increase in revenues would have an adverse impact on ACPT's
profitability. Any decrease in the availability of adequate land for
residential development, curtailments of access to or unavailability of sewer or
water connections due to local moratoria, and the possible adverse effects of
legislative, regulatory, administrative, judicial or enforcement changes that
may arise in the future at the national, state or local levels in the areas,
among others, involving tax laws, environmental controls and rent regulations
could be expected to decrease demand for real estate and therefore adversely
affect ACPT's business and profitability. These factors also effect, to some
degree, ACPT's management services operations and the value of its real estate
holdings. The business of ACPT also will be affected by competition from other
residential homebuilders and land developers, some of which have greater
experience and resources than ACPT, and from sellers of existing homes and
developed lots, and from condominium conversions. ACPT may also be affected
adversely by changes in the local economies in Southern Maryland and Puerto Rico
where ACPT retains community development and homebuilding businesses, although
ACPT does not anticipate such
-48-
<PAGE>
changes. See "-- Business and Properties of ACPT -- Rental Apartment Properties
- --Puerto Rico" and "-- Community Development -- St. Charles."
ACPT's revenues and the value of its rental properties may be adversely
affected by real estate conditions (such as oversupply of, or reduced demand
for, space and changes in market rental rates); the perceptions of prospective
tenants of the safety, convenience and attractiveness of the properties; the
ability of the owner to provide adequate management, maintenance and insurance;
the ability to collect on a timely basis all rent from tenants; the expense of
periodically renovating, repairing and reletting spaces; and increasing
operating costs (including real estate taxes and utilities) which may not be
passed through to tenants. Certain significant expenditures associated with
investments in real estate (such as mortgage payments, real estate taxes,
insurance and maintenance costs) are generally not reduced when circumstances
cause a reduction in rental revenues from the property. In addition, real
estate values and income from properties are also affected by such factors as
compliance with laws, including tax laws, interest rate levels and the
availability of financing. Also, the amount of available net rentable square
feet of commercial property is often affected by market conditions and may
therefore fluctuate over time.
For its development activities, ACPT must obtain the approval of
numerous governmental authorities, such as zoning approvals, and State and
county permits, and changes in local circumstances or applicable law may
necessitate the application for additional approvals or the modification of
existing approvals.
OPERATING RISKS.
ACPT's rental apartment properties are subject to operating risks
common to rental apartments in general described below, any and all of which may
adversely affect occupancy or rental rates. The apartment properties are
subject to increases in operating expenses such as cleaning, electricity,
heating, ventilation and air conditioning, elevator repair and maintenance,
insurance and administrative costs, and other general costs associated with
security, landscaping, repairs and maintenance. If operating expenses increase,
the local rental market may limit the extent to which rents may be increased to
meet increased expenses without decreasing occupancy rates. While ACPT
implements cost-saving incentive measures at each of its apartment properties,
ACPT's ability to make distributions to Shareholders could be adversely affected
if operating expenses increase without a corresponding increase in revenues.
DEVELOPMENT OF ST. CHARLES.
ACPT's interest in St. Charles, in which more than 4,500 acres of land
remain to be developed, is one of ACPT's most valuable assets. ACPT's success
in large part will be dependent upon the continued successful development of St.
Charles. See "Business and Properties of ACPT -- Community Development." In
addition to the
-49-
<PAGE>
risks generally incident to real estate businesses, there are particular risks
associated with the development of St. Charles. These risks include (i) the
need to obtain additional zoning and other approvals of the Planning Commission
and the County Commissioners of Charles County, Maryland (the "Planning
Commission", the "County Commissioners" and the "County," respectively) to
permit the full development of St. Charles; (ii) the possibility that the
continued and timely development of St. Charles may be affected by environmental
laws and regulations applicable to "wetlands"; and (iii) the failure or delay of
other residential developers active in the area to proceed with projects that
would be beneficial to ACPT. These projects include the Chapman's Landing and
Kingsview residential developments in Charles County. Chapman's Landing is
scheduled to commence development in 1998 on the first phase of 576 units and
Kingsview currently has 640 lots under development. Although these projects may
compete directly with ACPT for homebuying customers, management of ACPT believes
that increased occupancy and interest in residential developments in the Charles
County area in general will have a beneficial effect on ACPT's ability to market
its residential properties.
LITIGATION INVOLVING ST. CHARLES DEVELOPMENT.
St. Charles has been zoned as a planned unit development that allows
construction of approximately 24,730 housing units and 1,390 acres of commercial
and industrial development. The County has agreed to provide sufficient water
and sewer connections for all housing units remaining to be developed in St.
Charles. However, IGC, SCA and ACPT are involved in litigation with the County
regarding the cost of water and sewer fees and impact fees previously paid by
IGC and SCA. The County established fees based on a study that it claims was
appropriate. IGC and SCA claim that the County has failed to conduct an
appropriate water and sewer connection fee study as the basis on which to set
such fees for the St. Charles communities. This matter has been the subject of
extensive previous litigation, and in 1992 the Circuit Court for Charles County
rendered judgment in favor of SCA and IGC requiring the County to conduct an
appropriate study. Litigation filed by SCA and IGC in 1997 seeks to enforce the
prior court orders that requires the County to conduct the appropriate water and
sewer connection fee study, to reduce the connection fees paid prospectively in
the St. Charles communities, and to obtain repayment of excess fees paid in the
past. The matter has not yet been decided by the Circuit Court for Charles
County. See "Legal Proceedings -- IGC -- Other Litigation."
Management of ACPT internally has raised concerns regarding the future
development of land in St. Charles owned by ACPT and others that may be
classified as wetlands. (The U.S. Army Corps of Engineers (the "Corps")
regulations define "wetlands" as areas saturated by surface or ground water
sufficient to support vegetation typically adapted for life in saturated soil
conditions.) However, ACPT obtains determinations as to whether properties are
within the Corps' jurisdiction as wetlands prior to the development of any
properties, and has developed certain environmental
-50-
<PAGE>
policies and procedures to avoid violations. While ACPT does not believe that
any of the foregoing factors will materially adversely affect the planned
development of St. Charles on a timely basis, no assurance can be made that this
will be the case. See "Business and Properties of ACPT -- Community
Development," and "Legal Proceedings."
TERMINATION OF HUD SUBSIDY CONTRACTS; NEW APARTMENT DEVELOPMENT.
Changes in government regulations could significantly affect the status
of the ACPT's existing U.S. and Puerto Rico apartment properties and its
development of future projects. Of the 2,246 rental units in the U.S., 993 are
subject to subsidies, and all 2,653 units in Puerto Rico are subject to
subsidies. See "Business and Properties of ACPT -- Rental Apartment
Properties." The federal government has virtually eliminated subsidy programs
for new construction of low and moderate income housing by profit-motivated
developers such as ACPT. No new construction of apartment projects is expected
in Puerto Rico and any new apartment properties developed by ACPT in the United
States most likely will offer market rate rents which may adversely affect the
ability of ACPT to successfully rent such properties. New rental apartment
projects also may be affected by certain newly enacted tax law changes.
The subsidy contracts for ACPT's existing investment apartment
properties are scheduled to expire between 1997 and 2020. See "Business and
Properties of ACPT -- Rental Apartment Properties," for a summary of the terms
of the applicable subsidy contracts. Under a recently enacted law, such
contracts may be renewed by the United States Department of Housing and Urban
Development ("HUD") on a year to year basis and ACPT intends to seek renewal of
expiring subsidy contracts for its U.S. properties. ACPT currently intends to
convert to condominiums those apartment properties in Puerto Rico for which the
subsidy contracts expire over the next several years. Two such conversions are
currently in progress. Because the Federal tax rules governing REITs would
impose a substantial tax penalty on any conversion of ACPT's U.S. apartment
properties into condominiums, ACPT does not intend to convert any U.S. apartment
properties if the subsidy contracts for such properties are not renewed. ACPT
intends to offer units in such properties for rent at market rates, which may
adversely affect the occupancy rates in such properties. See "Business and
Properties of ACPT -- Condominium Conversions."
COMPETITION.
Real estate development carries risks from competition by other
entities and fluctuations in the housing market. ACPT's apartments in St.
Charles that have market rate rents are impacted by the supply and demand for
competing rental apartments in the area.
-51-
<PAGE>
Likewise, the local housing market affects performance generally. When
for-sale housing becomes more affordable due to lower mortgage interest rates or
softening home prices, this can adversely impact the performance of rental
apartments. ACPT's land development for home sales also faces competition. The
number of residential building permits issued by Charles County according to
figures released by the county's Department of Planning and Growth Management
has increased yearly from 1993, when 962 permits were issued, to 1997, when
1,232 permits were issued. In addition, there are approximately 30 subdivisions
competing for new home buyers within five miles of St. Charles. The largest
competing housing developments are Kingsview, a 640 unit project being developed
by Miller & Smith, Southwinds, a 367 unit project being developed by Washington
Homes, and Chapman's Landing, a 576 unit project being developed by Legend
Properties. Smaller projects are being developed by more than 20 other
developers. Competition in the San Juan metropolitan area with ACPT's Parque
Escorial planned community for lot sales for residential building comes
primarily from small-scale condominium projects, as Parque Escorial is one of
only two master planned communities currently under development in the area.
See "Business and Properties of ACPT."
POSSIBLE ENVIRONMENTAL LIABILITIES.
Under various federal, state, and local environmental laws, ordinances
and regulations, a current or previous owner or operator of real property may be
liable for the costs of remediation of hazardous or toxic substances on, under
or in such property. Such laws often impose liability whether or not the owner
or operator knew of, or was responsible for, the presence of such hazardous or
toxic substances. At the federal level, the relevant environmental laws include
the Clean Water Act, which generally prohibits persons from polluting waters of
the United States with substances or materials attributable to sewage,
industrial waste or other waste in amounts that are unsightly, malodorous, a
nuisance or that interfere in any way with the water's designated use; the
Resource Conservation and Recovery Act ("RCRA"), which regulates current
hazardous waste handling and disposal; and the Comprehensive Environmental
Response, Compensation and Liability Act ("CERCLA"), which regulates the
remediation of past environmental contamination. Applicable Maryland
environmental statutes and regulations include the Maryland National Pollutant
Discharge Elimination System implementing the provisions of the federal Clean
Water Act; the Maryland Nontidal Wetlands Protection Act of 1989 and the
Maryland Wetlands Act of 1970, regulating activities in nontidal and tidal
wetlands respectively; and regulatory authority pertaining to non-hazardous
solid waste. Puerto Rico environmental legislation includes the Public Policy
Environmental Act, which creates an Environmental Quality Board (EQB) that has
responsibility for implementing regulations under the Clean Water Act, RCRA,
CERCLA, and other federal environmental legislation. The EQB has promulgated
the Water Quality Standards Regulation, Regulations for the Control of Hazardous
and Non-Hazardous Solid Wastes, and Non-Hazardous Solid Waste Management
Regulation.
-52-
<PAGE>
In addition, the presence of hazardous or toxic substances, or the
failure to remediate such property properly, may adversely affect the owner's
ability to borrow using such real property as collateral. Persons who arrange
for the disposal or treatment of hazardous or toxic substances may also be
liable for the costs of removal or remediation of hazardous substances at the
disposal or treatment facility, whether or not such facility is or ever was
owned or operated by such person. Certain environmental laws and common law
principles could be used to impose liability for release of and exposure to
hazardous substances, including asbestos-containing materials ("ACMs") into the
air, and third parties may seek recovery from owners or operators of real
properties for personal injury or property damage associated with exposure to
released hazardous substances, including ACMs.
Management of ACPT believes that its properties and operations in St.
Charles will not be materially adversely affected by hazardous or toxic
substances on such properties. Phase I Environmental Site Assessments have been
prepared for substantially all undeveloped parcels in St. Charles which revealed
no significant environmental concerns. Remediation has been completed at three
sites in Parque Escorial and the Puerto Rico Department of Natural Resources has
determined that such sites no longer contain environmental hazards. See
"Business and Properties of ACPT --Community Development." In addition,
approximately ten acres of land in Canovanas that is used as a burial ground for
horses may not be developed for a period of five years after burials cease.
Environmental assessments prepared for the remaining undeveloped land in Parque
Escorial and Canovanas revealed no significant environmental concerns. However,
the management of IGC can give no assurance that significant environmental
liability will not arise in the future with respect to the property acquired by
ACPT.
EFFECT OF AMERICANS WITH DISABILITIES ACT COMPLIANCE ON CASH FLOW AND
DISTRIBUTION.
Under the Americans with Disabilities Act of 1990 (the "ADA"), all
public accommodations and commercial facilities are required to meet certain
federal requirements related to access and use by disabled persons. Compliance
with the ADA requirements could require removal of access barriers and non-
compliance could result in imposition of fines by the U.S. government or an
award of damages to private litigants. Although ACPT believes that its
properties are substantially in compliance with these requirements, a
determination that ACPT is not in compliance with the ADA could result in the
imposition of fines or an award of damages to private litigants. If ACPT were
required to make unanticipated expenditures to comply with the ADA, ACPT's cash
flow and the amounts available for distributions to its shareholders may be
adversely affected.
-53-
<PAGE>
CHANGE IN TAX LAWS; BUILDING SAFETY REGULATIONS.
Because increases in income, service or transfer taxes are generally
not passed through to tenants under residential leases, as they would be under
commercial leases, any change to current federal, state or local tax laws which
results in an increase in such taxes may have the effect of reducing the
cashflow from ACPT's existing or future apartment and commercial rental
properties. ACPT's rental properties also are subject to various federal, state
and local regulatory requirements regarding building safety, including fire
safety codes and building materials regulations. Failure to comply with these
requirements could result in the imposition of fines by governmental authorities
or awards of damages to private litigants. ACPT believes that its properties
are currently in compliance with all such regulatory requirements. However,
there can be no assurance that these requirements will not be changed or that
new requirements will not be imposed which would require significant
unanticipated expenditures by ACPT. ACPT currently is not aware of any proposed
changes in tax laws or building safety regulations. However, any increase in
expense due to tax increases or increased costs for regulatory compliance could
adversely impact the cashflows of ACPT and thereby reduce the amount
distributable to Shareholders.
UNINSURED LOSS.
ACPT will initially carry comprehensive liability, fire, flood, (where
appropriate), extended coverage and rental loss insurance with respect to its
properties with policy specifications and insured limits customarily carried for
similar properties. There are, however, certain types of losses (such as from
hurricanes, wars or earthquakes) that may be either uninsurable, only partially
insurable, or not economically insurable. Should an uninsured loss or a loss in
excess of insured limits occur, ACPT could lose both its capital invested in a
property, as well as the anticipated future revenue from such property, and
would continue to be obligated on any mortgages indebtedness or other
obligations related to the property. Any such loss would adversely affect the
business of ACPT and its financial condition and results of operations.
RISKS INVOLVED IN PROPERTY OWNERSHIP THROUGH PARTNERSHIPS, LIMITED LIABILITY
COMPANIES, AND JOINT VENTURES.
ACPT may in the future acquire either a limited partnership interest in
a property partnership without partnership management responsibility or a
membership interest in a limited liability company without company management
responsibility or a co-venturer interest, membership interest, or co-general
partnership interest in a property partnership or limited liability company with
shared responsibility for managing the affairs of a property partnership,
limited liability company, or joint venture and, therefore, would not be in a
position to exercise sole decision-making authority regarding the property
partnership, limited liability company, or joint venture. Such partnership or
joint venture investments may, under certain circumstances, involve risks not
otherwise
-54-
<PAGE>
present, including the possibility that ACPT's partners, co-members, or co-
venturers might at any time have economic or other business interests or goals
that are inconsistent with the business interests or goals of ACPT, and that
such partners, co-members, or co-venturers may be in a position to take action
contrary to the instructions or the requests of ACPT or contrary to ACPT's
policies or objectives, including ACPT's policy with respect to maintaining
American Rental's qualification as a REIT. ACPT would, however, seek to
maintain sufficient control of such partnerships, limited liability companies,
or joint ventures to permit ACPT's business objectives to be achieved. There is
no limitation under ACPT's organizational documents as to the amount of
available funds that may be invested in partnerships, limited liability
companies, or joint ventures.
RISKS ASSOCIATED WITH ILLIQUIDITY OF REAL ESTATE.
Equity real estate investments are relatively illiquid. Such
illiquidity will tend to limit the ability of ACPT to vary its portfolio
promptly in response to changes in economic or other conditions. ACPT's primary
investment criteria is to invest, hold and develop assets that will generate
cash available for distribution to its Shareholders. ACPT acquires or develops
assets where ACPT believes that opportunities exist for acceptable investment
returns in areas that utilize the expertise of its management, primarily
community development and commercial and residential rental properties. In
addition, the Code limits the ability of a REIT to sell properties held for
fewer than four years, including converting apartment properties into
condominiums, which may affect American Rental's ability to sell properties
without adversely affecting returns to holders of Common Shares.
RISKS ASSOCIATED WITH ACQUISITION, DEVELOPMENT AND CONSTRUCTION.
ACPT intends to acquire residential properties to the extent that they
can be acquired on advantageous terms and meet ACPT's investment criteria.
ACPT's primary investment criteria is to invest, hold and develop assets that
will generate cash available for distribution to its Shareholders. ACPT
acquires or develops assets where ACPT believes that opportunities exist for
acceptable investment returns in areas that utilize the expertise of its
management, primarily community development and commercial and residential
rental properties. Acquisitions of residential properties entail risks that
investments will fail to perform in accordance with expectations and that
estimates of the costs of improvements to bring an acquired property up to
standards established for the market position intended for that property may
prove inaccurate.
ACPT intends to continue development and construction of residential
buildings. Risks associated with ACPT's development and construction activities
may include: abandonment of development opportunities; construction or
development costs of a property exceeding original estimates, possibly making
the property uneconomical; occupancy rates and rents at a newly renovated or
completed property may not be sufficient to make the property profitable;
financing may not be available on favorable
-55-
<PAGE>
terms for redevelopment or development of a property; unreliability of the
contractor or contractors selected to develop or construct a project; permanent
financing may not be available on lease-up or a project may not be completed on
schedule, resulting in increased debt service activities. In addition, most
development projects, regardless of whether they are ultimately successful,
typically require a substantial portion of management's time and attention.
Development activities are also subject to risks relating to the inability to
obtain, or delays in obtaining, all necessary zoning, land-use, building,
occupancy and other required governmental permits and authorizations. In
addition, there are general investment risks associated with any new real estate
investment. See "-- General Risks".
If a project undertaken by ACPT is subject to one or more of the
foregoing events, it may result in such project being unprofitable or in losses
for ACPT, which would reduce the amount distributable to Shareholders.
TAX RELATED RISKS
GAIN RECOGNIZED ON ASSET TRANSFERS.
Gain will be recognized by IGC on the transfer of certain interests in
the U.S. Apartment Partnerships as a result of American Housing's assumption of
liabilities in excess of the tax basis of the property contributed to American
Housing. IGC has estimated that approximately [$4.2 million] in gain will be
recognized on this transfer. Each IGC Unitholder will recognize their allocable
share of such gain (approximately [$.40] per Unit). See "Income Tax
Considerations -- Federal Income Tax Considerations -- Certain Tax Consequences
of the Asset Transfers" and "-- Possible Tax Liabilities in Excess of Cash
Distributions."
Gain generally is recognized when appreciated property is transferred
by a United States person to a foreign corporation in the amount of the excess
of the fair market value over the basis of the transferred property. There is
an exception to this gain recognition rule in the case of property transferred
to a foreign corporation for use in the active conduct of a trade or business
outside of the United States. The determination of whether the transfer of
assets by IGC to the IGP Group will qualify for this "active conduct" exception
is made on the basis of all of the facts and circumstances and will depend on
the extent and nature of services to be provided by employees of IGP in the
future, and on the application of general rules to a more complex ownership
structure than was anticipated in such rules. Thus, there can be no assurances
that these asset transfers will qualify for the "active conduct" exception. In
addition, there can be no assurances that the IRS will not successfully
challenge whether any of the LDA assets transferred to American Land indirectly
through the Class B interests in IGP will be treated as a transfer to a foreign
corporation that is subject to the recognition of gain to the extent that the
fair market value of such property exceeds its adjusted tax basis. See
-56-
<PAGE>
"Income Tax Considerations -- Federal Income Tax Considerations -- Certain Tax
Consequences of the Asset Transfers"
As a result of the Asset Transfers and other steps taken by IGC to
maintain its status as a partnership for federal tax purposes, it is possible
that Shareholders will have a lower tax basis in their Common Shares if the
Asset Transfers and such other steps had not been taken. In addition, there can
be no assurances that the positions adopted by IGC in the Asset Transfers and
other steps taken by IGC to reduce its non-qualifying income will not be
successfully challenged by the IRS.
The above-described risks could result in more gain being recognized by
Unitholders than their share of the [$4.2 million] of gain that will be
recognized by IGC upon the Asset Transfers. The amount of such additional gain
has not been determined.
RISK OF GAIN AND REDUCED DISTRIBUTIONS IF IGC IS NOT CLASSIFIED AS A
PARTNERSHIP.
The general rule that publicly traded partnerships are taxed as
corporations does not apply to a publicly traded partnership for a taxable year
if at least 90% of the organization's gross income for such taxable year
constitutes "qualifying income." For the first quarter of 1998 less than 90% of
IGC's gross income constituted qualifying income. IGC has represented that it
will take steps in order to increase the percentage of IGC's gross income that
constitutes qualifying income. In addition, the Restructuring is contingent
upon the management of IGC determining that IGC will be classified as a
partnership for federal tax purposes for 1998. See "The Special Meeting --
Recommendation of the Board of Directors of IGMC." However, there can be no
assurances that IGC's efforts will be successful or that IGC will generate
sufficient amounts of qualifying income to prevent being treated as a
corporation for tax purposes as of January 1, 1998. It is possible that the
determination of whether IGC will be treated as a corporation as of January 1,
1998, will not be certain until after the Distribution and it is also possible
that the Distribution could adversely affect the determination of whether IGC
will be treated as a corporation as of January 1, 1998, because the Distribution
will remove a potential source of a significant amount of gross income of the
type that would allow IGC to qualify for an exception from the general rule that
publicly traded partnerships are taxed as corporations.
If IGC is treated as a corporation as of January 1, 1998: (1) gain
would be recognized by the Unitholders to the extent that IGC's liabilities
exceed the adjusted tax basis of its assets; (2) gain would be recognized to IGC
on the Distribution and would be taxable to IGC at corporate tax rates (the
current maximum rate is 35%) to the extent that the fair market value of the
ACPT Common Shares exceed IGC's adjusted tax basis in such Common Shares
immediately before the Distribution, which would reduce the amounts otherwise
available for distribution to the Unitholders; and (3) an amount equal to the
value of the Common Shares generally would be treated as a distribution to the
Unitholders taxable as a dividend to the extent of IGC's "earnings and profits"
(for the
-57-
<PAGE>
period that it was treated as a corporation), then a return of capital to the
extent of the Unitholder's basis in his or her Units, and then gain from the
sale or exchange of property. See "Income Tax Considerations -- Federal Income
Tax Considerations --Federal Income Tax Classification of IGC."
CORPORATE LEVEL TAXES REDUCE AMOUNTS AVAILABLE FOR DISTRIBUTION.
Prior to the Restructuring, IGC has had no significant federal tax
obligations because entities treated as partnerships for federal tax purposes
are not subject to income taxes at the entity level. After the Restructuring,
certain activities that were previously conducted through partnership entities
will be contributed to corporations or other entities treated as corporations
for federal tax purposes. Although Management has attempted in the
Restructuring to reduce the "double" taxation that generally occurs when a
corporation distributes its profits to its Shareholders, significant amounts of
corporate-level taxes may be imposed upon American Land and American Management,
and could be imposed upon American Rental if it does not qualify as a REIT and
upon ACPT if it does not qualify as a partnership for federal tax purposes. See
"Income Tax Considerations -- Federal Income Tax Considerations -- Federal
Income Tax Classification of ACPT" and "-- Federal Income Tax Classification of
American Land and American Management." Corporate level taxes will reduce the
amounts otherwise available for distribution to the Shareholders.
REDUCED DISTRIBUTIONS AND SHARE VALUE IF AMERICAN RENTAL DOES NOT QUALIFY AS A
REIT.
American Rental intends to elect to be treated as a REIT for federal
tax purposes. Subject to the qualifications, assumptions, and representations
set forth under "Income Tax Consequences -- Federal Income Tax Consequences --
Federal Income Tax Classification of American Rental -- Counsel's Opinion
Relating to Qualification of American Rental as a REIT," Covington & Burling is
of the opinion that (i) American Rental will be organized in conformity with the
requirements for qualification as a REIT beginning with its taxable year ending
December 31, 1998, and (ii) its proposed method of operations described in this
Proxy Statement/Prospectus will enable it to satisfy the requirements for such
qualification. See "Income Tax Considerations -- Federal Income Tax
Considerations -- Federal Income Tax Classification of American Rental --
Counsel's Opinion Relating to Qualification of American Rental as a REIT."
The rules governing REITs are highly technical and require ongoing
compliance with a variety of tests. Counsel will not monitor American Rental's
compliance with these requirements. At the time of the Distribution, American
Rental will not meet all of these requirements. Counsel's opinion on American
Rental's REIT status assumes that ACPT, American Rental, and members of the
Wilson Family will take certain steps to comply with the REIT requirements.
However, no assurance can be given that American Rental will qualify as a REIT
for any particular year, or that the
-58-
<PAGE>
applicable law will not change and adversely affect American Rental, ACPT, and
its Shareholders. See "Income Tax Considerations -- Federal Income Tax
Considerations --Federal Income Tax Classification of American Rental."
For additional risks relating to American Rental's qualification as a
REIT, see "Income Tax Considerations -- Federal Income Tax Considerations --
Federal Income Tax Classification of American Rental -- General REIT
Qualification Requirements, Ownership Structure, and Stapled Stock Rules," and
"Income Tax Considerations -- Federal Income Tax Considerations -- Federal
Income Tax Classification of American Rental -- Share Ownership, Reporting."
If American Rental does not qualify as a REIT, it would be classified
as an association taxable as a corporation, and American Rental would be taxable
on its income (determined without the deduction for distributions generally
applicable to REITs) at the applicable corporate rate and distributions to ACPT
generally would be taxable to the Shareholders as dividends. Treatment of
American Rental as an association taxable as a corporation would result in a
material reduction in the anticipated cash flow to Shareholders and could have a
significant adverse effect on the value of the Common Shares. See "Income Tax
Considerations -- Federal Income Tax Considerations --Federal Income Tax
Classification of American Rental -- Failure to Qualify as a REIT."
REDUCED DISTRIBUTIONS AND LOSS OF TAX CREDITS UPON RECLASSIFICATION OF IGP
GROUP.
IGP Group will be formed as a Puerto Rico corporation that will be
treated as a corporation for federal tax purposes. IGP Group intends to qualify
as a special partnership that is treated as a "pass-through" entity for Puerto
Rico income tax purposes. As a special partnership for Puerto Rico income tax
purposes, all of IGP Group's Puerto Rico source income will be taxable to its
partner ACPT, which will be treated as a foreign corporation for Puerto Rico tax
purposes. See "Income Tax Considerations --Federal Income Tax Considerations --
Certain Puerto Rico Income Tax Consequences." For United States tax purposes,
each Shareholder will be considered to have paid his or her allocable share of
any Puerto Rico income taxes paid by ACPT on its Puerto Rico source income.
Such taxes may give rise to a foreign tax credit (subject to applicable
limitations) or to a deduction for United States income tax purposes. If IGP
Group fails to qualify as a special partnership and is treated as a corporation
for Puerto Rico income tax purposes it would be subject to Puerto Rico income
tax on its Puerto Rico source income, and ACPT and the Shareholders would not be
treated as having paid any taxes to Puerto Rico with respect to the Puerto Rico
source income of IGP Group. Treatment of IGP Group as a corporation for Puerto
Rico tax purposes would have a significant adverse effect on the value of the
Common Shares. See "Income Tax Considerations --Federal Income Tax
Considerations -- Federal Income Taxation of ACPT and Shareholders -- Foreign
Tax Credit."
-59-
<PAGE>
The rules governing special partnerships are highly technical and
require ongoing compliance with a variety of tests that depend among other
things, on the nature of future partnership income. Puerto Rico counsel will
not monitor IGP Group's compliance with these requirements. While IGP Group
intends to satisfy these tests, no assurance can be given that IGP Group will
qualify as a special partnership for any particular year, or that the applicable
laws and regulations will not change and adversely affect IGP Group, ACPT and
its shareholders. IGP Group's qualification as a "pass-through" entity for
Puerto Rico tax purposes is based, in part, on private rulings issued by the
Puerto Rico Department of Treasury in connection with IGP. These rulings are
not binding on the Puerto Rico Department of Treasury and there is no guarantee
that their principles will be followed in evaluating IGP Group's situation.
If IGP Group and any domestic corporation were found to be "stapled
entities," IGP Group would be treated as a domestic corporation and would be
subject to federal income tax on its world-wide taxable income at rates
applicable to U.S. corporations (the current highest rate is 35%) and
distributions to ACPT would be taxable as dividends to the extent of earnings
and profits, nontaxable dividends to the extent of basis, and then as capital
gain. See "Income Tax Considerations -- Federal Income Tax Considerations --
Federal Income Tax Classification of American Rental -- General REIT
Qualification Requirements, Ownership Structure, and Stapled Stock Rules."
POSSIBLE TAX LIABILITIES IN EXCESS OF CASH DISTRIBUTIONS.
A Shareholder generally will be subject to federal income tax on his or
her allocable share of ACPT's taxable income without regard to distributions.
However, for the treatment of certain Puerto Rico Shareholders, see "Income Tax
Considerations --Federal Income Tax Considerations -- Federal Income Taxation of
ACPT and Shareholders -- Puerto Rico Shareholders." ACPT will be required to
distribute annually to Shareholders, in cash and/or property, an amount equal to
45% of the net taxable income of ACPT allocated to Shareholders less the amount
of taxes paid by ACPT in Puerto Rico and other foreign countries and certain
federal taxes paid by American Rental with respect to undistributed capital
gains. If ACPT's income consists largely of cash dividends as expected, it is
likely that ACPT will have sufficient cash to distribute to the shareholders.
However, there can be no assurance that ACPT will make distributions in any
given year that provide Shareholders with sufficient cash to meet their federal
income tax liabilities with respect to their share of ACPT's income. See
"Distribution Policy" and "Income Tax Considerations -- Federal Income Tax
Considerations -- Federal Income Tax Classification of ACPT."
Although IGC generally is required to distribute at least 55% of its
taxable income to the Unitholders, IGC may satisfy this obligation with a
distribution of property other than cash (such as the Common Shares). If IGC
does not distribute sufficient cash to pay the Unitholder's tax liabilities with
respect to the Unitholder's share of IGC's taxable income, the Unitholder may
have to use funds from other sources or sell the
-60-
<PAGE>
property distributed by IGC, including Common Shares. Sale of Common Shares may
give rise to taxable gain. See "-- Section 704(c) Allocations and Section 754
Election" and "Income Tax Considerations -- Federal Income Tax Considerations --
Federal Income Taxation of ACPT and Shareholders -- Sale or Exchange of Common
Shares."
In addition, following the Restructuring it is possible that IGC may
recognize taxable income without receiving sufficient cash to enable IGC to make
a distribution to the IGC Unitholders in an amount at least equal to the IGC
Unitholder's tax liability arising from their share of IGC taxable income.
Further, it is possible that ACPT or IGC may not make a cash distribution
regardless of whether significant cash is available or regardless of any
obligations to make such a distribution.
REDUCED DIVIDENDS AND SHARE VALUE IF ACPT IS NOT CLASSIFIED AS A PARTNERSHIP.
The federal income tax treatment contemplated for ACPT and the
Shareholders will be available only if ACPT is classified as a "partnership" for
federal income tax purposes and not as an "association" taxable as a
corporation. Subject to the qualifications, assumptions, and representations
set forth in "Income Tax Considerations --Federal Income Tax Considerations --
Federal Income Tax Classification of ACPT --Counsel's Opinion of Federal Income
Tax Classification of ACPT," Counsel is of the opinion that, under current laws
and regulations and interpretations thereof, ACPT will be classified as a
"partnership" for federal income tax purposes. Counsel's opinion, depends upon
the continued satisfaction of certain conditions by ACPT, as described in
"Income Tax Considerations -- Federal Income Tax Considerations -- Federal
Income Tax Classification of ACPT." There can be no assurance that these
conditions will continue to be met.
If ACPT were to be classified as an association taxable as a
corporation for any year, ACPT would be taxable on its profits at the applicable
corporate rate and distributions to the Shareholders generally would be taxable
as dividends. In addition, Shareholders may not be eligible for foreign tax
deductions or credits with respect to Puerto Rico taxes paid by ACPT. See
"Income Tax Considerations -- Federal Income Tax Considerations -- Federal
Income Taxation of ACPT and Shareholders -- Foreign Tax Credit." Treatment of
ACPT as an association taxable as a corporation would result in a material
reduction in the anticipated cash flow to Shareholders and would have a
significant adverse effect on the value of the Common Shares. See "Income Tax
Considerations -- Federal Income Tax Considerations -- Federal Income Tax
Classification of ACPT."
LIMITATIONS ON AVAILABILITY OF FOREIGN TAX CREDITS.
For United States tax purposes, each Shareholder will be considered to
have paid his allocable share of any Puerto Rico income taxes paid by ACPT.
Shareholders generally may claim a foreign tax credit (subject to applicable
limitations)
-61-
<PAGE>
or a deduction for federal income tax purposes. One of the limitations on the
foreign tax credit is that a Shareholder cannot use foreign taxes to offset more
than the Shareholder's federal tax liability attributable to foreign source
income. The taxes payable to Puerto Rico by ACPT might not be fully creditable
by Shareholders because of this limitation. Taxable income of ACPT for federal
and Puerto Rico tax purposes may differ due to the respective tax accounting and
entity classification provisions of the jurisdictions that in some cases are not
the same. For example, for Puerto Rico income tax purposes IGP Group intends to
qualify as a special partnership and the tax items of IGP Group would then flow
through to ACPT for Puerto Rico income tax purposes as a distributive share of
income whether or not cash is distributed. However, for federal tax purposes,
IGP Group is treated as a corporation and none of IGP Group's tax items will
flow through to ACPT and ACPT generally will treat cash distributed from IGP
Group as a dividend. See "Income Tax Considerations -- Federal Income Tax
Considerations -- Federal Income Taxation of ACPT and Shareholders -- Foreign
Tax Credit. In addition, Foreign Tax Credits would not be available to
Shareholders if IGP Group is treated as a corporation for Puerto Rico income tax
purposes or if Puerto Rico were to become a state.
The foreign tax credit limitations must also be computed separately for
certain categories or "baskets" of income. For example, separate computations
generally would be made for "passive basket" income such as dividends and for
"general limitations basket" income earned in the active conduct of a trade or
business. A Shareholder's Puerto Rico source income with respect to his or her
ownership of Common Shares likely will consist of the Shareholder's distributive
share of dividends from IGP Group under federal income tax rules. In contrast,
the Shareholder's distributive share of ACPT's Puerto Rico taxes will have been
paid in accordance with applicable Puerto Rico tax rules with respect to ACPT's
distributive share of the rental and other income earned by IGP and the Puerto
Rico Apartment Partnerships. Unless the income from IGP Group is treated as
active income because the Puerto Rico rate on that income exceeds the U.S. rate,
it is likely that a Shareholder's distributive share of IGP Group dividends will
constitute foreign "passive basket" income and that the taxes imposed on that
income will be treated as imposed on passive basket income. However, there can
be no assurance that the taxes imposed on such income will be treated as imposed
on passive income and will be creditable against U.S. taxes imposed on the
income.
SALE BY ACPT OF SUBSIDIARY ENTITIES COULD AFFECT FUNGIBILITY AND VALUE OF
SHARES.
ACPT will not make an election under Section 754 of the Code to adjust
the tax basis of its property upon sales and certain other transfers of Common
Shares. If ACPT sells all or a portion of its interests in American Land,
American Management, American Rental, or IGP Group, the proportionate share of
the gain or loss recognized by a Shareholder could vary depending on whether or
not such Shareholder purchased its Common Shares from a person that originally
contributed property to IGC. It is possible that in certain circumstances, the
trading market for the Common Shares could be adversely affected because the
Common Shares were not fungible. See "Income Tax
-62-
<PAGE>
Considerations -- Federal Income Tax Considerations -- Federal Income Taxation
of ACPT and Shareholders -- Section 754 Election."
GUIDANCE ON RECENT CHANGES IN LAW AND LEGISLATIVE PROPOSALS MAY HAVE ADVERSE
CONSEQUENCES.
The Taxpayer Relief Act of 1997 (Pub. L. 105-34) ("1997 Act") made
significant changes to the Code, including changes relating to the treatment of
partnerships and REITs. It may be some time before the IRS issues regulations
or other formal guidance under the 1997 Act. It is possible that such
regulations or other formal guidance could interpret the relevant law in a
manner that is contrary to this discussion or contrary to the opinion of
Counsel, and such interpretation could be applied retroactively. It is also
possible that there will be further significant changes in the applicable law in
the future, particularly in the rules for qualification as a REIT. This
activity could have a negative impact on the determination of whether American
Rental qualifies as a REIT.
THE SPECIAL MEETING
MATTERS PRESENTED FOR VOTE.
The special meeting of IGC Unitholders will be held on _______________,
1998.
This Proxy Statement/Prospectus is being furnished to the holders of
IGC Units in connection with the solicitation by IGMC of proxies from IGC
Unitholders for use at the special meeting.
RECOMMENDATION OF THE BOARD OF DIRECTORS OF IGMC.
The Board of Directors of IGMC, by unanimous vote, has approved the
Restructuring, believes that the terms of the Restructuring are in the best
interests of the IGC Unitholders, and recommends that IGC Unitholders vote in
favor of approving the Restructuring.
The Restructuring is contingent upon management of IGC determining that
IGC will be classified as a partnership for federal income tax purposes for the
year 1998. In making this determination, management of IGC will analyze IGC's
income and seek an opinion of counsel that IGC will be classified as a
partnership for federal income tax purposes. To be classified as a partnership,
at least 90% of IGC's gross income in 1998 must be derived from qualifying
"passive type" sources such as interest, dividends and real property income. As
of March 25, 1998, IGC was not in compliance with the requirement. IGC is in
the process of restructuring certain of its operations to ensure that it will
comply with this 90% test for 1998. However, there is no assurance that
-63-
<PAGE>
these measures will be successful. See "Income Tax Considerations -- Federal
Income Tax Considerations -- Federal Income Tax Classification of IGC."
The Board of Directors of IGMC did not make any determination regarding
fairness of the Restructuring and there were no arms-length negotiations
regarding the terms of the Restructuring because the Restructuring consists of
internal transfers of assets and the spin-off to limited partners, including IGC
Unitholders, on a pro rata basis of certain IGC assets and because once it was
determined that IGC would continue to be listed on the AMEX and PSC, no fairness
determination was required under the Exchange Act. With respect to ACPT's
employee plans, consulting contract and other arrangements incidental to the
Restructuring management may have conflicts of interest. However, such
arrangements were approved by the Board of Directors of IGMC, including
directors who are not members of the Wilson Family or officers or employees of
IGC or ACPT or an entity affiliated with the Wilson Family.
IGC UNITS ELIGIBLE TO VOTE ON THE RESTRUCTURING.
The close of business on _______________, 1998 has been established as
the Record Date for determining IGC Unitholders entitled to notice of, and to
vote at, the special meeting of IGC Unitholders and at any adjournment thereof.
On that date, there were issued and outstanding __________ IGC Units. No
matters other than the Restructuring and certain procedural matters may be
discussed or voted upon at the special meeting of IGC Unitholders.
The presence, in person or by proxy, of IGC Unitholders holding more
than 50% of the total number of outstanding IGC Units will constitute a quorum
at the special meeting of IGC Unitholders.
If you beneficially own IGC Units issued to a broker or other nominee
holder, you must instruct such broker or nominee holder how to vote the IGC
Units that you beneficially own. If you do not give such instructions, the
broker or other nominee holder will not vote your IGC Units. Failure to vote
any IGC Units on the Restructuring will have the same effect as voting against
the proposal because its approval requires a majority of the outstanding IGC
Units eligible to vote in its favor.
REQUIRED VOTE.
The Board of Directors of IGMC unanimously recommends a vote for the
Restructuring. For the Restructuring to take effect, more than 50% of the total
number of outstanding IGC Units eligible to be voted must vote in favor of the
Restructuring at the special meeting. In addition, the Restructuring must be
approved by a majority of the IGC Units present, in person or by proxy, and
voted at the meeting that are not beneficially owned by the Wilson Family. The
Wilson Family beneficially owns more than a majority of the outstanding IGC
Units.
-64-
<PAGE>
Only record holders are entitled to vote. If you are only the
beneficial owner of IGC Units and you do not hold the IGC Units of record, you
must instruct the record holder of your IGC Units how to vote your IGC Units.
You will have one vote for each IGC Unit you hold. If you vote against the
Restructuring, you will not possess any appraisal rights with respect to your
IGC Units. See "The Restructuring -- No Dissenters' Appraisal Rights."
BROKER NON-VOTES AND ABSTENTIONS.
Under the rules of the American Stock Exchange, brokers holding IGC
Units on behalf of their clients may not vote the respective IGC Units on
whether to approve the Restructuring without their clients' authorization. A
broker therefore will not vote any IGC Units on whether to approve the
Restructuring without receiving instructions on how to vote from such broker's
client. Accordingly, there will be no broker non-votes to consider at the
special meeting.
With respect to the Restructuring, abstentions will have the same
effect as a vote against approval because more than 50% of the total number of
outstanding eligible IGC Units must approve the Restructuring, rather than just
a majority of those eligible IGC Units present at the special meeting.
PROXIES.
Proxyholders will vote the eligible IGC units represented by valid
proxies at the special meeting in accordance with the directions given on the
Proxy Card concerning whether to approve the Restructuring. Moreover, the
proxyholders intend to vote such IGC Units on any procedural matters coming
before the special meeting in accordance with their best judgment. However, a
proxy that is voted against the proposal to approve and adopt the Restructuring
will be voted in favor of any adjournment or postponement of the special
meeting. Proxies voted in favor of approval of the Restructuring, or proxies as
to which no voting instructions are given, will be voted to adjourn or postpone
the special meeting, if necessary in order to solicit additional proxies in
favor of approval of the Restructuring. IGC does not currently intend to seek
an adjournment or postponement of its special meeting.
Unless indicated to the contrary thereon, the directions you give on a
Proxy Card will be for all of your eligible IGC Units.
IF YOU SIGN AND RETURN A PROXY CARD WITHOUT GIVING ANY DIRECTIONS ON
HOW TO VOTE ON THE RESTRUCTURING, THE PROXYHOLDER WILL VOTE YOUR ELIGIBLE IGC
UNITS FOR THE APPROVAL OF THE RESTRUCTURING.
-65-
<PAGE>
REVOCATION OF PROXIES.
You may revoke your proxy at any time prior to the proxyholder's voting
of the IGC Units to which such proxy applies by: (i) submitting a later dated
Proxy Card to the IGC Management proxyholders or someone else who attends the
special meeting; (ii) attending the special meeting and delivering a written
notice of revocation of the proxy to the representatives of IGC Management
present at the special meeting; or (iii) delivering a written notice stating
that you wish to revoke your proxy to IGC Management at 222 Smallwood Village
Drive, St. Charles, MD 20602, Attention: Edwin L. Kelly, Secretary, which the
Secretary receives before the date of the special meeting.
SOLICITATIONS BY IGC MANAGEMENT.
IGC Management, officers and employees of IGC, and directors of IGMC
may solicit proxies in favor of the Restructuring by mail, personal interview,
telephone, facsimile transmission or other means. They will receive no
additional compensation therefor, but will be reimbursed for any expenses
incurred in connection therewith.
NO DISSENTERS' APPRAISAL RIGHTS.
IGC Unitholders who object to the Restructuring will have no
dissenters' appraisal rights (i.e., the right, instead of receiving Common
----
Shares, to seek a judicial determination of the "fair value" of their IGC Units
and to compel IGC to purchase IGC Units for cash in that amount) under state law
or the Partnership Agreement, nor will such rights be voluntarily accorded to
the IGC Unitholders, and objecting IGC Unitholders will have no alternative to
receipt of Common Shares in the Restructuring other than selling their IGC Units
in the market. The IGC Units are currently listed on the AMEX and the PSE under
the ticker symbol "IGC."
-66-
<PAGE>
THE RESTRUCTURING
REASONS FOR THE RESTRUCTURING.
The purpose of the Restructuring is to create an attractive investment
vehicle that will not be burdened with the operating losses and capital needs of
AFH, IWT and CWT and will not be a party to IGC's wetlands litigation. In
addition, ACPT, whose principal income is dividends from corporations, should be
a more attractive investment for pension funds and mutual funds than is IGC as a
master limited partnership. Tax reporting for Shareholders will be simplified
compared to that of IGC Unitholders. Management expects that ACPT will have
greater access to capital markets than IGC has had. However, completion of the
Restructuring may result in certain adverse consequences to holders of Common
Shares, including a reduction in mandatory distributions compared to that of
IGC, recognition of an estimated $4.2 million of taxable gain in connection with
certain of the Asset Transfers, and limitations on ownership of Common Shares.
See "-- Principal Advantages of the Restructuring; --Principal Disadvantages of
the Restructuring."
THE ASSET TRANSFERS.
ACPT will act as a self-managed holding company and following the Asset
Transfers will own all of the outstanding equity interests in American Land,
American Management and IGP Group and all of the common stock of American
Rental. Through the Asset Transfers, IGC will transfer its principal real
estate operations and assets to ACPT and these subsidiary entities. IGC intends
to defer the transfer of its limited and general partnership interest in eight
apartment partnerships until after the Distribution in order to obtain limited
partner consents or to avoid triggering a tax termination under the Code. IGC
intends to obtain such limited partner consent as soon as practicable after the
Distribution.
American Rental.
---------------
American Rental will acquire IGC's partnership interests in United
States investment apartment properties and its land in the United States
presently intended for development as apartment properties. The partnership
interests in 13 investment apartment properties ("U.S. Apartment Partnerships")
will be held by American Rental indirectly through American Housing, in which
American Rental will have a 99% limited partner interest. American Housing
Management Company, a wholly owned subsidiary of American Rental, will have a 1%
general partner interest. See "Business and Properties of ACPT -- Rental
Apartment Properties -- United States" for a description of the United States
apartment properties. American Rental is expected to be taxed as a REIT. In
order to maintain its REIT qualification, American Rental will issue preferred
shares to 200 employees of American Management which in the aggregate will
-67-
<PAGE>
represent a liquidation value of $200,000 and provide for a 10% cumulative
preferred dividend.
American Management.
-------------------
American Management, which currently is a wholly-owned subsidiary of
IGC, in December 1997 acquired IGC's United States property management
operations which provide management services for the United States apartment
properties and for other rental apartments not owned by IGC. Prior to the
formation of American Management, such operations were conducted directly by
IGC. IGC will transfer all of the outstanding stock of American Management to
ACPT prior to the Distribution. American Management is a Delaware corporation
and will be taxed as a corporation.
American Land.
-------------
American Land will acquire IGC's principal United States property
assets. These will include the following:
1) IGC's 100% interest in St. Charles Community LLC which will hold
approximately 4500 acres of land in St. Charles, Maryland. This
constitutes substantially all of the land formerly held by St. Charles
Associates, a partnership in which IGC holds a 99% partnership interest and
IBC holds a 1% partnership interest, except for a 50% interest in
Brandywine Investment Associates L.P., which holds 277 acres of land held
for development in Brandywine, Maryland, that will continue to be held by
St. Charles Associates. IGC also will retain land in Pomfret, Maryland,
the Westbury land, the Wetlands Properties, a 14 acre commercial parcel in
St. Charles, and 26 residential lots in the Dorchester neighborhood in St.
Charles. See "Business and Properties of ACPT --Community Development".
2) IGC's 41.0346% interest in Maryland Cable Limited Partnership
("Maryland Cable"), which in 1988 sold all of its cable television system
assets in St. Charles. Pursuant to the sales agreement for the cable
assets, Maryland Cable is entitled to receive, until January 2000, a fee
for each residential unit built in St. Charles that becomes available for
installation of cable television. In addition, St. Charles Associates,
which under the sales agreement is entitled to a separate fee for each unit
that becomes available for cable installation, will assign such rights
directly to St. Charles Community LLC.
3) The Class B IGP Interest that represents IGP's rights to income,
gains and losses associated with land in Puerto Rico held by LDA and
designated for development as saleable property.
-68-
<PAGE>
American Land is a Maryland corporation and will be taxed as a
corporation.
IGP Group.
---------
IGP Group will acquire the Class A Interest in IGP, which represents IGC's
entire 99% limited partnership interest and 1% general partnership interest in
IGP other than the Class B Interest to be held by American Land. Prior to the
Restructuring, James J. Wilson, who currently is a general partner, without a
percentage interest, of IGP and is entitled to preferential cash distributions
and allocations of certain tax items from the partnerships in which IGP holds
interests, will transfer his interest in IGP to a subsidiary of ACPT. As a
result, ACPT, through American Land and IGP Group, will own indirectly 100% of
IGP. IGP Group intends to qualify as a Puerto Rico special pass-through entity
for Puerto Rico tax purposes and is expected to be taxed as a corporation for
U.S. tax purposes. IGP's assets and operations will include:
1) An 80% interest in LDA, a Puerto Rico special partnership, which
holds approximately 312 acres of land in the planned community of Parque
Escorial and 543 acres in Canovanas, Puerto Rico, presently being held for
future development;
2) a 50% partnership interest in Escorial Builders Associates S.E.
("Escorial Builders"), which is engaged in the construction of condominiums
in the planned community of Parque Escorial;
3) a 1% interest in El Monte Properties S.E., a Puerto Rico special
partnership which owns El Monte Mall Complex, a 169,000 square foot office
and retail complex in San Juan, Puerto Rico; and
4) general partner interests in 9 Puerto Rico apartment partnerships
(the "Puerto Rico Apartment Partnerships"). See "Business and Properties
of ACPT -- Rental Apartment Properties -- Puerto Rico."
THE DISTRIBUTION.
In connection with the Asset Transfers, ACPT will issue to IGC
sufficient Common Shares to enable IGC to make the Distribution. In the
Distribution, IGC will distribute all Common Shares held by it to the IGC
Unitholders and its general partners -- IGMC and IBC -- pro rata in accordance
with each partner's percentage interest in IGC. The aggregate of approximately
5,200,000 Common Shares distributed to IGC Unitholders will equal 99% of the
Common Shares outstanding immediately following the Distribution, corresponding
to the IGC Unitholders' aggregate 99% partnership interest in IGC. Common
Shares representing the remaining 1% of such Common Shares will be distributed
to IGMC and IBC in accordance with their
-69-
<PAGE>
respective 1/3% and 2/3% partnership interests in IGC, with IGMC receiving
approximately 17,500 Common Shares and IBC receiving approximately 34,500 Common
Shares.
IGC will effect the Distribution as soon as practicable following
approval of the Restructuring (such date, the "Distribution Date") by delivering
all outstanding Common Shares to Registrar and Transfer Company (the
"Distribution Agent") for distribution to those persons who are holders of
record of IGC Units as of the close of business on the Record Date. The
Distribution will be made on the basis of one ACPT Common Share for every two
IGC Units outstanding on the Record Date. The actual total number of Common
Shares to be distributed will depend on the number of IGC Units outstanding on
the Record Date. Based upon IGC Units outstanding as of the Record Date,
approximately 5,200,000 Common Shares will be distributed to holders of IGC
Units.
No certificates or scrip representing fractional Common Shares will be
issued to IGC Unitholders as part of the Distribution. The Distribution Agent
will aggregate fractional Common Shares into whole Common Shares and sell them
in the open market at then prevailing prices on behalf of IGC Unitholders who
otherwise would be entitled to receive fractional Common Share interests, and
such persons will receive a check in payment for the amount of their allocable
share of the total sale proceeds. Such sales are expected to be made as soon as
practicable after the distribution of Common Share certificates to IGC
Unitholders.
Holders of IGC Units on the Record Date will not be required to pay
cash or other consideration, to surrender or exchange certificates representing
IGC Units or to take any other action in order to receive Common Shares pursuant
to the Distribution. All holders of IGC Units will continue to hold their IGC
Units and, if such holders are holders of record on the Record Date, they will
also receive Common Shares. The Distribution will not otherwise change the
number of, or the rights associated with, the outstanding IGC Units.
RELATIONSHIP BETWEEN IGC AND ACPT AFTER THE DISTRIBUTION.
No Overlapping Management.
-------------------------
Following completion of the Distribution, IGMC will remain the managing
general partner of IGC and no changes will be made to the Partnership Agreement
of IGC. No Trustee, officer or employee of ACPT (except Mr. Blakeman until his
successor can be recruited) will also be a director or officer of IGMC or
officer or employee of IGC. However, certain Trustees of ACPT will be Trustees
of the CWT Trust.
-70-
<PAGE>
Banc One Financing.
------------------
On September 19, 1997, IGC refinanced substantially all of its U.S.
land development recourse indebtedness pursuant to a Master Loan Agreement dated
August 1, 1997 by and among IGC, ACPT, St. Charles Community LLC and Banc One
Capital Partners IV, Ltd. ("Banc One"). To date approximately $14 million in
proceeds of this $20 million facility were used as follows: $6.8 million to
satisfy existing indebtedness to NationsBank, $1.7 million to Puerto Rico income
taxes, $2.5 million for various accounts payable, and $3 million to pay in full
the wetlands fine. In addition, the Banc One facility provides for up to $4
million in community development financing for Fairway Village, and $2 million
for payment of IGC's wetlands remediation expenses.
The loan bears interest at prime plus 2.5% and requires semi-annual
principal payments of $1 million during the first year and $1.5 million
thereafter until maturity at the end of the seventh year. The loan is secured
by substantially all of IGC's assets, excluding (with the exception of one 14
acre parcel of land in St. Charles) the assets that will remain in IGC following
the Restructuring. During the first 3 years of the loan Banc One is generally
entitled to receive 50% of the net sales proceeds of any collateral as a
mandatory principal curtailment with the percentages increasing to 60% in years
4 and 5, 70% in year 6, and 80% in year 7.
In connection with the loan, IGC granted Banc One an option to purchase
150,000 IGC Units at an exercise price of $3.0016 per unit (the "Strike Price").
During any year that the loan remains outstanding, IGC is required to grant Banc
One 75,000 additional options with an exercise price equal to the lesser of the
Strike Price or the market price on the date of grant. The loan with Banc One
requires additional interest payments on each annual anniversary date. The
amount due is 1% of the outstanding balance in 1998 and 1999, and increases 1/2%
each year thereafter, through 2003.
Following the Restructuring, and upon approval of Banc One, ACPT will
assume the obligation to grant options. IGC will remain liable to Banc One for
outstanding indebtedness but will be released from its other covenant
obligations. Pursuant to the Restructuring Agreement, ACPT will indemnify and
hold harmless IGC from any liability under the Banc One loan.
NationsBank Letter of Credit.
----------------------------
NationsBank has issued in the name of IGC a standby letter of credit in
the face amount of $4.2 million which serves as collateral for municipal bonds
in the principal amount of $4.2 million issued by a District of Columbia agency
that financed the Chastleton Apartments. IGC's obligations under the letter of
credit are secured by an assignment of certain notes payable by Brandywine
Investment Associates L.P. and by IGP's partnership interests in three Puerto
Rico Apartment Partnerships. Additional
-71-
<PAGE>
collateral has been provided by IBC and IBC has undertaken to replace the
NationsBank letter of credit with a letter of credit secured only by assets of
IBC.
ASSETS RETAINED BY IGC.
After the Restructuring, IGC will continue to own certain assets that
in management's view do not fit ACPT's business plan. These include the
Wetlands Properties, a 15 acre commercial parcel in St. Charles, 25 residential
lots in the Dorchester neighborhood in St. Charles, certain parcels of land in
Pomfret, Maryland, the Westbury community in St. Mary's County, Maryland, a 50%
interest in Brandywine Investment Associates L.P., which owns land in
Brandywine, Maryland, all of the shares of AFH, the LDA Note, as well as
fractional interests in Chastleton and Coachman's L.P. (collectively the
"Retained Assets"). Substantially all of the stock of IWT and CWT (excluding
shares issued as incentive compensation) will be held in the CWT Trust for the
benefit of IGC Unitholders. Prior to contributing IWT and CWT stock to the CWT
Trust, IGC will capitalize these entities with $1 million in cash, certain
residential lots in the Montclair development, and a note in the amount of $1.06
million. As a result of the wetlands conviction, the Wetlands Properties were
encumbered by an obligation to impose a conservation easement that would
prohibit development. This easement was never recorded and the wetlands
conviction was reversed. However, the matter has been remanded for a new trial
and as a practical matter the Wetland Properties remain undevelopable until the
wetlands litigation is fully resolved. See "IGC After the Restructuring --
Description of IGC's Continuing Business."
APPROVALS REQUIRED TO EFFECT THE RESTRUCTURING.
In addition to obtaining approval of the IGC Unitholders, the
consummation of the Restructuring is subject to obtaining approvals of certain
government entities, including HUD, certain of IGC's lenders, including Banc
One, and certain of the limited partner investors in the U.S. Apartment
Partnerships. Management of IGC expects to obtain all necessary approvals in a
timely manner. However there can be no assurance that such approvals will be
obtained on terms and conditions acceptable to IGC.
BACKGROUND OF THE RESTRUCTURING; CONSIDERATION OF ALTERNATIVES.
Disadvantages of Current Structure.
----------------------------------
Though IGC's limited partnership structure yields significant tax
advantages, certain disadvantages of the structure have increasingly affected
the attractiveness of IGC as an investment vehicle. In developing plans for the
Restructuring, IGC management has sought to minimize disadvantages of the
current structure while preserving many of the tax advantages.
-72-
<PAGE>
A significant disadvantage of the partnership structure is its
complexity. For example, IGC is managed by its managing general partner, IGMC,
but also has another general partner, IBC, which was necessary initially to
establish IGC as a partnership for federal income tax purposes. Also for
partnership tax reasons, IGC's principal subsidiaries, SCA and IGP, are not
wholly owned by IGC.
As a partnership, IGC also has limited appeal to certain tax-exempt
investors, such as pension funds and many mutual funds. These entities
generally do not invest in limited partnerships because allocations to such
investors of a partnership's active trade or business income are not tax-exempt.
Such tax-exempt investors favor investments in securities that generate only
passive income such as dividends.
In addition, with the expiration on December 31, 1997 of a ten-year
transition period established by the Omnibus Budget Reconciliation Act of 1987,
certain current sources of IGC income (principally management fees) will no
longer be qualifying income for a publicly traded partnership. Thus to remain
classified as a partnership, IGC management recognized the need to restructure
certain of its investments whether or not the Restructuring takes place.
Alternatives Considered.
-----------------------
The structural disadvantages coupled with the 1996 conviction and
sentencing in the wetlands litigation led IGC management to begin examining
various restructuring alternatives.
During the Fall of 1996, IGC management consulted with Covington &
Burling and Arthur Anderson LLP and identified the REIT as a possible investment
vehicle.
In December 1996, IGC management announced that it had determined to
pursue development and implementation of a plan to restructure the publicly
traded partnership by placing IGC's multifamily housing assets into a publicly
traded REIT and disposing of land development assets to Wilson Family entities.
On December 17, 1996, the IGMC Board of Directors unanimously approved a
resolution to proceed with implementing a REIT restructuring plan. The
Directors present at the meeting were James J. Wilson, Donald G. Blakeman, Jorge
Colon-Nevares, Joel H. Cowan, Edwin L. Kelly, Thomas B. Wilson, J. Michael
Wilson, and John E. Hans. With the land transfers the Wilson Family would
receive a reduced ownership in the REIT. The announcement explained that the
plan would be considered by a special committee consisting of members of the
IGMC Board of Directors who are neither members of the Wilson Family nor
employees of IGC and that it would be subject to satisfactory resolution of
various U.S. and Puerto Rico tax and legal issues.
During the first quarter of 1997 the special committee and certain
Unitholders expressed concern that it might be difficult to establish a fair
value for assets
-73-
<PAGE>
that would be transferred to Wilson Family entities in exchange for diminished
ownership of the REIT. Also, Puerto Rico tax considerations dictated dividing
IGC's multifamily housing assets between separate U.S. and Puerto Rico REITs.
As a result, the committee expressed concern that two REITs would lack
sufficient assets and income to create a strong trading market for their
securities. Accordingly, the special committee directed IGC management to
develop an alternative plan.
In April 1997, after consideration by the special committee, IGC
management announced a modified plan to convert IGC into an entity that would
benefit from rules that govern REITs. The IGMC Board of Directors met on April
9, 1997, and unanimously agreed to proceed with the modified REIT restructuring
plan, subject to review by a committee consisting of Joel Cowan, Jorge Colon-
Nevares, Michael Wilson, and Edwin L. Kelly. The Directors present at the
meeting were James J. Wilson, Donald G. Blakeman, Jorge Colon-Nevares, Joel H.
Cowan, Edwin L. Kelly, Thomas B. Wilson, J. Michael Wilson, and Francisco
Arrivi. The proposed entity would have been similar to the current proposal for
ACPT, except that only AFH, CWT, IWT and the Wetlands Properties would have been
excluded. However, the proposed entity would retain a right to receive shares
of CWT and/or IWT as soon as either or both contracted to begin a solid waste
disposal facility and an option to purchase the Wetlands Properties at book
value if the wetlands litigation were favorably resolved.
The modified plan also contemplated the possibility of making an offer
to the limited partners in the Apartment Partnerships to exchange their
partnership interests for interests in a U.S. or Puerto Rico partnership that
would hold the apartment properties (the "Exchange Offer"). During the first
six months of 1997, IGC management discussed this possibility with the limited
partners' representatives. The plan seemed feasible only if the U.S. and Puerto
Rico partnership interests were convertible into a liquid security that was more
attractive than IGC Units.
On May 8, 1997, IGC retained Stanger to assist in refining the
structure and providing opinions regarding the fairness of the Exchange Offer
and asset transfers. In June 1997, Stanger provided IGC a draft report in
which it proposed that IGC not be converted into ACPT with rights to AFH, CWT,
IWT and the Wetlands Properties. Stanger instead recommended that management
examine the possibility of IGC continuing as a separate publicly traded
partnership with AFH, CWT, IWT and the Wetlands Properties, while creating and
distributing to its Unitholders shares of ACPT.
During the third quarter of 1997, IGC management and the special
committee evaluated Stanger's recommendation and determined that IGC may require
more than AFH, CWT, IWT and the Wetlands Properties to remain a viable publicly
traded company. At the same time, in connection with the Banc One financing,
IGC initiated the Restructuring by organizing ACPT and separating ownership of
the Wetlands Properties and other land development assets into two limited
liability companies owned by IGC and ACPT, respectively. The IGMC Board of
Directors met
-74-
<PAGE>
on June 19, 1997, and unanimously approved resolutions authorizing IGC to begin
preparing the disclosure documents related to the proposed Restructuring. The
Directors present at the meeting were James J. Wilson, Donald G. Blakeman, Jorge
Colon-Nevares, Joel H. Cowan, Edwin L. Kelly, Thomas B. Wilson, J. Michael
Wilson, and Francisco Arrivi.
Also during the third quarter, IGC management began preparing this
Proxy Statement/Prospectus. The IGMC Board of Directors met on August 13, 1997.
At that meeting, the Directors discussed the status of the Proxy
Statement/Prospectus. The Directors present at the meeting were James J.
Wilson, Donald G. Blakeman, Jorge Colon-Nevares, Joel H. Cowan, Edwin L. Kelly,
Thomas B. Wilson, J. Michael Wilson, and Francisco Arrivi. Attorneys from
Covington & Burling also were present. On August 15, 1997, IGC announced that
it intended to file with the Commission in September documents describing the
ACPT Distribution. Postponement of the Banc One financing and resolution of the
treatment of certain tax, legal and accounting issues delayed completion of the
initial filing until November 14, 1997.
On November 14, 1997, IGC filed with the Commission preliminary proxy
materials relating to the Restructuring (the "November Filing"). In addition to
seeking approval of the Distribution, the November Filing proposed to seek
approval of IGC Unitholders to liquidate IGC in the event that, as a result of
the Restructuring, IGC Units would be delisted from either the AMEX or PSE. On
December 24, 1997 IGC received a letter from the staff of the Commission's
Division of Corporation Finance commenting on the November Filing. The staff
expressed the view that the Restructuring would constitute a "going private"
transaction unless assurances could be obtained that IGC Units would remain
listed on AMEX and PSE following the Restructuring.
On December 23, 1997 the United States Court of Appeals for the Fourth
Circuit reversed the wetlands convictions of IGC, SCA and James J. Wilson and
remanded the matter for a new trial.
During January 1998, a syndicator of limited partnership interests in
10 of the 22 U.S. and Puerto Rico Apartment Partnerships evaluated the proposed
Restructuring and opined to IGC that the Exchange Offer likely would not be
attractive to a majority of the holders of limited partnership interests in
these partnerships. Accordingly, IGC management determined to discontinue plans
for the Exchange Offer.
Also in January 1998, Jorge Colon Nevares resigned as a director of
IGMC and was replaced by Thomas Shafer. Mr. Colon Nevares was one of the
members of the special committee that had been evaluating the Restructuring.
With Mr. Shafer joining, the IGMC Board established a new special committee
comprised of Messrs. Blakeman, Cowan, and Shafer to reevaluate the terms of the
Restructuring. The
-75-
<PAGE>
committee retained independent legal counsel and met three times during February
and March 1998.
IGC management proposed a reallocation of certain assets between IGC
and ACPT to enhance the prospects for continued listing of IGC Units on the AMEX
and PSE and to provide greater capital resources for the waste technology
business. The committee examined the management's projected pro forma earnings
and cash flows for ACPT and IGC following the Distribution. Stanger also
reviewed the projected pro forma financial statements. The committee obtained a
commitment of IBC to advance funds to IGC, if needed, to pay wetlands defense
costs.
On March 31, 1998 AMEX advised IGC that based on its review of the
projected pro forma financial statements of IGC, IGC management should expect
that the IGC Units would remain listed following the Distribution. See "The
Restructuring --Background of the Restructuring; Consideration of Alternatives."
On ___________ 1998 the Board adopted resolutions formally approving
the Restructuring and recommending that the Unitholders approve the
Restructuring.
THE PRIVATE OFFERING.
ACPT has engaged investment bankers to advise and assist in possible
financing activities to be commenced after the completion of the Restructuring.
In connection with the Restructuring, subject to market conditions, ACPT will
seek to raise up to $35 million in additional equity capital through the Private
Offering of Preferred Shares. Proceeds from the Private Offering would be used
to pay down existing bank debt and for working capital. The terms of the
Preferred Shares will be negotiated with purchasers, but they may include rights
to preferred distributions, cumulative distributions, and/or liquidation
preferences. The Preferred Shares also may be convertible into Common Shares at
a negotiated conversion ratio. The Private Offering, if completed, would result
in dilution of the percentage interest of all ACPT shareholders including the
Wilson Family, whose percentage ownership would likely be reduced below 40%.
See "Income Tax Considerations -- Federal Income Tax Considerations --Federal
Income Tax Classification of American Rental -- Share Ownership, Reporting."
PRINCIPAL ADVANTAGES OF THE RESTRUCTURING.
Broader Market for Common Shares than for IGC Units.
---------------------------------------------------
Limited partnership interests which require holders to recognize trade
or business income and losses from partnership operations are generally not
regarded as attractive investments for institutions such as mutual funds and
pension funds. ACPT, as a holding company, will receive income principally in
the form of dividends and distributions from its subsidiaries, and its Common
Shares should be a more attractive investment for certain investors than IGC
Units even though ACPT is expected to be treated as a partnership for federal
income tax purposes. Enlarging the group of potential investors for ACPT Common
Shares should produce a more liquid market than
-76-
<PAGE>
currently exists for IGC Units. However, there is no assurance that a public
market will develop or be substantial.
No History of Wetlands Litigation.
---------------------------------
IGC, which was convicted of federal Clean Water Act violations (which
conviction was reversed but has been remanded for a new trial), will retain the
four parcels of land that were involved in that litigation and the one
additional parcel that was the subject of a civil suit that was dismissed
without prejudice (collectively, the "Wetlands Properties"). None of the land
to be transferred to ACPT was so implicated and ACPT is not a party to such
proceedings. See "Legal Proceedings -- IGC" and "IGC After the Restructuring --
Creditors Rights."
No Adverse Financial Effects from AFH, IWT and CWT.
--------------------------------------------------
AFH has had operating losses and has capital needs and IWT and CWT have
capital needs that have had adverse effects upon IGC's operating results and
financial condition. These are expected to continue for the foreseeable future.
AFH will remain a subsidiary of IGC, and IWT and CWT will be held by the CWT
Trust for the benefit of IGC Unitholders. Thus, their financial results will
not affect ACPT. See "The Restructuring -- Assets Retained by IGC." ACPT will
have no obligation to provide financial support to AFH, IWT or CWT. See "IGC
After the Restructuring --Description of IGC's Continuing Business."
Simplified Tax Reporting.
------------------------
Because ACPT will derive income principally from dividends from
corporations, the items to be reported for federal tax purposes by ACPT
Shareholders generally will be limited to dividends and credits for withholding
taxes paid by IGP Group in Puerto Rico. Shareholders will not have to report
ordinary income or losses from trade or business activity as is currently the
case with IGC. See "Income Tax Considerations -- Federal Income Tax
Considerations -- Federal Income Tax Classification of ACPT."
Enhanced Financing Opportunities.
--------------------------------
The removal of the adverse financial effects of AFH, IWT, and CWT and
the absence of involvement in the wetlands litigation should provide ACPT with
opportunities to obtain financing for its operations from banks and other
lenders on terms that generally are more favorable than those currently
available to IGC. ACPT has not obtained any financing independent of IGC.
However, ACPT has engaged investment bankers to advise and assist in possible
financing activities to be commenced after the completion of the Restructuring.
-77-
<PAGE>
Election of Trustees by Shareholders.
------------------------------------
ACPT will be managed by its Board of Trustees, the members of which
will be elected by ACPT shareholders. ACPT also will hold annual meetings of
shareholders. See "Comparative Rights of IGC Unitholders and Shareholders."
PRINCIPAL DISADVANTAGES OF THE RESTRUCTURING.
No Cash Distributions to IGC Unitholders.
----------------------------------------
Unless IGC ultimately prevails in the wetlands litigation, or the CWT
Trust sells assets and remits proceeds to IGC, the operations and assets
remaining with IGC after the Restructuring may not enable IGC to make quarterly
distributions to the IGC Unitholders. See "IGC After the Restructuring --
Description of IGC's Continuing Business." It is possible that IGC may
recognize taxable income without generating sufficient cash to enable IGC to
make a distribution to the IGC Unitholders in an amount at least equal to the
IGC Unitholders' tax liability arising from their share of IGC taxable income.
Tax Liabilities.
---------------
Gain will be recognized by IGC (and the Unitholders will take into
account their allocable share of such gain) on the transfer of IGC's interests
in the U.S. Apartment Partnerships to American Housing to the extent that the
amount of liabilities assumed (or deemed assumed) by American Housing exceeds
the tax basis of the property contributed to American Housing. IGC has
calculated that approximately [$4.2 million] in gain will be recognized as a
result of the transfer, based on certain estimates and assumptions by IGC,
including IGC's estimates of tax basis and the amount of liabilities at the time
of the transfer. See "Income Tax Considerations --Federal Income Tax
Considerations -- Federal Income Tax -- Consequences of the Asset Transfers."
American Management and American Land will be treated as corporations
for federal and state tax purposes and will be subject to federal and state
income tax (including any applicable alternative minimum tax) on their taxable
income at regular corporate tax rates. Payment of such taxes may reduce the
amounts otherwise available for distribution to ACPT, or by ACPT to the
Shareholders.
As a result of the Asset Transfers, Shareholders will not have a
distributive share of the various items of income, gain, loss, deduction or
credit attributable to the operating businesses conducted by partnerships.
Instead, distributions to ACPT from its subsidiaries American Management,
American Land, IGP Group and American Rental generally will be limited to
dividend income (to the extent of current and accumulated earnings and profits),
and, in the absence of earnings and profits,
-78-
<PAGE>
nontaxable return of capital (to the extent of ACPT's tax basis in the stock of
such corporation) or taxable capital gain (after ACPT's tax basis has been
reduced to zero). Distributions from American Rental that are specifically
designated as capital gain dividends are treated as long term capital gains.
Each Shareholder generally will include its distributive share of ACPT's income
in the Shareholder's taxable income. In the event that American Rental elects
to retain all or a portion of its net capital gain and pay federal income tax on
such undistributed amounts, each Shareholder generally will include in income
its distributive share of the undistributed capital gains and will be deemed to
have paid its distributive share of the income tax paid by American Rental with
respect to such undistributed capital gains.
Reduction of Required Distributions.
-----------------------------------
Under its Partnership Agreement, IGC is required to distribute annually
to IGC Unitholders, in cash and/or property, an amount equal to 55% of the net
taxable income of IGC allocated to IGC Unitholders. The terms of ACPT's
Declaration of Trust require ACPT to distribute annually to Shareholders, in
cash and/or property, an amount equal to 45% of the net taxable income of ACPT
allocated to Shareholders less the amount of taxes paid by ACPT in Puerto Rico
and other foreign countries and certain federal taxes paid by American Rental
with respect to undistributed capital gains.
As is the case with IGC, it is possible that ACPT may recognize taxable
income without generating sufficient cash to enable ACPT to make a distribution
to Shareholders in an amount at least equal to the Shareholders' tax liability
arising from their share of ACPT taxable income.
Antitakeover Effects.
--------------------
The provisions of ACPT's Declaration of Trust on classification of the
Board of Trustees, restrictions on the ownership of Common Shares, the ability
to issue preferred stock, and certain control share acquisition and business
combination statutes applicable to ACPT could have the affect of delaying,
deferring or preventing a transaction or a change in control of ACPT that might
involve a premium price for holders of Common Shares or otherwise be in their
best interest.
Restrictions on Accumulation of Common Shares.
---------------------------------------------
In order to preserve American Rental's qualification as a REIT, ACPT's
Declaration of Trust and Bylaws provide that a person (other than certain
existing IGC Unitholders) may not directly or indirectly own more than 2% of the
outstanding Common Shares. See "Income Tax Considerations -- Federal Income Tax
Classification of American Rental."
-79-
<PAGE>
ACPT PRO FORMA COMBINED FINANCIAL DATA
The unaudited Pro Forma Combined Financial Data of ACPT include the consolidated
accounts of its subsidiaries American Management, American Land, IGP Group and
American Rental and reflect the following transactions and adjustments in the
case of the Pro Forma Combined Statements of Operations for the three months
ended March 31, 1998 and for the fiscal year ended December 31, 1997 as if such
transactions and adjustments had been completed January 1, 1997 and, in the case
of the Pro Forma Combined Balance Sheet as of March 31, 1998, as if such
transactions and adjustments occurred or such agreements were in effect as of
such date:
* Consummation of the distribution of the Common Shares of beneficial
interest of ACPT.
* The future receipt of mitigation draws under the Banc One loan.
* Increased general and administrative costs to operate ACPT on a stand-
alone basis.
The Pro Forma Combined Financial Data of ACPT are unaudited and presented
for informational purposes only and may not reflect ACPT's future results of
operations and financial position or what the results of operations and
financial position of ACPT would have been had such transactions occurred as of
the date indicated. Such pro forma information is based upon the combined
historical balance sheets and statements of operations of ACPP. ACPT's
unaudited Pro Forma Combined Financial Data and notes thereto should be read in
conjunction with ACPP's Combined Financial Historical Statements and notes
thereto and "Management's Discussion and Analysis of Financial Condition and
Results of Operations" contained elsewhere herein as well as the pro forma
financial statements of IGC which reflect the accounts of both IGC and ACPT
subsequent to the Restructuring and the Distribution.
-80-
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST ("ACPT")
PRO FORMA COMBINED STATEMENT OF INCOME
FOR THE THREE MONTHS ENDED MARCH 31, 1998
(In thousands)
(Unaudited)
<TABLE>
<CAPTION>
Pro Forma Pro Forma
ACPT Restructure ACPT After
Historical Adjustments Restructure
---------- ----------- -----------
<S> <C> <C> <C>
REVENUES
Community development-land sales $5,961 $ -- $5,961
Equity in earnings from partnerships
and developer fees 505 -- 505
Rental property revenues 2,209 -- 2,209
Management and other fees, substantially
all from related entities 976 -- 976
Interest and other income 137 -- 137
------ ----------- -----------
Total revenues 9,788 -- 9,788
------ ----------- -----------
EXPENSES
Cost of land sales 3,608 -- 3,608
Selling and marketing 21 -- 21
General and administrative 1,600 10(A) 1,610
Interest expense 910 -- 910
Rental properties operating expense 896 -- 896
Depreciation and amortization 471 -- 471
Write-off of deferred project costs -- -- --
Spin-off costs 757 -- 757
------ ----------- -----------
Total expenses 8,263 10 8,273
------ ----------- -----------
INCOME BEFORE PROVISION FOR INCOME
TAXES AND MINORITY INTEREST 1,525 (10) 1,515
PROVISION FOR INCOME TAXES 283 542(B) 825
------ ----------- -----------
INCOME BEFORE MINORITY INTEREST 1,242 (552) 690
MINORITY INTEREST (198) -- (198)
------ ----------- -----------
NET INCOME $1,044 $(552) $ 492
====== =========== ===========
BASIC NET INCOME PER SHARE $ .09
===========
WEIGHTED AVERAGE SHARES OUTSTANDING (C) 5,218
===========
</TABLE>
The accompanying notes are an integral part of this pro forma combined statement
of income.
-81-
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST ("ACPT")
PRO FORMA COMBINED STATEMENT OF INCOME
FOR THE YEAR ENDED DECEMBER 31, 1997
(In thousands)
(Unaudited)
<TABLE>
<CAPTION>
Pro Forma Pro Forma
ACPT Restructure ACPT After
Historical Adjustments Restructure
---------- ----------- -----------
<S> <C> <C> <C>
REVENUES
Community development-land sales $13,165 -- $13,165
Equity in earnings from partnerships
and developer fees 1,509 -- 1,509
Rental property revenues 8,737 -- 8,737
Management and other fees, substantially
all from related entities 3,775 -- 3,775
Interest and other income 943 -- 943
------- ----------- -----------
Total revenues 28,129 -- 28,129
------- ----------- -----------
EXPENSES
Cost of land sales 8,494 -- 8,494
Selling and marketing 127 -- 127
General and administrative 6,607 130 (A) 6,737
Interest expense 3,820 -- 3,820
Rental properties operating expense 3,597 -- 3,597
Depreciation and amortization 1,850 -- 1,850
Write-off of deferred project costs 6 -- 6
Spin-off costs 1,164 -- 1,164
------- ----------- -----------
Total expenses 25,665 130 25,795
------- ----------- -----------
INCOME BEFORE PROVISION FOR INCOME
TAXES AND MINORITY INTEREST 2,464 (130) 2,334
PROVISION FOR INCOME TAXES 470 907 (B) 1,377
------- ----------- -----------
INCOME BEFORE MINORITY INTEREST 1,994 (1,037) 957
MINORITY INTEREST (439) -- (439)
------- ----------- -----------
NET INCOME $ 1,555 $(1,037) $ 518
======= =========== ===========
BASIC NET INCOME PER SHARE $ .10
===========
WEIGHTED AVERAGE SHARES OUTSTANDING (C) 5,196
===========
</TABLE>
The accompanying notes are an integral part of this pro forma combined statement
of income.
-82-
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST ("ACPT")
PRO FORMA COMBINED BALANCE SHEET
AS OF MARCH 31, 1998
(In thousands)
(Unaudited)
ASSETS
------
<TABLE>
<CAPTION>
Pro Forma Pro Forma
ACPT Restructure ACPT After
Historical Adjustments Restructure
---------- ----------- -----------
<S> <C> <C> <C>
CASH AND CASH EQUIVALENTS
Unrestricted $ 2,126 $ -- $ 2,126
Restricted 2,002 -- 2,002
-------- ---- -------
4,128 -- 4,128
-------- ---- -------
ASSETS RELATED TO RENTAL PROPERTIES
Operating properties, net 37,860 -- 37,860
Investment in unconsolidated rental
property partnerships 7,015 -- 7,015
Other receivables, net 665 -- 665
-------- ---- -------
45,540 -- 45,540
-------- ---- -------
ASSETS RELATED TO COMMUNITY DEVELOPMENT
Land and development costs
Puerto Rico 32,202 -- 32,202
St. Charles, Maryland 22,437 -- 22,437
Notes receivable on lot sales and other,
substantially all due from affiliates 3,604 -- 3,604
-------- ---- -------
58,243 -- 58,243
-------- ---- -------
ASSETS RELATED TO HOMEBUILDING
Investment in joint venture 853 -- 853
-------- ---- -------
853 -- 853
-------- ---- -------
OTHER ASSETS
Receivables and other 1,782 -- 1,782
Property, plant and equipment, net 423 -- 423
-------- ---- -------
2,205 -- 2,205
-------- ---- -------
TOTAL ASSETS $110,969 $ -- $110,969
======== ==== =======
</TABLE>
The accompanying notes are an integral part of this pro forma combined balance
sheet.
-83-
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST ("ACPT")
PRO FORMA COMBINED BALANCE SHEET
AS OF MARCH 31, 1998
(In thousands)
(Unaudited)
LIABILITIES AND CAPITAL
-----------------------
<TABLE>
<CAPTION>
Pro Forma Pro Forma
ACPT Restructure ACPT After
Historical Adjustments Restructure
---------- ----------- -----------
<S> <C> <C> <C>
LIABILITIES RELATED TO RENTAL PROPERTIES
Recourse debt $ 918 $ -- $ 918
Non-recourse debt 38,995 -- 38,995
Accounts payable and accrued liabilities 3,031 -- 3,031
------- ------- -------
42,944 -- 42,944
------- ------- -------
LIABILITIES RELATED TO COMMUNITY
DEVELOPMENT
Recourse debt 34,128 -- 34,128
Non-recourse debt 2,324 -- 2,324
Accounts payable, accrued liabilities
and deferred income 4,444 -- 4,444
------- ------- -------
40,896 -- 40,896
------- ------- -------
OTHER LIABILITIES
Accounts payable and accrued liabilities 3,467 1,634 (D) 5,101
Notes payable and capital leases 145 -- 145
Accrued income tax liability-current 2,452 -- 2,452
Accrued income tax liability-deferred 3,491 -- 3,491
------- ------- -------
9,555 1,634 11,189
------- ------- -------
TOTAL LIABILITIES 93,395 1,634 95,029
------- ------- -------
CAPITAL (E) 17,574 (1,634) (D) 15,940
------- ------- -------
TOTAL LIABILITIES AND CAPITAL $110,969 $ -- $ 110,969
======== ========= =========
</TABLE>
The accompanying notes are an integral part of this pro forma combined balance
sheet.
-84-
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST ("ACPT")
NOTES TO PRO FORMA COMBINED FINANCIAL DATA
(A) Reflects the increase in general and administrative expenses to operate
ACPT on a stand-alone basis. Yearly general and administrative expense
increase consists of the following: executive salary, tax compliance
services, and an annual shareholder meeting.
(B) Reflects provision for income taxes for American Management and American
Land. The income tax provision included in these pro forma statements
reflects the income tax provision and temporary differences attributable to
the operations of American Land and American Management on a stand alone
basis assuming combined federal and state tax rates graduating from 22% to
45%. A deferred tax asset for American Management and American Land exists
and relates to SCA land and IGC land as it did in connection with IGC's
original organizational structure. The deferred tax asset consists of
three pieces. The first piece relates to interest capitalized for tax
purposes and expensed for book purposes that will only be realized when the
accompanying land is sold. The second piece relates to deferred profit on
IGC's books and will be realized as the accompanying land is sold to a
third party. The third piece relates to IGC's investment in SCA and will
be realized when the investment is sold. The deferred tax asset has not
been recorded in the accompanying pro forma combined balance sheet as it
has been reduced by a valuation allowance of an equal amount.
(C) The pro forma weighted number of shares outstanding was determined by
dividing IGC's weighted average Units outstanding by the Unitholders'
percent ownership, 99%, and dividing the result by two.
(D) Reflects total future mitigation draws available to IGC under the Banc One
loan. ACPT will assume the repayment responsibility for the amounts drawn
by IGC for remediation purposes.
(E) Capital account consists of investment in and advances from parent.
-85-
<PAGE>
ACPT
ACPT was formed under the Maryland Trust Law as a real estate
investment trust but is expected to be taxed as a partnership. The provisions
of the Maryland Trust Law require at least 75% of the value of ACPT's assets to
be held, directly or indirectly, in real estate assets, mortgages or mortgage-
related securities, government securities, cash and cash equivalent items,
including high-grade short term securities and receivables. ACPT was organized
on March 17, 1997, to carry out the Restructuring and, if the Restructuring is
completed, will continue in effect perpetually unless dissolved by action of the
Shareholders. ACPT will be wholly-owned by IGC until completion of the
Distribution. Following the completion of the Restructuring, ACPT will be
engaged in four principal lines of business formerly conducted by IGC: (i)
ownership of rental apartment properties in the United States and Puerto Rico,
(ii) community development in the United States and Puerto Rico, (iii) property
management services in the United States and Puerto Rico, and (iv) development
of commercial rental properties and/or ground leases in Puerto Rico. In
addition, ACPT will be engaged in limited condominium building operations in
Puerto Rico.
The mailing address of ACPT is 222 Smallwood Village Center, St.
Charles, Maryland 20602 and its telephone number is (301) 843-8600.
DISTRIBUTION POLICY
Under the terms of its Declaration of Trust, ACPT is required to make
minimum annual distributions to Shareholders such that the minimum aggregate
amount of all distributions made each year will equal 45% of the net taxable
income allocated to Shareholders in such year, provided that the amount of the
required minimum distribution will be reduced by the amount of taxes paid by
ACPT in Puerto Rico and other foreign countries and certain federal taxes paid
by American Rental with respect to undistributed capital gains. The minimum
distribution may consist of cash dividends and/or distributions of other
property. Any distributions in addition to the required minimum distribution
will be made at the discretion of the Board of Trustees. In making such
determinations, the Board of Trustees will take into account various factors,
including ACPT's anticipated needs for cash for future expansion and
development, current and anticipated expenses, obligations and contingencies,
and other similar working capital considerations.
ACPT and its subsidiaries expect to coordinate the declaration and
payment of dividends and other distributions from such entities in such a manner
that all dividends will be paid by the lower tier entities to ACPT on the same
day that ACPT declares a distribution to Shareholders of record on such date.
Thus, each Shareholder's distribution from ACPT will correspond with its
allocable share of taxable income associated with ACPT's receipt of dividends
from the other entities. See "Income Tax Considerations -- Federal Income Tax
Considerations -- Federal Income Taxation of ACPT and Shareholders --
Coordination of Allocations and Distributions."
-86-
<PAGE>
CAPITALIZATION
The following table sets forth the capitalization of ACPT as of March
31, 1998, and pro forma capitalization as of March 31, 1998, after giving effect
to the transactions described in the "ACPT Pro Forma Combined Financial Data."
The capitalization of ACPT should be read in conjunction with ACPP's Combined
Historical Financial Statements and the notes thereto, the "ACPT Pro Forma
Combined Financial Data" and "Management's Discussion and Analysis of Financial
Condition and Results of Operations," each contained elsewhere herein.
<TABLE>
<CAPTION>
As of March 31, 1998
----------------------
(In thousands)
Actual Pro Forma (1)
------- -------------
(unaudited)
<S> <C> <C>
Recourse debt $35,191 $35,191
Non-recourse debt 41,319 41,319
Capital (2) 17,574 15,940
------- -------
Total capitalization $94,084 $92,450
======= =======
</TABLE>
(1) Pro forma for (i) the consummation of the Distribution, (ii) the receipt of
mitigation draws under the Banc One loan and (iii) increased general and
administrative costs to operate ACPT on a stand-alone basis. See "ACPT Pro
Forma Combined Financial Data."
(2) Capital consists of investment in and advances from parent.
MARKET PRICES AND DISTRIBUTIONS
At the date hereof, there is no public trading market for the Common
Shares. ACPT intends to apply for listing of the Common Shares offered hereby
on the AMEX and the PSE.
The IGC Units are listed for trading on the AMEX and the PSE under the
ticker symbol "IGC." The following table sets forth, for the periods indicated,
the closing sale price of the IGC Units as reported on the AMEX in such periods
(and paid in the subsequent period). As of October 1, 1997, the record number
of IGC Unitholders was approximately 300.
-87-
<PAGE>
<TABLE>
<CAPTION>
1995 High Low Distribution
- ---- ---- --- ------------
<S> <C> <C> <C>
1st Quarter 7-1/2 3-1/4 (1)
2nd Quarter 4-3/8 3-1/4 $ ---
3rd Quarter 4-3/4 3-1/2 $ ---
4th Quarter 4-1/8 2-15/16 $ ---
</TABLE>
<TABLE>
<CAPTION>
1996 High Low Distribution
- ---- ---- --- ------------
<S> <C> <C> <C>
1st Quarter 4 3 $ ---
2nd Quarter 3-7/8 2-3/4 $.06
3rd Quarter 3 2-3/8 $.05
4th Quarter 3-1/2 2-5/16 $ ---
</TABLE>
<TABLE>
<CAPTION>
1997 High Low Distribution
- ---- ---- --- ------------
<S> <C> <C> <C>
1st Quarter 3-7/8 2-7/8 $ ---
2nd Quarter 3-13/16 2-15/16 $ ---
3rd Quarter 4 2-7/8 $ ---
4th Quarter 5-3/8 3-1/4 $ ---
</TABLE>
<TABLE>
<CAPTION>
1998 High Low Distribution
- ---- ---- --- ------------
<S> <C> <C> <C>
1st Quarter 5-1/2 4-1/8 $.02
2nd Quarter to 5-1/8 4 $ ---
May 27, 1998
</TABLE>
_________________
(1) On February 6, 1995, IGC distributed to its Unitholders 5,128,372 Equus
Units, representing in the aggregate beneficial ownership of a 99% limited
partnership interest in Equus Gaming Company L.P.
- 88 -
<PAGE>
SELECTED COMBINED HISTORICAL FINANCIAL AND OPERATING DATA OF
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
The following table sets forth financial and operating information of ACPP
(as defined in Note 1 to the Combined Historical Financial Statements) on a
historical combined basis.
The combined historical income statement data for 1993 and the combined
historical balance sheet data for 1994 and 1993 have been derived from unaudited
combined historical financial statements of ACPP which, in the opinion of
management, include all material adjustments necessary for those periods and
were prepared as if ACPP were a separate entity for all periods presented. The
historical combined financial and operating data is not necessarily indicative
of ACPP's future results of operations or financial condition. The data set
forth below should be read in conjunction with the unaudited Pro Forma Financial
Data of ACPT and the notes thereto; the audited Combined Historical Financial
Statements of ACPP and the notes thereto; and Management's Discussion and
Analysis of Financial Condition and Results of Operations of ACPP included
elsewhere in this Proxy Statement/Prospectus.
<TABLE>
<CAPTION>
Three Months Ended
March 31, Year Ended December 31,
------------------------ -------------------------------------------------------
1998 1997 1997 1996 1995 1994 1993
---- ---- ---- ---- ---- ---- ----
(Unaudited) (Unaudited) (Unaudited)
(In thousands)
<S> <C> <C> <C> <C> <C> <C> <C>
Income Statement Data
Land sales $5,961 $1,519 $13,165 $13,674 $15,441 $21,168 $16,434
Rental property revenues 2,209 2,158 8,737 7,577 4,642 4,537 2,113
Equity in earnings from partnerships
and developer fees 505 398 1,509 16,643 2,693 5,038 3,901
Management and other fees 976 1,343 3,775 4,816 3,894 3,507 4,494
Interest and other income 137 143 943 982 693 649 757
Total revenues 9,788 5,561 28,129 43,692 27,363 34,899 27,699
Cost of land sales 3,608 970 8,494 9,378 7,801 12,934 11,066
Interest expense 910 961 3,820 4,433 4,263 4,337 2,042
General and administrative expense 1,600 1,530 6,607 6,810 6,769 6,619 6,288
Other operating expenses 2,145 1,325 6,744 5,518 2,667 2,676 2,419
Total expenses 8,263 4,786 25,665 26,139 21,500 26,566 21,815
Minority interest (198) (49) (439) (306) (511) (680) (122)
Income tax provision
(benefit) 283 60 470 3,424 1,369 3,304 (1,120) (2)
Net income 1,044 666 1,555 12,891 (1) 3,983 4,349 6,882 (2)
</TABLE>
- 89 -
<PAGE>
<TABLE>
<CAPTION>
As of March 31, Year Ended December 31,
------------------------ ------------------------------------------------------
1998 1997 1997 1996 1995 1994 1993
---- ---- ---- ---- ---- ---- ----
(Unaudited) (Unaudited) (Unaudited) (Unaudited)
(In thousands)
<S> <C> <C> <C> <C> <C> <C> <C>
Balance Sheet Data
Assets related to rental properties $ 45,540 $ 52,457 $ 47,107 $ 51,697 $ 35,281 $34,884 $38,746
Assets related to community
development 58,243 62,228 61,647 63,000 59,309 49,490 55,173
Cash and other assets 7,186 4,291 6,054 5,565 7,083 7,491 5,716
Total assets 110,969 118,976 114,808 120,262 101,673 91,865 99,635
Debt related to rental properties
Recourse 918 1,098 969 1,139 1,334 1,559 1,857
Non-recourse 38,995 39,409 39,101 39,508 22,650 22,771 22,457
Debt related to community
development
Recourse 34,128 37,022 39,784 38,943 49,941 42,351 47,217
Non-recourse 2,324 2,212 2,295 2,153 2,034 4,270 14,775
Other liabilities 17,030 19,023 16,879 18,683 12,781 10,961 9,840
Total liabilities 93,395 98,764 99,028 100,426 88,740 81,912 96,146
Capital 17,574 20,212 15,780 19,836 12,933 9,953 3,489
Operating Data
Rental apartment units
managed at end of period 8,139 8,139 8,139 8,139 8,085 8,085 8,029
Units under construction -- -- -- -- 54 -- 56
Community Development
Residential lots sold 200 23 231 406 113 101 180
Residential lots transferred
to joint venture -- -- 118 98 -- -- --
Residential lots transferred
to Company's rental
property operations -- -- -- -- 54 -- 56
Commercial and business
park acres sold 31 9 17 5 20 76 12
Undeveloped acres sold -- -- 381 -- 2 20 27
</TABLE>
(1) Includes a $932,000 reduction for an extraordinary item-early
extinguishment of debt.
(2) Includes a $1,371,000 benefit for the cumulative effect of a change in
accounting principle to reflect the adoption of SFAS No. 109, "Accounting
for Income Taxes".
- 90 -
<PAGE>
MANAGEMENT'S DISCUSSION AND ANALYSIS OF RESULTS
OF OPERATIONS AND FINANCIAL CONDITION
The following discussion should be read in conjunction with the Selected
Combined Historical Financial and Operating Data, Pro Forma Combined Financial
Data of ACPT and the Combined Historical Financial Statements of ACPP and the
related notes included elsewhere in this Proxy Statement/Prospectus.
GENERAL.
ACPT was formed on March 17, 1997 as a new business without prior
operations in order to succeed to the principal real estate assets and
businesses of IGC as a result of the Restructuring and is referred to as
American Community Portfolio Properties ("ACPP"). The following discussion and
analysis of results of operations of ACPP for the three months ended March 31,
1998 and 1997 and the years ended December 31, 1997, 1996 and 1995 reflects the
actual results of operations for such periods associated with the assets and
businesses of IGC that will be transferred to ACPT in the Restructuring. This
discussion should be read in conjunction with the Combined Historical Financial
Statements of ACPP and accompanying notes appearing elsewhere in this Proxy
Statement/Prospectus. In particular, Note 1 to the Combined Historical
Financial Statements of ACPP details the assets and businesses that are the
subject of the following discussion and analysis.
Historically, ACPP's operations and financial results have been
significantly affected by the cyclical nature of the real estate industry.
Accordingly, ACPP's combined historical financial statements may not be
indicative of future results.
RESULTS OF OPERATIONS
FOR THE THREE MONTHS ENDED MARCH 31, 1998 AND 1997.
Community Development Operations.
--------------------------------
Community development land sales revenue increased $4,442,000 to
$5,961,000 (none of which were to affiliates) during the first three months of
1998, compared to sales of $1,519,000 (of which $70,000 were to affiliates)
during the first three months of 1997. This increase was attributable to a sale
of residential lots in Puerto Rico of $4,000,000. Residential lots in Puerto
Rico are sold to homebuilders in bulk creating fluctuations in lot sales revenue
when compared on a quarterly basis. The gross profit margin for the first three
months of 1998 increased to 39%, as compared to 36% in the same period of 1997.
This increase was due primarily to the sales mix. During the first quarter of
1998, the U.S. division sold a large industrial parcel, located
-91-
<PAGE>
in an undeveloped industrial park, which had a low cost basis. There were no
similar sales during the comparable quarter of 1997.
Rental Property Revenues, Net of Operating Expenses.
---------------------------------------------------
Rental property revenues, net of operating expenses, decreased less
than 1% to $1,313,000 during the first three months of 1998, as compared to
$1,323,000 in the same period in 1997. The decrease is primarily attributable to
a 7% increase in operating expenses offset by a 2% increase in rental revenues.
The increase in operating expenses is a result of an increase in overhead and
timing difference of utility costs.
Equity in Earnings from Partnerships and Developer Fees.
-------------------------------------------------------
Equity in earnings increased 27% to $505,000 during the first three
months of 1998 as compared to $398,000 during the first three months of 1997.
This increase is primarily due to earnings generated from the homebuilding joint
venture during the first quarter of 1998, with no such earning in the first
quarter of 1997, offset in part by reduced earnings from partnerships that paid
refinancing fees or had reduced income due to temporary reduction in occupancy
in the first quarter of 1998 as compared to the same period in 1997.
Management and Other Fees.
-------------------------
Management and other fees decreased 27% to $976,000 in the first
quarter of 1998, as compared to $1,343,000 in the first quarter of 1997. The
decrease is primarily attributable to a reduction of $457,000 in fees earned
from the refinancing of certain apartment complexes, offset by $100,000 of
incentive fees earned during the first quarter of 1998 as compared to the same
period in 1997.
Interest Expense.
----------------
Interest expense decreased 5% to $910,000 during the first three months of
1998, as compared to $961,000 for the first three months of 1997. This decrease
is primarily attributable to a $3,379,000 decrease in outstanding debt from
March 31, 1998 as compared to March 31, 1997.
General and Administrative Expense.
----------------------------------
General and administrative expenses increased 5% to $1,600,000 for the
first three months of 1998, as compared to $1,530,000 for the same period of
1997. This increase was a result of general inflation offset in part by
management's continued focus on cost efficiency and the reduction of expenses.
-92-
<PAGE>
Spin-off Costs.
--------------
Costs of $757,000 related to the Restructuring were recognized as an
expense during the first three months of 1998. There were no such costs in the
first quarter of 1997.
FOR THE YEARS ENDED DECEMBER 31, 1997 AND 1996.
Community Development Operations.
--------------------------------
Community development land sales revenue decreased 4% to $13,165,000
(of which $3,105,000 were to affiliates) during 1997 compared to $13,674,000 (of
which $10,066,000 were to affiliates) during 1996. This decrease was caused by a
reduction in residential lot sales in Puerto Rico, offset by increases in
residential and commercial lot sales in the U.S. The timing of the various sales
causes fluctuations when comparing annual results. Even though the sales
revenues were down, the gross margin during 1997 increased to 35% compared to
31% in 1996. This increase is primarily due to the mix of sales. During 1997,
23% of the sales revenue was generated by an undeveloped bulk parcel with a low
acquisition cost. There were no similar sales during 1996.
Rental Property Revenues, Net of Operating Expenses.
---------------------------------------------------
Rental properties revenues, net of operating expenses, increased 19%
to $5,140,000 during 1997 as compared to $4,332,000 during 1996. This increase
is due to the consolidation of four additional partnerships when they became
majority owned through an acquisition of additional limited partnership
interests on April 1, 1996.
Equity in Earnings from Partnerships and Developer Fees.
-------------------------------------------------------
Equity in earnings decreased $15,134,000 to $1,509,000 during 1997
from $16,643,000 during 1996. During March 1996, ACPP completed the sale of four
Puerto Rico apartment projects. The properties, totalling 918 rental units, were
sold under the 1990 Low Income Housing Preservation and Resident Homeownership
Act ("LIHPRHA"). This decrease was primarily due to the $14,637,000 earned on
the LIHPRHA sale during the 1996 period and the elimination of the equity in
earnings in the four partnerships consolidated during the 1997 period.
Management and Other Fees.
-------------------------
Management and other fees decreased $1,041,000 or 22% during 1997
compared to 1996. This decrease was due primarily to special management fees of
$1,362,000 earned in the first quarter of 1996 from the LIHPRHA transaction and
the elimination of the management fees in the four partnerships consolidated
during 1997,
-93-
<PAGE>
offset in part by fees of $724,000 earned from the refinancing of two apartment
complexes in 1997.
Interest Expense.
----------------
Interest expense decreased $613,000 to $3,820,000 during 1997 compared
to $4,433,000 during 1996. This decrease is primarily attributable to $500,000
of late fees incurred during 1996 and reduced outstanding debt balances during
1997, offset in part by interest attributable to the additional four properties
consolidated April 1, 1996, as discussed above.
General and Administrative Expense.
----------------------------------
General and administrative expenses decreased by $203,000 to
$6,607,000 during 1997 compared to $6,810,000 during 1996 as a result of
management's continued focus on cost efficiency.
Spin-off Costs.
--------------
Costs of $1,164,000 related to the Restructuring were recognized as an
expense in 1997. There were no such costs in 1996.
FOR THE YEARS ENDED DECEMBER 31, 1996 AND 1995.
Community Development Operations.
--------------------------------
Community development land sales decreased in 1996 as compared with
1995 by approximately $1,767,000 due primarily to reduction of commercial lot
sales, offset in part by increased residential lot sales in Puerto Rico. The
U.S. residential lot sales volume has continued to be unfavorably impacted by
competitive market conditions.
The gross profit margins for 1996 and 1995 were 31% and 49%,
respectively. This decrease in gross profit margin was due primarily to the
change in the mix of sales. U.S. commercial sales, which generally have higher
gross margins, as a percent of land sales revenue were 0% in 1996 as compared to
24% in 1995. U.S. commercial land sales produce the highest gross margins since
their sales prices are higher and they require less development than business
park and residential land.
Rental Property Revenues Net of Operating Expenses.
--------------------------------------------------
Rental property revenues, net of operating expenses, increased 47% to
$4,332,000 during 1996 as compared to $2,947,000 during 1995. This increase is
due
-94-
<PAGE>
to the consolidation of four additional partnerships when they became majority
owned through an acquisition of limited partnership interests on April 1, 1996.
Equity in Earnings from Partnerships and Developer Fees.
-------------------------------------------------------
Equity in earnings from partnerships increased to $16,643,000 during
1996 from $2,693,000 during 1995. This increase is attributable to ACPP's share
of a 1996 gain from the LIHPRHA sale. There were no similar transactions in
1995.
Management and Other Fees.
-------------------------
Management and other fees increased 24% to $4,816,000 during 1996 from
$3,894,000 during 1995. This increase was primarily due to $1,362,000 of fees
earned in 1996 from the LIHPRHA sale, offset by the elimination of $153,000 of
management fees earned from the four partnerships consolidated as of April 1,
1996, the negotiated reduction of $100,000 per year effective June 1, 1996 on
one of the management contracts and an additional $197,000 of deferred
management fees that were recognized in 1995.
Interest Expense.
----------------
Interest expense increased $170,000 to $4,433,000 during 1996 from
$4,263,000 during 1995 primarily due to the consolidation of the four additional
rental properties partnerships, offset in part by the reduction of non-rental
property loan balances.
General and Administrative Expense.
----------------------------------
General and administrative expenses increased less than 1% to
$6,810,000 during 1996 as compared to $6,769,000 in 1995 primarily as a result
of management's continued focus on cost efficiency of these expenses.
LIQUIDITY AND CAPITAL RESOURCES.
Cash and cash equivalents were $2,126,000 and $2,127,000 at March 31,
1998 and December 31, 1997, respectively. This decrease was attributable to
$8,969,000 provided by operating activities, offset by $3,908,000 and $5,062,000
used in investing and financing activities, respectively. The cash inflow from
operating activities was primarily attributable to land sales, collection of
notes receivable and distributions from unconsolidated partnerships. The cash
outflow for investing activities was primarily attributable to land improvements
put in place for future land sales and deposits into escrow accounts. During the
first three months of 1998, $7,400,000 of debt repayments were made as compared
to $1,588,000 of debt advances received.
-95-
<PAGE>
ACPP has historically met its liquidity requirements principally from
cash flow generated from land sales, property management fees, distributions
from residential rental partnerships and from bank financing providing funds for
development and working capital.
Over the past several years, cash flows have been constrained because
of the terms of its existing debt agreements and the reluctance of new lending
opportunities as a result of the wetlands litigation (see "Legal Proceedings --
IGC -- Wetlands Litigation"). As a result, substantially all of the cash
generated has been used to pay debt service requirements with existing lenders.
This resulted in limited opportunities for new construction and development. The
recently closed Banc One financing provided funding to commence construction in
Fairway Village, the third village in St. Charles, and will allow ACPP to retain
a greater portion of its U.S. land sales proceeds. ACPP currently has other
development projects in various stages of completion. Substantially all of the
projects under construction have sufficient development loans in place to
complete the construction.
ACPP's principal demands for liquidity are expected to be the
continued funding of its current debt service and operating cost requirements.
After the Distribution, management expects to obtain additional funding which
can be used to fund new community development projects. Such sources of funding
may include, but are not limited to, excess operating cash flows, secured or
unsecured financings, private or public offerings of debt or equity securities,
extension or refinancings of $10,152,000 of loans that are due in 1998 and
proceeds from sales of properties. However, there are no assurances that these
funds will be generated.
DEBT SUMMARY
Substantially all of ACPP's assets, $111,000,000, are encumbered by
$35,000,000 of recourse debt and $41,000,000 of non-recourse debt; $39,000,000
of the non-recourse debt is attributable to the mortgages of consolidated rental
property partnerships. The significant terms of ACPP's other debt financing
arrangements are shown below (dollars in thousands):
<TABLE>
<CAPTION>
Balance
Maximum Interest Maturity Outstanding
Descriptions Borrowings Rate Date 3/31/98
------------ ---------- -------- -------- -----------
<S> <C> <C> <C> <C>
Banc One-term loan (a) $11,000 P+2.5% 7/31/04 $ 10,000
Banc One-development loan (a) 4,000 P+2.5% 7/31/04 1,170
Banc One-remediation loan (a) 5,000 P+2.5% 7/31/04 3,366
First Bank-term loan (b) 9,865 P+1.5% 8/31/98 7,399
First Bank-construction loan (b) 5,500 P+1.5% 6/30/98 2,113
IGC (c) 7,908 P+1.5% 8/2/09 6,956
</TABLE>
-96-
<PAGE>
<TABLE>
<S> <C> <C> <C> <C>
RG-Premier Bank (d) 1,641 P+1.5% 4/30/99 1,479
Citibank (e) 969 (e) demand 918
Banco Santander (f) 887 P+1% 9/29/98 640
Washington Savings Bank (g) 1,317 9.5% 9/30/99 818
Other Miscellaneous 188 Various Various 188
------- --------
$48,275 $ 35,047
======= ========
</TABLE>
(a) The three notes are cross-collateralized by substantially all of the U.S.
land and the U.S. and Puerto Rico future cash entitlements pursuant to its
ownership interest in the housing partnerships. Interest is paid monthly. The
loan agreement calls for a minimum of $2,000,000 principal curtailments in 1998,
and $3,000,000 in each of the following six years. In addition, ACPT is to
establish a $1,000,000 development reserve during 1998 of which $500,000 has
been funded. It is ACPT's intention to meet the required payments from land
sales and proceeds from the refinancing of a rental property. On each
anniversary date, ACPT is to pay an additional fee, 1% in 1998 and 1999,
increasing 1/2% in the following four years, and grant an option to the lender
to purchase an additional 75,000 shares at a strike price to be determined after
the restructure. The loan agreement covenants include restrictions on
additional indebtedness of ACPT and St. Charles Community LLC. The loan
agreement contains a cross default provision for any amounts in excess of
$1,000,000 past due for 45 days after demand notification.
(b) The two notes are cross collateralized by the Puerto Rico land assets.
The interest is paid monthly from an interest reserve. Principal payments are
funded through the partial release prices of the collateral. ACPT expects to
extend the maturity date of these loans. The loan agreement covenants include
restrictions on distributions by LDA and additional indebtedness of LDA and
cross default provisions for other loan payment defaults.
(c) The interest rate is subject to a 9% ceiling and a 6% floor. Principal
and interest are paid from available cash flow as determined by management.
(d) The note requires monthly principal payments of $27,000 and is secured by
three mortgage notes receivable totalling $2,717,600. Interest is paid monthly
by advances under the loan agreement.
(e) The note requires monthly payments of interest calculated at 250 basis
points over the cost of funds, 8.406% at December 31, 1997. The note was
secured by a letter of credit that expired in January 1998. Management is
currently renegotiating the terms of this loan.
(f) The loan is collateralized by a pledge of two mortgage notes receivable
totalling $2,760,000. Monthly principal payments of $27,000 are required.
Additional principal is paid from the sale of residential parcels in Phase II of
Parque Escorial.
(g) The note requires monthly payments of interest and is collateralized by
the land under development for 115 townhome lots in St. Charles, Maryland. The
loan is to be repaid from the sale of townhome lots that are currently under an
option contract.
MATERIAL NEGATIVE DEBT COVENANTS
ACPP is subject to certain restrictive covenants by its debt
instruments. The material negative covenants are as follows:
-97-
<PAGE>
ACPP is required to obtain prior approval before incurring any liens
on its assets or incurring any additional indebtedness. ACPP is prohibited from
making distributions in excess of the minimum distributions required by [ACPP's]
Declaration of Trust without prior lender approval. Lender approval is also
required by LDA prior to making cash distributions in excess of distributions to
pay income taxes on LDA generated taxable income unless certain cash flow
conditions exist that provide adequate working capital for debt service and
operations for the following twelve months. Lender approval is required prior
to ACPP making any guarantee or loan out of the normal course of business. ACPP
is prohibited from selling or disposing substantially all of its assets outside
the ordinary course of business or entering into any significant new line of
business. LDA may not enter into any transaction with any affiliate out of the
normal course of business and for terms less favorable than would be obtained in
an arm's-length transaction without prior lender approval. Prior approval is
also required for any change in the ownership of LDA, any amendments to LDA's
partnership agreement, or any merger, reorganization or acquisition of LDA.
YEAR 2000
ACPP has assessed and continues to assess the impact of the Year 2000
issue on its reporting systems and operations. The Year 2000 issue exists
because many computer systems and applications and other systems using computer
chips currently use two-digit fields to designate a year. As the century date
occurs, date sensitive systems may recognize the year 2000 as 1900 or not at
all. This inability to recognize or properly treat the year 2000 may cause the
systems to process critical financial and operations information incorrectly.
ACPP's reporting systems are Year 2000 compliant with the exception of
one module. The Company has engaged a programmer at a nominal cost to bring this
module into compliance. Management is continuing to review the remaining
operating systems and computer systems that affect the properties ACPP manages.
This review is continuing and management has not yet determined whether these
remaining systems are Year 2000 compliant, and if not, whether the failure to
correct them would have a material effect on the operations or financial
performance of ACPT.
FORWARD-LOOKING STATEMENTS
Certain matters discussed and statements made within this Registration
Statement are forward-looking statements within the meaning of the Private
Litigation Reform Act of 1995 and as such may involve known and unknown risks,
uncertainties, and other factors that may cause the actual results, performance
or achievements of ACPP to be different from any future results, performance or
achievements expressed or implied by such forward-looking statements. Although
ACPP believes the expectations reflected in such forward-looking statements are
based on reasonable assumptions, it can give no assurance that its expectations
will be attained. These risks will be detailed from
-98-
<PAGE>
time to time in ACPP's filings with the Securities and Exchange Commission or
other public statements.
BUSINESS AND PROPERTIES OF ACPT
Following completion of the Restructuring, ACPT will be engaged in
four principal lines of business formerly conducted by IGC: (i) ownership of
rental apartment properties in the United States and Puerto Rico, (ii) community
development in the United States and Puerto Rico, (iii) property management
services in the United States and Puerto Rico, and (iv) development of
commercial rental properties and/or ground leases in Puerto Rico. In addition,
ACPT will be engaged in limited condominium building operations in Puerto Rico.
Set forth below is a brief description of these businesses as they will be owned
and conducted following the Restructuring.
RENTAL APARTMENT PROPERTIES.
United States.
-------------
ACPT, indirectly through its REIT subsidiary American Rental and
American Rental's limited partnership subsidiary American Housing, will hold
interests in 13 U.S. Apartment Partnerships that own and operate apartment
facilities in Maryland and Virginia. The U.S. Apartment Partnerships own a total
of 2,246 rental units. Each of the apartment properties is financed by a
mortgage that is non-recourse to the apartment partnership. As non-recourse
mortgages, the partners are not jointly and severally liable for the debt. HUD
provides rent subsidies to residents of 993 of the apartment units. In addition,
110 units are leased pursuant to HUD's Low Income Housing Tax Credit program,
and 200 other units are leased under income guidelines set by the Maryland
Community Development Administration. The remaining units are leased at market
rates.
The partnership agreements of the U.S. Apartment Partnerships provide
that American Housing will receive between 50% and 99.9% of distributable
surplus cash from operations, refinancings or dispositions as general partner in
seven of the partnerships. In two of these partnerships, American Housing also
will receive 25.5% of the distributable surplus cash from operations as a
limited partner. In five of the partnerships, American Housing will receive 0%
to 5% of the distributable surplus cash from operations as general partner until
the limited partners have received cash distributions equal to their contributed
capital. Thereafter, American Housing as general partner will share in 50% of
the distributable cash flow from operations, refinancings and dispositions. In
two of these partnerships, American Housing also will receive 51% of the cash
distributions as limited partner. Once the limited partners have received cash
distributions equal to their contributions and American Housing's general
partner's distributions increase to 50% and American Housing's limited
partnership distributions
-99-
<PAGE>
will decrease to 25.5%. American Housing directly and indirectly will receive
100% of the distributable cash flow from operations in one of the partnerships.
The table below sets forth the name of each U.S. Apartment
Partnership; the number of rental units in the property owned by such
partnership; the project cost; the percentage of such units under lease; and the
expiration date for any subsidy contract:
<TABLE>
<CAPTION>
12/31/97 Expiration
No. of Apt. Project Cost Occupancy at of Subsidy
Units (in thousands) 12/31/97 Contract
----- -------------- -------- --------
<S> <C> <C> <C> <C>
Bannister Associates Limited
Partnership (1) 208 $ 5,076 96% 1998 41 units
2017 167 units
Brookside Gardens Limited
Partnership (2) 56 2,688 73% N/A
Crossland Associates Limited
Partnership (3) 96 3,269 82% N/A
Fox Chase Apartments General
Partnership (4) 176 7,895 91% N/A
Headen House Associates Limited
Partnership (5) 136 5,990 96% 2000
Huntington Associates Limited
Partnership (6) 204 10,303 93% 2000
Lakeside Apartments Limited
Partnership (9) 54 4,169 98% N/A
Lancaster Apartment Limited
Partnership (10) 104 4,949 89% N/A
New Forest Apartments General
Partnership (4) 256 13,768 88% N/A
Palmer Apartments Associates
Limited Partnership (11) 152 5,696 90% 2000
Wakefield Terrace Associates
Limited Partnership (12) 204 6,339 92% 1998 40 units
2020 164 units
Wakefield Third Age Associates
Limited Partnership (13) 104 3,120 97% 1998 20 units
2019 84 units
Essex Apartments Associates
Limited Partnership (14) 496 19,250 97% 2000
----- ---------
</TABLE>
-100-
<PAGE>
<TABLE>
<CAPTION>
12/31/97 Expiration
No. of Apt. Project Cost Occupancy at of Subsidy
Units (in thousands) 12/31/97 Contract
----- -------------- -------- --------
<S> <C> <C> <C>
2,246 $ 92,512
===== =========
</TABLE>
(1) Receives subsidies under the National Housing Act up to a maximum of
$184,020 per year.
(2) Not subsidized, but all units are set aside for low to moderate income
tenants over 62 years of age under provisions set by the Low Income Housing
Tax Credit ("LIHTC") program.
(3) Not subsidized.
(4) Not subsidized, but 20% of the units are subject to income guidelines set
by Sections 4a and 103b of the Internal Revenue Code of 1954.
(5) Receives subsidies under the National Housing Act up to a maximum of
$1,369,008 per year.
(6) Receives subsidies under the National Housing Act up to a maximum of
$2,066,040 per year.
(9) Not subsidized, but all units are set aside for low to moderate income
tenants over 55 years of age under provisions set by the LIHTC program.
(10) Not subsidized, but 51% of the units are subject to income guidelines set
by the Maryland Community Development Administration ("MCDA").
(11) 56 units are subsidized and receive subsidies under the National Housing
Act up to a maximum of $474,432 per year. 96 units are not subsidized, but
51% of these are subject to income guidelines set by MCDA.
(12) Receives subsidies under the National Housing Act up to a maximum of
$194,220 per year.
(13) Receives subsidies under the National Housing Act up to a maximum of
$90,480 per year.
(14) Receives subsidies under the National Housing Act up to a maximum of
$3,326,592 per year.
-101-
<PAGE>
Puerto Rico.
-----------
In addition, ACPT, indirectly through its partnership subsidiary IGP
Group, and IGP Group's partnership subsidiary IGP, will hold interests in 9
Puerto Rico Apartment Partnerships that own and operate a total of 12 apartment
facilities in Puerto Rico. The Puerto Rico Apartment Partnerships own a total
of 2,849 rental units, all of which are subject to rent subsidies from HUD. The
properties held by the Puerto Rico Apartment Partnerships are financed by
mortgages that are non-recourse to the partners.
Two of the partnership agreements of the Puerto Rico Apartment
Partnerships provide that IGP currently receives 50% of the net cash flow from
operations. In the remaining seven partnerships, IGP receives a 0% to 5%
interest in profits, losses and net cash flow from operations until such time as
the limited partners have received cash distributions equal to their capital
contributions. Thereafter, IGP will share in 50% to 60% of cash distributions
from operations, refinancing and disposition. As a result of loans made to six
of the Puerto Rico Apartment Partnerships, IGP also holds notes payable by such
partnerships that are required to be paid prior to the making of other
distributions.
ACPT intends to benefit from certain projected trends in Puerto Rico.
Puerto Rico is estimated to have approximately 3.7 million inhabitants at
present, and its population is projected to grow annually at a rate of between
.56% and .97% between 1995 and 2010, as determined by the Puerto Rico Planning
Board. The typical Puerto Rico family has decreased in size from 3.8 in 1987 to
3.5 in 1996, which has caused the number of families and households to grow at a
faster rate than the population, a trend that is expected to continue and have a
positive effect in demand for housing. Puerto Rico's growing population has
resulted in greater construction activity in the residential sector, and has
shifted construction from single-family homes to multi-family construction such
as walk-up condominiums. Per capita personal income increased to $7,882 in
fiscal year 1996 from $7,374 in 1995 and $7,079 in 1994. The economy of Puerto
Rico registered a real growth of 3.1% during fiscal year 1996 in its gross
product, compared with increases of 3.4% in 1995 and 2.5% in 1994.
The table below sets forth the name of each apartment property owned
by the Puerto Rico Apartment Partnerships; the number of rental units in the
property owned by such partnership; the project cost; the percentage of such
units under lease; and the expiration date for any subsidy contract:
<TABLE>
<CAPTION>
12/31/97
No. of Project Expiration
Apt. Cost Occupancy of Subsidy
Units (in thousand) at 12/31/97 Contract
----- ------------- ----------- ----------
<S> <C> <C> <C> <C>
San Anton (1) 184 $ 4,610 99% 1998
</TABLE>
-102-
<PAGE>
<TABLE>
<S> <C> <C> <C> <C>
Monserrate I (2) 304 11,469 99% 1999
Alturas del Senorial (3) 124 4,674 99% 1999
Jardines de Caparra (4) 198 7,371 100% 2000
Colinas de San Juan (5) 300 12,059 99% 2001
Bayamon Gardens (6) 280 13,609 99% 2011
Vistas del Turabo (7) 96 3,369 100% 2021
Monserrate II (8) (9) 304 12,276 99% 2020
Santa Juana (8)(10) 198 7,480 100% 2020
Torre De Las Cumbres (8) (11) 155 6,589 100% 2020
De Diego (8) (12) 198 7,514 100% 2020
Valle del Sol (13) 312 15,291 99% 2003
----- ---------
2,653 $ 106,311
===== =========
</TABLE>
(1) Receives subsidies under the National Housing Act up to a maximum of
$1,339,200 per year.
(2) Receives subsidies under the National Housing Act up to a maximum of
$1,916,464 per year.
(3) Receives subsidies under the National Housing Act up to a maximum of
$570,672 per year.
(4) Receives subsidies under the National Housing Act up to a maximum of
$891,048 per year.
(5) Receives subsidies under the National Housing Act up to a maximum of
$1,339,200 per year.
(6) Receives subsidies under the National Housing Act up to a maximum of
$1,512,144 per year.
(7) Receives subsidies under the National Housing Act up to a maximum of
$477,148 per year.
(8) This property is owned by Carolina Associates L.P., a Maryland limited
partnership in which IGP holds a 50% interest.
(9) Receives subsidies under the National Housing Act up to a maximum of
$1,541,260 per year.
(10) Receives subsidies under the National Housing Act up to a maximum of
$994,032 per year.
(11) Receives subsidies under the National Housing Act up to a maximum of
$813,444 per year.
(12) Receives subsidies under the National Housing Act up to a maximum of
$994,032 per year.
(13) Receives subsidies under the National Housing Act up to a maximum of
$2,196,792 per year.
-103-
<PAGE>
Government Regulation.
---------------------
HUD subsidies are provided principally under Sections 8 and 236 of the
National Housing Act. Under Section 8, the government pays to the applicable
apartment partnership the difference between market rental rates (determined in
accordance with government procedures) and the amounts that the government deems
the residents are able to afford. Under Section 236, the government provides
interest subsidies directly to the applicable apartment partnership through a
reduction in the property's mortgage interest rate and with a corresponding
reduction in resident rental rates. In order to comply with the requirements of
Section 8 and Section 236, residents are screened by American Management or IGP
for eligibility under HUD guidelines. Subsidies are provided according to the
terms of long-term contracts between the federal government and the apartment
partnerships.
Cash flow from those projects whose mortgage loans are still insured by
the Federal Housing Authority ("FHA"), or financed through the housing agencies
in Maryland, Virginia, Puerto Rico or Washington, D.C. (the "State Financing
Agencies") are subject to guidelines and limits established by the apartment
partnerships' regulatory agreements with HUD and the State Financing Agencies.
The regulatory agreements also require that if the cash from operations
generated by certain apartment properties has exceeded the allowable cash
distributions, the surplus must be deposited into restricted escrow accounts
held by the mortgagee of the property and controlled by HUD or the applicable
State Financing Agency. Funds in these restricted escrow accounts may be used
for maintenance and capital improvements with the approval of HUD and/or the
State Finance Agency.
The federal government has virtually eliminated subsidy programs for new
construction of low and moderate income housing by profit-motivated developers
such as ACPT. As a result, no new construction of apartment projects is
expected in Puerto Rico and any new apartment properties developed by ACPT in
the U.S. most likely will offer market rate rents.
The subsidy contracts for ACPT's investment apartment properties are
scheduled to expire between 1997 and 2020. In addition, the long term subsidy
contracts for six Puerto Rico properties that are scheduled to expire in 2011,
2020 or 2021 may be cancelled by the applicable Puerto Rico Apartment
Partnership in 2000 (for contracts to expire in 2020) or 2001 (for contracts to
expire in 2011 or 2021) and thereafter every five years until expiration. Under
a recently enacted law, HUD may renew expiring subsidy contracts on a year to
year basis, and ACPT intends to seek the renewal of expiring subsidy contracts
for its U.S. properties. ACPT currently intends to convert to condominiums
those apartment properties in Puerto Rico for which the subsidy contracts expire
over the next several years. Two such conversions are currently in progress.
See "-- Condominium Conversion."
-104-
<PAGE>
HUD also is seeking Congressional authority to convert expired contracts
to resident-based vouchers. This would allow residents to choose where they
wish to live. This can potentially impact the income stream of certain
properties. However, ACPT will actively maintain its properties in a manner
designed to preserve their values and retain residents.
HUD also is exploring a program known as "portfolio re-engineering" or
"mark-to-market." This would assist owners of Section 8 and HUD-insured
properties that could not meet loan obligations under the proposed resident-
based voucher system. ACPT will monitor the progress of this proposal and its
impact on the properties in which it holds interests through the apartment
partnerships.
Competition.
-----------
ACPT's investment properties that receive rent subsidies are not subject
to the market conditions that affect occupancy at properties with market rate
rents. These subsidized properties average approximately 99% occupancy rates
year round. ACPT's apartments in St. Charles that have market rate rents are
impacted by the supply and demand for competing rental apartments in the area,
as well as the local housing market. When for sale housing becomes more
affordable due to lower mortgage interest rates or softening home prices, this
can adversely impact the performance of rental apartments. Conversely, when
mortgage interest rates rise or home prices increase, the market for rental
units may benefit.
CONDOMINIUM CONVERSION.
Puerto Rico.
-----------
Most of the apartment properties in Puerto Rico were designed, located
and maintained with the expectation that they might be converted into
condominiums upon the expiration of subsidy contracts 20 to 40 years after
construction. The existing debt on most of the Puerto Rico apartment properties
is low when compared to present values. In addition, the demand for centrally
located residential units within the San Juan metropolitan area, coupled with
the acceptance of the condominium concept in Puerto Rico, make condominium
conversions of the Puerto Rico apartment units an attractive strategy.
ACPT's indirect subsidiary IGP has a record of success in this conversion
procedure, having previously converted 1,800 units in Puerto Rico owned by IGP
and certain affiliates. These were properties which proved to be unsuccessful
as market rent apartments. Their conversion to condominiums permitted IGP and
the affiliates to profit from these properties despite a relatively high debt
structure.
-105-
<PAGE>
Currently, IGP is in the process of converting two former apartment
properties, Monte de Oro and New Center, into condominiums. Construction of the
improvements to be made at the properties is expected to commence no later than
May 1998 and is expected to be completed in six months. Interim financing
required to complete the improvements has been obtained. All units at both
properties are targeted to be sold by late 1999.
The subsidy contracts for eight of the properties owned by the Puerto
Rico Apartment Partnerships expire no later than 2003, and the contracts for the
remaining properties may be cancelled by the applicable partnership in either
2000 or 2001 and every five years thereafter. ACPT currently intends to convert
some or all of such properties into condominiums upon the expiration or
cancellation of the contracts.
United States.
-------------
Because of the risk that sales of condominium units by American Housing
would constitute "prohibited transactions" under the rules governing REITs,
which would subject the profits from such sales to a 100% tax, ACPT currently
does not intend to convert any of the properties owned by the U.S. Apartment
Partnerships into condominiums. See "Income Tax Considerations -- Federal
Income Tax Considerations -- Federal Income Tax Classification of American
Rental -- Taxation of American Rental as a REIT."
COMMUNITY DEVELOPMENT.
ACPT's community development assets will consist of more than 4,700
acres of developed and undeveloped land located in the master planned
communities of St. Charles, Maryland, and Parque Escorial, in Carolina, Puerto
Rico. The land in both communities will be developed by ACPT and its affiliates
for a variety of residential uses, including single-family homes, townhomes,
condominiums and apartments, and commercial and industrial uses. ACPT may also
develop for residential use certain land adjacent to the site of a planned
commercial development in Canovanas, Puerto Rico.
St. Charles.
-----------
ACPT, indirectly through American Land, will own the more than 4,500
acres remaining for development in the planned community of St. Charles. St.
Charles contains a total of approximately 9,100 acres (approximately 14 square
miles) located in Charles County, Maryland, 23 miles southeast of Washington,
D.C.
Based on figures prepared by the Charles County Department of Planning
and Growth Management ("DPGM"), the current population of Charles County is in
excess of 115,000, up from 101,000 in 1990, and is projected to increase from
123,200 in 2000 to 166,500 in 2015. The real property tax base has increased
from $547 million
-106-
<PAGE>
in 1980 to $2.4 billion in 1996, with the residential base accounting for 77% of
the total. The median household buying income in Charles County is estimated at
$48,225, ranking it second in Maryland and seventh in the Baltimore-Washington
area. The DPGM has determined that the number of residential building permits
have increased yearly from 1993, when 962 permits were issued, to 1997, when
1,232 permits were issued.
St. Charles is comprised of five separate villages: Smallwood Village,
completed, Westlake Village, which has been substantially completed, Fairway
Village, currently under construction, and Piney Reach and Wooded Glen. Each
village consists of individually planned neighborhoods, and includes schools,
churches, recreation centers, sports facilities, and a shopping center. Other
amenities include parks, lakes, hiking trails and bicycle paths. St. Charles
also includes an 18-hole public golf course. Each community is planned for a
mix of residential housing, including detached homes, townhomes, multiplex units
and rental apartments. Typical lot sizes for detached homes range from 5,000 to
8,000 square feet.
IGC's development of St. Charles as a planned unit development ("PUD")
began in 1972 when a comprehensive planned unit development for St. Charles was
approved by the County. This master plan contemplates construction of
approximately 24,730 housing units and 1,390 acres of commercial and industrial
development. As of September 30, 1997, there were approximately 11,000
completed housing units in St. Charles, including Carrington Neighborhood which
began prior to 1972 and is not included in the PUD. In addition there are
schools, recreation facilities, commercial, office and retail space in excess of
4.2 million square feet. In St. Charles, ACPT, through outside planners,
engineers, architects and contractors, obtains necessary approvals for land
development, plans individual neighborhoods in accordance with regulatory
requirements, constructs roads, utility facilities and community facilities.
ACPT develops lots for sale for detached homes, townhomes, apartment complexes,
and commercial and industrial development.
The third village, Fairway Village, so named for the existing 18-hole
public golf course which it surrounds, is currently being developed. Its master
plan provides for 3,346 dwelling units consisting of 1,287 acres of land
including an industrial park and 40-acre commercial center.
The last two villages, Wooded Glen and Piney Reach, which include
approximately 3,000 acres, are planned for development after the completion of
Fairway Village. The total number and mix of residential units must be approved
by the County Commissioners before development can begin on these two villages
and there can be no assurances that the total of 24,730 units in the master plan
can be attained.
-107-
<PAGE>
Government Approvals
The St. Charles master plan has been incorporated in Charles County's
comprehensive zoning plan. In addition, the Charles County government has
agreed to provide sufficient water and sewer connections for the balance of the
housing units to be developed in St. Charles. Specific development plans for
each village in St. Charles is subject to approval of the County Planning
Commission. Such approvals have previously been received for the villages of
Smallwood, Westlake and Fairway. Approvals have not yet been sought on the
final two villages.
Competition
Competition among residential communities in Charles County is intense.
Currently, there are approximately 30 subdivisions competing for new home buyers
within five miles of St. Charles. The largest competing housing developments
are Kingsview, a 640 unit project being developed by Miller & Smith, Southwinds,
a 367 unit project being developed by Washington Homes, and Chapman's Landing, a
576 unit project being developed by Legend Properties. Smaller projects are
being developed by more than 20 other developers. This is the result of several
major national and regional homebuilders having been attracted by the growing
marketplace. According to DPGM, Charles County residential building permits
have increased yearly from 1993, with 962 in 1993, 964 in 1994, 965 in 1995,
1,090 in 1996 and 1,232 in 1997. In this very price sensitive market, IGC
attempts to position St. Charles to provide among the lowest priced building
lots and homes while offering more amenities than the competition. ACPT intends
to continue this strategy.
Environmental Impact
Management of ACPT believes that the St. Charles master plan can be
completed with respect to ACPT's properties without material adverse
environmental impact and in compliance with governmental regulations. In
preparation for immediate and future development, Phase I Environmental Site
Assessments have been prepared for substantially all of the undeveloped parcels.
The historical use of the land has been farming and forestry and no significant
environmental concerns were found. Jurisdictional determinations for wetlands
have been approved by the Corps for Sheffield Neighborhood, the next phase of
residential development containing 1,642 dwelling units. Management has
developed an Environmental Policy Manual and has established an Environmental
Review Committee and an Environmental Compliance Officer to anticipate
environmental impacts and avoid regulatory violations. However, development can
be delayed while plans are being reviewed by local, state and federal agencies
for environmentally sensitive areas.
-108-
<PAGE>
As a result of the Restructuring, the property held by ACPT in St.
Charles will not be subject to the wetlands litigation of IGC. See "The
Restructuring -- Reasons for the Restructuring."
Parque Escorial.
---------------
ACPT, indirectly through American Land, IGP Group and IGP will hold an
80% interest in LDA, the partnership that in 1989 acquired the 431 acre site of
the former El Comandante Race Track. LDA has developed and sold 119 acres, and
continues to own 312 acres of developed and undeveloped land at this site which
has been established as the planned community of Parque Escorial. Parque
Escorial is located approximately six miles from the central business district
in San Juan, Puerto Rico. The master plan for Parque Escorial was approved in
1992 and contemplates the construction of 2,700 dwelling units of various types
on 312 acres and the development of 120 acres for commercial, office and light
industrial uses.
Development of Parque Escorial began in 1994 with the sale of 61 acres of
commercial land to Wal-Mart, which is now designing the second phase of a
480,000 square foot shopping center on the tract. Wal-Mart and Sam's Club
stores, each consisting of 125,000 square feet, opened in 1995. An additional
12 acres of commercial land have been sold subsequently by LDA for prices up to
$1.1 million per acre. Residential development began in 1996 after contracts
for 516 housing units were settled. The first 216 of these units will be "walk-
up" condominiums built and sold by a joint venture that will be 50% owned by IGP
Group.
Government Approvals
Parque Escorial's master plan has been approved but specific site plans
are subject to planning commission review and approval. LDA has secured
agreements with the Puerto Rico Aqueduct and Sewer Authority to provide for
adequate water and sewer capacity for the first 1400 units, which includes the
commercial space.
Competition
The scarcity of developable land in the San Juan metropolitan area
creates a favorable market for home sales at Parque Escorial. Competition for
home sales is expected primarily from small scale condominium projects in areas
considered to be similar or less desirable than Parque Escorial. Furthermore,
it is one of only two master planned communities currently under development in
the San Juan metropolitan area. The other is the 500-acre Encantada, which is
marketed toward higher income homebuyers. Parque Escorial's home prices appeal
primarily to entry level purchasers. In addition, Encantada's developer is
building all the homes in the community, while Parque Escorial features three
separate homebuilders in its first phase, providing more selections for the
consumer.
-109-
<PAGE>
Environmental Impact
Management of IGC believes that the Parque Escorial master plan can be
completed without material adverse environmental impact and in compliance with
government regulations. All of the necessary agencies have endorsed Parque
Escorial's environmental impact statement. Wal-Mart has provided mitigation for
11.87 acres of wetlands impacted by its development of the shopping center site
and other land.
COMMERCIAL RENTAL PROPERTIES.
LDA also owns a parcel of land of approximately 540 acres adjacent to the
El Comandante Race Track in Canovanas, Puerto Rico. At present, LDA is
evaluating the viability of developing and/or leasing the land for a fully
integrated entertainment complex consisting of movie studios, an amphitheater
with a capacity of 20,000, and an amusement park. With respect to land only,
LDA has acquired all necessary zoning approvals, utilities endorsements and
approvals for infrastructure for development of all sites. Approvals for
building construction have not yet been obtained. LDA is currently negotiating
an agreement pursuant to which it would construct and lease movie studio
facilities to an entity specializing in renting such facilities. However, there
is no assurance that an agreement will be reached. Portions of the land may
also be developed for residential use if commercial development or leasing is
not feasible.
PROPERTY MANAGEMENT.
ACPT, indirectly through its subsidiary American Management, will own and
operate the United States property management business currently operated by
IGC. In connection with this business, American Management will earn fees from
the management of 4,176 rental apartment units, including 2,246 units owned by
the U.S. Apartment Partnerships. Management fees for the U.S. apartment
properties are based on a percentage of rents ranging from 2.5% to 10.4%. The
management contracts for these properties have terms of one or two years and are
customarily renewed upon expiration but may be terminated on 30 days notice by
either party. Management fees for other apartment properties range from 2.5% to
4.5% of rents.
In addition, IGP will earn fees from the management of 2,849 rental
apartment units owned by the 9 Puerto Rico Apartment Partnerships. Management
fees for the apartment properties owned by the Puerto Rico Apartment
Partnerships, like those in the U.S., are based on a percentage of rents ranging
from 2.25% to 10.95% and the management contracts for these properties have
terms of one or two years and are customarily renewed upon expiration. IGP also
is entitled to receive up to an aggregate of $192,000 annually in certain
incentive management fees with respect to six properties owned by the Puerto
Rico Apartment Partnerships. Upon the conversion of such units to condominiums,
the number of units under management, and the corresponding
-110-
<PAGE>
management fees, will be reduced. However, IGP would receive fees in connection
with managing the conversion process.
IGP currently manages 918 rental apartments owned by a non-profit entity
which acquired the units from IGP in 1996 under the provisions of LIHPRHA. The
management agreements for these properties expire April 1, 2001 but management
expects the agreement to be renewed for an additional five year period. In
addition, IGP manages 511 units owned by the Puerto Rico Housing Finance Agency.
These units are expected to be converted to condominiums in 1998 under the
management of IGP, which would receive a fee for its services.
HOMEBUILDING IN PUERTO RICO.
ACPT, through IGP Group, holds a 50% interest in Escorial Builders S.E.,
a Puerto Rico partnership ("Escorial Builders"), which is a construction joint
venture at Parque Escorial. The remaining interest in the joint venture is held
by an unrelated third party which is the general contractor for the project.
Escorial Builders has acquired lots at Parque Escorial on which it is building
216 "walk-up" condominium units. Delivery of the units is expected to occur
over an 18 month period that commenced in November 1997. Escorial Builders is
not expected to develop any additional projects. However, IGP Group, on its own
or through joint ventures, may construct additional projects if an appropriate
opportunity arises.
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES.
The following is a discussion of ACPT's policies with respect to
investment in real estate, affiliate transactions and certain other activities.
ACPT's policies with respect to these activities have been established by the
ACPT Board of Trustees and may be amended or revised from time to time at the
discretion of the ACPT Board of Trustees without a vote of the Shareholders. No
assurance can be given that ACPT's investment objectives will be attained or
that the value of ACPT will not decrease.
Investment Policies.
-------------------
Investments in Real Estate or Interests in Real Estate
ACPT's primary business objective is to maximize Shareholder value by
investing, holding and developing assets that will generate cash available for
distribution to its Shareholders. ACPT's policy is to acquire or develop assets
where ACPT believes that opportunities exist for acceptable investment returns
in areas that utilize the expertise of its management, primarily community
development and commercial and residential rental properties.
-111-
<PAGE>
ACPT may also participate with other entities in property ownership,
through joint ventures or other types of common ownership. Equity investments
may be subject to existing mortgage financing and other indebtedness which have
priority over the equity interests of ACPT.
Investment in Real Estate Mortgages
While ACPT intends to emphasize equity real estate investments, it may,
in its discretion, invest in mortgages or other real estate interests consistent
with its general business strategy. ACPT may also invest in participating or
convertible mortgages if the ACPT Board concludes that ACPT and its Shareholders
may benefit from the cash flow or any appreciation in the value of the subject
property. Such mortgages are similar to equity participations. The mortgages
in which ACPT may invest may be either first mortgages or junior mortgages and
may or may not be insured by a governmental agency.
Securities of or Interests in Persons Primarily Engaged in Real Estate
Activities and Other Issuers
ACPT also may invest in securities of entities engaged in real estate
activities or securities of other issuers, including for the purpose of
exercising control over such entities.
Affiliate Transaction Policy.
----------------------------
ACPT has adopted a policy that it will not, without the approval of a
majority of independent Trustees, (i) acquire from or sell to any Trustee,
officer, employee, or Shareholder who owns more than 2% of the Common Shares (an
"Affiliated Shareholder") or any entity in which a Trustee, officer, employee or
Affiliated Shareholder of ACPT beneficially owns more than a 5% interest, or any
affiliate of any of the foregoing, any property or other assets of ACPT, (ii)
make any loan to or borrow from any of the foregoing persons, or (iii) engage in
any other transaction with any of the foregoing persons.
Certain Other Policies.
----------------------
ACPT intends to operate in a manner that will not subject it to
regulation under the Investment Company Act of 1940. ACPT does not intend to
(i) invest in the securities of other issuers for the purpose of exercising
control over such issuer, (ii) underwrite securities of other issuers, or (iii)
actively trade in loans or other investments.
ACPT may make investments other than as previously described, although it
does not currently intend to do so. ACPT has authority to purchase or otherwise
reacquire shares Common Shares or any of its other securities in the open market
or
-112-
<PAGE>
otherwise and may engage in such activities in the future. The ACPT Board of
Trustees has no present intention of causing ACPT to repurchase any Common
Shares, and any such action would be taken only in conformance with applicable
federal and state laws.
ACPT may in the future make loans to third parties, including, without
limitation, loans to joint ventures in which it participates. ACPT has not
engaged in trading, underwriting or agency distribution or sale of securities of
other issuers, and ACPT does not intend to do so in the future. ACPT's policies
with respect to such activities may be reviewed and modified from time to time
by the ACPT Board of Trustees without the vote of the Shareholders.
APPRAISALS
IGC has obtained appraisals of certain land assets being transferred to
ACPT and certain land assets that will be retained by IGC following the
Restructuring. The appraisal reports (the "Appraisal Reports") prepared for
these properties have been included as exhibits to the Registration Statement of
which this Proxy Statement/Prospectus is a part. The following discussion is
qualified in its entirety by reference to such Appraisal Reports.
PROPERTIES TRANSFERRED TO ACPT.
Parque Escorial Planned Community, San Juan/Carolina, Puerto Rico.
------------------------------------------------------------------
Parque Escorial consists in its entirety of 439.79 cuerdas, or 431 acres,
located south of 65th Infantry Avenue and Ramal Este Avenue in the Sabana Llana
and San Anton Wards of the municipalities of San Juan and Carolina, Puerto Rico.
Robert F. McCloskey Associates ("McCloskey Associates") appraised the value of
204.28 cuerdas, or 198.15 acres, of saleable land of Parque Escorial as of
November 15, 1996, the effective date of the appraisal report, to be worth
$35,900,000 as of December 1, 1996.
McCloskey Associates employed the sales comparison approach, described
above, to determine the "as is" market value of the 198.15 acres of Parque
Escorial property under development. McCloskey Associates assumed the
completion of all infrastructure and facilities planned in connection with the
subject property and all approvals and endorsements for the development.
McCloskey Associates valued the Parque Escorial property based on an existing
five phase construction plan: Phase I -commercial center & service commercial;
Phase II, III and V - residential; and Phase IV - office park/commercial.
McCloskey Associates calculated the "as is" market value of the subject
property, inclusive of development, financing and sales costs, to be $18,400,000
for Phase I and IV and $25,100,000 for Phase II, III, and future development.
Applying the necessary discount for present value considerations,
-113-
<PAGE>
McCloskey Associates determined the present "as is" market value of the subject
property to be $35,900,000.
Canovanas Property, Canovanas, Puerto Rico.
------------------------------------------
The Canovanas Property consists of 559.71 cuerdas, or 542.92 acres, of
undeveloped property located south of State Road No. 3 Km. 16.2 in Canovanas,
Puerto Rico. The subject land comprises three contiguous parcels surrounding
the El Comandante racetrack. McCloskey Associates appraised the Canovanas
Property on July 2, 1995 as having a present "as is" value of $6,100,000 as of
June 30, 1995.
McCloskey Associates used the sales comparison approach to calculate the
present "as is" market value of the subject property based on its present R-I
(low density residential) zoning and verified financing terms and sales
conditions of comparable properties, and then adjusted its calculations to
reflect the characteristics of the subject property. McCloskey Associates
assessed the subject property as comprised of three separate parcels. The
adjusted comparable sales of each parcel were then reconciled into a single
value estimate for the entire subject property. The aggregate prospective
market value of the parcels was calculated to be $10,525,000. Discounting the
prospective market value of the subject property to present "as is" market
value, McCloskey Associates, calculated the value of the subject property to be
$6,100,000. McCloskey Associates report does not address the development of
this property as an entertainment complex as presently envisioned.
Smallwood Village, Westlake Village, Wooded Glen, and Piney Reach of the St.
----------------------------------------------------------------------------
Charles Planned Unit Development and Surrounding Environs, St. Charles, MD.
- --------------------------------------------------------------------------
The subject property consists of remnant parcels in two completed
villages and two undeveloped villages, Wooded Glen and Piney Reach, in the St.
Charles PUD, and various surrounding environs including the Middletown Property
that were subsequently sold. The subject property comprises residential land
that includes finished lots, raw recorded lots, and raw acreage; industrial land
that includes finished sites and raw land; and commercial land. Wooded Glen and
Piney Reach total 3,079 acres, for which 10,000 residential units are planned.
Smail Associates, Inc. ("Smail"), appraised the property on February 14, 1997 as
having an "as is" present market value of $40,440,000 as of December 31, 1996.
Smail employed the sales comparison approach to estimate the retail value
of finished single-family and townhouse lots, an apartment site on the subject
property, all raw acreage, and commercial and industrial land parcels. Smail
applied the subdivision analysis method to calculate the "as is" market value of
60 finished single-family lots in the Dorchester Neighborhood of Westlake
Village, 98 remaining townhouse lots in Huntington Ridge, and finished
industrial and commercial sites on the subject property. The subdivision
analysis approach is a hybrid of the cost, sales
-114-
<PAGE>
comparison and income approaches to valuation in which the present value of the
property is estimated by projecting periodic income from the sale of finished
lots, subtracting land development, sales, carrying costs, and profit, and
discounting the resultant periodic cash flows to provide an indication of
present value. For purposes of its appraisal, Smail identified the subject
property according to whether it was residential, industrial or commercial land.
Fairway Village (Residential), St. Charles, MD.
----------------------------------------------
Fairway Village (Residential) consists of approximately 1,287 acres of
land containing a total of 3,346 residential units to be developed in five
stages containing 837 townhouse units, 922 large single-family lots, 499 medium
single-family lots, 252 small single-family lots, and 836 apartment units
located on the east and west sides of St. Charles Parkway near its southern
terminus at White Plains Regional Park in Waldorf, Maryland. James B. Hooper,
P.A. ("Hooper") appraised the property on May 25, 1997 as having an aggregate
"as is" present market value of $19,263,000 as of that date.
Hooper employed the market data approach, a variant of the sales
comparison approach, whereby the appraiser analyses recent sales of similar
properties to estimate the value of the apartment units on the subject property.
The relevant sales are then adjusted for dissimilarities between sale properties
and the subject property to arrive at an indication of value. Using this
approach, Hooper determined the apartment units to have an overall gross retail
value of $7,524,000, which was discounted to present "as is" market value of
$3,014,000. Hooper used the market data approach to calculate the value of the
837 townhouse units on the subject property to be $11,300,000. This figure was
then discounted to an "as is" present market value of $4,888,000 to reflect a
16-year absorption period, sales expenses, and soft costs. Applying the same
methodology, Hooper appraised the gross retail value of the single-family
detached residence units to be $31,308,000, which was then discounted to an "as
is" present market value of $11,361,000. Accordingly, Hooper calculated the
total aggregate "as is" market value of the subject property to be $19,263,000.
Fairway Village (Commercial), St. Charles, MD.
---------------------------------------------
Fairway Village (Commercial) consists of approximately 38 acres of land,
more or less within the Sheffield and Gleneagles Neighborhoods, that has been
designated for commercial, office, and business usage within the Fairway Village
Neighborhood. Hooper appraised the property as having an aggregate "as is"
present market value of $3,960,000 as of October 31, 1997.
Hooper used the market data approach discussed above to determine the
value of the subject property. Relying on sales of comparable properties, and
then adjusting the data to reflect relevant dissimilarities with the subject
property, Hooper
-115-
<PAGE>
estimated the gross retail value of the property to be $8,276,000. Hooper then
discounted the gross retail value based on an initial 3-year carrying period and
an anticipated 4-year absorption period once sales commence. Hooper employed a
discount factor of 14% for the 3-year holding period, which, along with a
discount for the absorption period, generated an "as is" market value of
$3,960,000.
PROPERTIES RETAINED BY IGC.
Brandywine Village, Brandywine, MD.
----------------------------------
SCA is the general partner of, and holds a 50% interest in, Brandywine
Investment Associates, L.P., which owns Brandywine Village, a 277 acre tract of
land in Brandywine, Prince George's County, Maryland. The property was acquired
in 1985 and comprises two approved comprehensive design zones that permit
residential, retail commercial, office commercial and light industrial uses.
The Gatewood Company, Inc. ("Gatewood") appraised the property on June 30, 1997
as having a total undiscounted prospective value of $11,900,000, which, when
discounted to present "as is" market value, produced an estimated market value
of $8,885,000 as of June 9, 1997. Pursuant to the terms of the partnership
agreement, SCA is entitled to a recovery of its advances, a priority return and
50% of the remaining cash flow. Accordingly, IGC's indirect interest in the
Brandywine property has an appraised "as is" value of $8,885,000 as of June 9,
1997.
Gatewood employed the sales comparison approach to calculate present "as
is" market value whereby value is determined by comparison of sales of
reasonably similar properties to the subject properties. Gatewood also assumed
that final approvals for the construction of 234 lots and a local access road
would be obtained by developers within one year. Five separate property
components were identified by Gatewood based on applicable zoning restrictions:
8.53 acres commercial; 64.74 acres medium density residential; 7.87 acres high
density residential; and 46 acres office/light industrial. The sales comparison
approach produced an aggregate undiscounted value of $11,900,000, which was then
discounted to a present "as is" market value of $ 8,885,000 to reflect the time
and costs required to support marketability, e.g., local infrastructure, and a
10% discount rate.
Southlake at Montclair Subdivisions Section S-4, Dumfries, VA.
-------------------------------------------------------------
Section S-4 of Southlake at Montclair Subdivision consists of 77 raw,
recorded townhouse lots located along the east side of South Lake Boulevard
north of its intersection with Waterway Drive in the Southlake Montclair planned
community in Dumfries, Virginia. NBValuation Group, Inc. ("NBV") appraised
Section S-4 as having a total undiscounted prospective value of $1,925,000,
which, when discounted to present "as is" market value, produced an estimated
market value of $620,000 as of May 12, 1997.
-116-
<PAGE>
NBV employed the developmental or anticipated use method whereby the
present "as is" market value of property is based on an estimate of the gross
sell-out of the subject lots on a finished, retail basis. The total of all
direct and indirect costs necessary to complete the land development required in
order to market the finished lots on a retail basis, in addition to all holding
period expenses that may reasonably be anticipated in connection with the
development and marketing process, are deducted from the estimated sale
proceeds. Further, the methodology takes into account absorption, related
holding period costs and anticipated profit. NBV assumed that Section S-4 would
produce 77 finished townhouse lots.
Westbury, Phase II Section I, Lexington Park, MD.
------------------------------------------------
Westbury, Phase II Section I comprises 26.992 acres of undeveloped land
off the north side of Pegg Road and Westbury Boulevard West in Lexington Park,
Maryland. Brick House Realty, Inc. ("Brick House") appraised the property on
May 30, 1997 as having a total undiscounted prospective market value of
$1,632,000 based on a proposed 51-lot subdivision on the property. Brick House
discounted this figure to a present "as is" market value of $348,813 as of May
20, 1997. Brick House, on request, further appraised the property as recorded
but undeveloped "paper lots" to be worth $678,000, and the value of the subject
property "as is" raw land to be worth $250,000.
Brick House employed the sales comparison approach discussed above to
determine present "as is" market value of the subject property. Brick House
estimated an average of $32,000 per lot for the 51 potential lots determined
from comparison to sales of reasonably similar type properties in the area.
Brick House calculated an aggregate prospective market value of $1,632,000,
which was then discounted to $348,813 to reflect the time expected to sell all
lots, the carrying cost during the sellout period, the marketing expense,
developer's profit, other completion costs, and a 13% discount rate.
Pomfret Property, Waldorf, MD.
-----------------------------
The Pomfret Property comprises 812.2 acres of land designated for
residential low density development located on the southern and northern sides
of Pomfret Road. The total assemblage is broken down into a Northern Section,
which contains 202.79 acres, and the Southern Section, which contains 609.38
acres. Smail appraised the property on February 14, 1997 as having a present
"as is" market value of $3,250,000 as of December 31, 1996.
Smail used the sales comparison approach using the most comparable date
to arrive at a projected "as is" market value estimate per land use for the
Pomfret Property. Under this approach, recent sales of similar properties are
analyzed and each sale adjusted to reflect pertinent dissimilarities with the
subject property, including cash
-117-
<PAGE>
equivalency, market conditions, and other factors warranting adjustment. Smail
then calculated the net present value of the projected income stream over the
estimated lot sellout period based on the retail value of finished lots, the
projected absorption of finished lots, and deductions representing the
installation of infrastructure, costs of sales, administrative costs, real
estate taxes and an appropriate entrepreneurial profit. Smail concluded that
development of these parcels was not feasible at that time and that the property
should be held over for future development. Smail, after making the appropriate
adjustments, valued each acre at $4,000 to yield an aggregate "as is" market
value of $3,250,000 for the entire Pomfret Property.
Parcels A-3 & A-4, Westlake Village, St. Charles, MD.
----------------------------------------------------
Parcels A-3 & A-4 consist of 14 acres of commercial land located in the
horseshoe created by Smallwood Drive West and St. Patricks Drive immediately
west of St. Charles Regional Mall. Both parcels abut O'Donnell Lake to the
east. Smail appraised the value of the parcels on February 14, 1997 as having a
gross retail value of $4,214,000 as of December 31, 1996.
26 Single Family Lots, Dorchester Village, St. Charles, MD.
----------------------------------------------------------
Smail appraised the value of these 26 lots on February 16, 1997 as having
a gross retail value of $1,296,000 as of December 31, 1996.
GENERAL.
The appraisers of the properties described above generally made a number
of assumptions, including that the title was marketable and that the properties
were free and clear of all liens and encumbrances (except certain mortgages
thereon), and in compliance with applicable building, environmental, zoning and
similar laws. In preparing their Appraisal Reports, the appraisers relied upon
operating, financial and other information provided by IGC and other sources.
The appraisers assumed the legal description of the parcel given to the
appraiser was correct, and the completion of any proposed improvements in a
workmanship-like manner within a reasonable period of time. The appraiser
assumed that there were no latent defects or unapparent conditions of the
property, subsoil or structures. Information and data supplied to the appraiser
by others were assumed to be from reliable sources.
Care should be exercised in evaluating the conclusions of the Appraisal
Reports. An appraisal is only an estimate of value and should not be relied
upon as a measure of realizable value. As with any appraisal, methods and
assumptions used by the appraisers in preparing the Appraisal Reports were those
that the appraisers, in their professional judgment, concluded were appropriate.
There can be no assurance, however, that such assumptions will materialize or
that other or different methods or assumptions might not be appropriate.
Moreover, the current appraised value of the
-118-
<PAGE>
property is not a prediction of the value that the property may have at any time
in the future. Future values of property will depend on a variety of factors,
including the economic success of the property, the impact of inflation on
property values, local competitive circumstances and general economic
conditions.
LEGAL PROCEEDINGS
ACPT.
None.
IGC.
Wetlands Litigation.
-------------------
In 1994, the U.S. Attorney for the District of Maryland ("U.S. Attorney")
commenced a federal grand jury investigation regarding actions by IGC in
developing certain parcels in St. Charles, Maryland. The parcels were
identified by the U.S. Army Corps of Engineers (the "Corps") as wetlands within
its regulatory jurisdiction. In October 1995, the grand jury issued an
indictment charging IGC, SCA and IGC's Chairman, James J. Wilson, with four
felony and four misdemeanor counts of violations of Section 404 (wetlands) of
the U.S. Clean Water Act. The charges related to discharge of fill materials
into wetlands within the Corps' regulatory jurisdiction without a permit. The
violations charged were to have occurred on four parcels totaling approximately
50 acres out of the approximately 4,400 acres IGC had developed in St. Charles.
At the same time, the U.S. Attorney filed a civil action charging nine separate
civil violations of the U.S. Clean Water Act with respect to the four parcels
involved in the criminal action and one additional parcel. The civil action was
dismissed without prejudice, and thus may be refiled.
On February 29, 1996, IGC, SCA and Mr. Wilson were convicted in the U.S.
District Court for the District of Maryland (the "District Court") on the four
felony counts. On June 17, 1996, Mr. Wilson was sentenced to 21 months
imprisonment, one year of supervised release and a $1,000,000 fine. IGC and SCA
were fined $2,000,000 and $1,000,000, respectively, placed on probation for five
years and ordered to implement a wetlands restoration and mitigation plan, which
IGC's engineers estimate would cost $2,000,000 to $3,000,000. IGC paid the
aggregate $3,000,000 in fines on behalf of itself and SCA. The Wetlands
Properties subject to this litigation are being retained by IGC which will
remain responsible for restoration and mitigation costs. As a result of the
conviction, the Wetlands Properties were encumbered by an obligation to impose a
conservation easement.
On December 23, 1997 a three judge panel of the U.S. Court of Appeals for
the Fourth Circuit (the "Appeals Court") reversed the convictions of IGC, SCA
and
-119-
<PAGE>
Mr. Wilson and remanded the matter to the District Court for a new trial. On
January 26, 1998 the three-judge panel denied the U.S. Attorney's petition for
rehearing. On February 28, 1998 the government returned the fine that IGC had
paid.
In reversing the convictions, the Appeals Court voided regulations that
defined "waters of the United States" to include intrastate wetlands that could
affect interstate commerce. However the appellate decision did not foreclose a
determination upon retrial that IGC's Wetlands Properties are "waters of the
United States" because they are "adjacent" to "navigable waters" within the
meaning of the Clean Water Act. Other courts have construed "adjacent" to mean
"reasonably proximate" or "closely related." IGC's Wetlands Properties are over
9 miles from the nearest "navigable waters."
The ultimate outcome of this litigation remains uncertain.
Representatives of the U.S. Attorney's office have stated publicly that the
government intends to retry the criminal case.
Other Litigation.
----------------
St. Charles has been zoned as a planned unit development that allows
construction of approximately 24,730 housing units and 1,390 acres of commercial
and industrial development. The County has agreed to provide sufficient sewer
and water connections for all housing units remaining to be developed in St.
Charles. IGC and SCA are involved in litigation with the County regarding (1)
the level of sewer and water fees that may be imposed and (2) the level of
school construction impact fees that may be imposed. In addition, IGC and SCA
are asserting claims against the County for the repayment of excessive sewer and
water fees and school construction impact fees paid by them in the past.
The sewer and water litigation is entitled St. Charles Associates Limited
Partnership, et al. v. County Commissioners of Charles County, et al., No. 89-
720, Circuit Court for Charles County, Maryland. That litigation was filed in
June 1989 and is continuing. The litigation originally sought a court ruling
that the County was not entitled to impose sewer and water fees at the then-
existing level upon residential units in the St. Charles Communities. That
aspect of the litigation was settled by a Settlement Agreement dated November
1989, which was confirmed in a Consent Decree entered in March 1990. Subsequent
aspects of the litigation have resulted from disputes over the interpretation of
the Settlement Agreement and Consent Decree. The principal issues that are
presently being contested between the county, IGC, and SCA are (1) whether a
study procured by the County in 1996 justifies the level of sewer and water
connection fees which it imposes upon the St. Charles Communities; (2) whether
SCA and IGC are entitled to an injunction against future excessive sewer and
water fees; and (3) to what degree SCA and IGC are entitled to recover what they
regard as excessive sewer and water fees they have paid in the past. The
Circuit Court has ruled in SCA and IGC's
-120-
<PAGE>
favor that the County's 1996 study did not comply with the applicable
restrictions and that SCA and IGC are entitled to an injunction against future
excessive sewer and water fees. The Court further ruled that SCA and IGC must
pursue claims for excess sewer and water fees paid in the past in Maryland's Tax
Court. The Court's rulings are on appeal to Maryland's Court of Special
Appeals. SCA has commenced an action in Maryland Tax Court, which is a State
administrative agency, to recover what it regards as excessive sewer and water
fees that have been paid in the past. That case is titled St. Charles
Associates Limited Partnership, et al. v. Charles County, et al., No. 1205, and
was filed in February 1997.
SCA's and IGC's claims for the refund of excessive school impact fee
claims paid to the County in the past are being pursued in the Maryland Tax
Court as well, in actions entitled St. Charles Associates Limited Partnership,
et al. v. County Commissioners of Charles County, et al., Case Nos. 961 (filed
March 1994), 1038 (filed October 1994), and 98-MI-0083 (filed February 6, 1998).
In those cases SCA and IGC are seeking both repayment of past excessive school
impact fees paid to the County and a ruling as to the nature of their rights to
credits against school impact fees for school sites that they have donated to
the County.
IGC CONSOLIDATED FINANCIAL DATA
The audited consolidated financial statements of IGC as of December 31,
1997 and 1996 and for the years then ended and the section captioned
"Management's Discussion and Analysis of Financial Condition and Results of
Operations" included in IGC's Annual Report on Form 10-K for the year ended
December 31, 1997 (the "IGC 10-K") and Form 10-Q for the quarter ended March 31,
1998 are incorporated herein by reference. The IGC 10-K and 10-Q are attached
as Annex 1 to this Proxy Statement/Prospectus.
The Selected Financial and Operating Data of IGC have been derived from
the consolidated financial statements of IGC incorporated herein by reference
and should be read in conjunction therewith.
The unaudited Pro Forma Consolidated Financial Data of IGC reflects IGC
and its continuing businesses subsequent to the Restructuring and the
Distribution for the three months ended March 31, 1998 and for the year ended
December 31, 1997, as if the Restructuring and the Distribution had been
completed January 1, 1997 and as if the Restructuring and the Distribution were
in effect as of such date. The Pro Forma Consolidated Financial Data of IGC are
unaudited and provided for informational purposes only and do not purport to be
indicative of the results that actually would have been obtained if the
Restructuring and the Distribution had been effected on the dates indicated or
of the results that may be obtained in the future.
-121-
<PAGE>
SELECTED FINANCIAL AND OPERATING DATA OF
INTERSTATE GENERAL COMPANY L.P.
<TABLE>
<CAPTION>
Three Months Ended
March 31, Year Ended December 31,
------------------ --------------------------------------------------------------
1998 1997 1997 1996 1995 1994 1993
-------- -------- --------- -------- --------- -------- ---------
(unaudited) (In thousands, except per unit amounts)
<S> <C> <C> <C> <C> <C> <C> <C>
Income Statement Data
Revenues
Land sales (a) $ 5,992 $ 1,449 $ 13,357 $ 14,717 $ 14,824 $ 22,296 $ 13,809
Home sales 2,030 1,895 7,805 9,715 10,826 20,265 21,884
Investment in gaming
properties -- -- -- 4 (78) 7,288 2,358
Equity in earnings from
partnerships and
development fees 505 396 1,494 16,530 2,647 4,941 3,279
Apartment rental revenues 2,209 2,158 8,737 7,577 4,642 4,538 2,113
Management and other fees 976 1,343 3,775 4,816 3,894 3,507 4,493
Interest and other income 246 146 1,044 1,015 945 687 1,395
-------- -------- -------- -------- -------- -------- --------
Total revenues 11,958 7,387 36,212 54,374 37,700 63,522 49,331
Provision for wetlands
litigation expenses -- -- 1,772 973 4,107 498 --
Other expenses 10,576 7,020 37,419 39,922 35,108 52,872 42,973
Income taxes 335 112 606 3,634 1,452 3,511 (835) (2)
Net income (loss) 1,047 255 (3,585) 9,845 (1) (2,967) 6,641 7,193 (2)
Basic net income (loss) per unit .10 .02 (.35) .95 (1) (.29) .65 .71 (2)
Cash distributions per unit -- -- -- .11 -- .10 --
(a) Includes sales to affiliates -- -- 3,000 9,086 3,233 -- --
Balance Sheet Data
Assets related to
community development $ 79,677 $ 82,599 $ 82,509 $ 83,085 $ 79,558 $ 70,061 $ 78,876
Assets related to
investment properties 45,733 52,888 47,291 52,698 36,722 35,608 42,707
Assets related to home
building projects 2,553 2,355 2,573 2,491 3,819 4,998 7,566
Total assets 139,619 147,077 145,038 148,568 132,093 123,513 140,314
Debt related to community development
Recourse 29,535 32,538 35,176 34,077 47,841 36,661 50,137
Non-recourse 2,324 2,212 2,295 2,153 2,034 4,268 2,762
Debt related to investment properties
Recourse 918 1,098 969 1,139 1,322 1,559 1,857
Non-recourse 38,995 39,409 39,101 39,508 22,650 22,771 22,457
Debt related to homebuilding
Recourse 211 284 159 502 981 2,398 3,320
Total liabilities 95,284 100,228 101,750 101,974 94,184 82,808 108,069
Partners' equity 44,335 46,849 43,288 46,594 37,909 40,705 32,245
Book value per Unit 4.25 4.52 4.15 4.50 3.66 3.94 3.17
</TABLE>
(1) Includes a $932,000 or $.09 per Unit reduction for the
extraordinary item-early extinguishment of debt.
(2) Includes a $1,500,000 or $.15 per Unit benefit for the
cumulative effect of a change in accounting principle to reflect
the adoption of SFAS No. 109 "Accounting for Income Taxes".
-122-
<PAGE>
<TABLE>
<CAPTION>
Three Months Ended
March 31, Year Ended December 31,
------------------ ----------------------------------------------
1998 1997 1997 1996 1995 1994 1993
---- ---- ---- ---- ---- ---- ----
(unaudited) (In thousands, except per unit amounts)
<S> <C> <C> <C> <C> <C> <C> <C>
Operating Data
Community Development
Residential lots sold 200 23 250 523 134 228 295
Residential lots used by
Company's homebuilding operations -- -- 5 27 25 44 91
Residential lots transferred to
joint venture operations -- -- 118 98 -- -- --
Residential lots transferred to
Company's rental property operations -- -- -- -- 54 -- 56
Commercial and business park
acres sold 31 9 17 5 20 76 12
Undeveloped acres sold -- -- 381 -- 2 20 27
Homebuilding, all locations
Contracts for sale, net of
cancellations 33 16 73 67 133 134 232
Number of homes sold 35 25 112 156 190 200 216
Backlog at end of period 74 65 58 68 92 86 152
Rental apartment units
managed at end of period 8,139 8,139 8,139 8,139 8,085 8,085 8,029
Units under construction -- -- -- -- 54 -- 56
</TABLE>
QUARTERLY SUMMARY (UNAUDITED)
IGC's quarterly results are summarized as follows:
<TABLE>
<CAPTION>
Year Ended December 31, 1997
----------------------------------------------
1st 2nd 3rd 4th
Quarter Quarter Quarter Quarter Total
------- ------- ------- ------- -----
<S> <C> <C> <C> <C> <C>
Revenues $7,387 $10,809 $ 7,174 $10,842 $36,212
Income (loss) before taxes and minority interest 415 1,763 (246) (4,472) (2,540)
Net income (loss) as previously reported 255 1,798 (808) (4,830) (3,585)
Adjustment for Coachman's Landing (1) -- (576) -- 576 --
Adjustment for spin-off costs (2) -- -- (300) 300 --
Net income (loss) as revised 255 1,222 (1,108) (3,954) (3,585)
Basic earnings per Unit as previously reported:
Net income (loss) .02 .18 (.08) (.47) (.35)
Basic earnings per Unit as revised:
Net income (loss) .02 .12 (.10) (.39) (.35)
</TABLE>
(1) Adjustment made in the fourth quarter for Coachman's Landing is to
reverse gain recorded on sale of a portion of IGC's investment in
Coachman's Landing.
(2) Adjustment made in the fourth quarter for spin-off costs is to expense
spin-off costs which were capitalized as start-up costs during the
quarter.
-123-
<PAGE>
INTERSTATE GENERAL COMPANY L.P. ("IGC")
PRO FORMA CONSOLIDATED STATEMENT OF (LOSS) INCOME
FOR THE THREE MONTHS ENDED MARCH 31, 1998
(In thousands)
(Unaudited)
<TABLE>
<CAPTION>
RECLASSI- PRO
IGC FICATION IGC FORMA
HISTORICAL ENTRIES RECLASSIFIED ACPT (C) IGC (D)
----------- ------------- ------------- -------- --------
<S> <C> <C> <C> <C> <C>
REVENUES
Community development-land sales $ 5,992 $ -- $ 5,992 $5,961 $ 31
Homebuilding-home sales 2,030 -- 2,030 -- 2,030
Equity in earnings from partnerships
and developer fees 505 -- 505 505 --
Rental property revenues 2,209 -- 2,209 2,209 --
Management and other fees, substantially
all from related entities 976 -- 976 976 --
Interest and other income 246 184 (B) 430 137 293
------- ------- ------- ------ -------
Total revenues 11,958 184 12,142 9,788 2,354
------- ------- ------- ------ -------
EXPENSES
Cost of land sales 3,504 151 (B) 3,655 3,608 47
Cost of home sales 1,834 -- 1,834 -- 1,834
Selling and marketing 333 -- 333 21 312
General and administrative 1,695 -- 1,695 1,600 95
Interest expense 866 57 (B) 923 910 13
Rental properties operating expense 896 -- 896 896 --
Depreciation and amortization 493 -- 493 471 22
Spin-off costs 757 -- 757 757 --
------- ------- ------- ------ -------
Total expenses 10,378 208 10,586 8,263 2,323
------- ------- ------- ------ -------
(LOSS) INCOME BEFORE PROVISION FOR
INCOME TAXES AND MINORITY INTEREST 1,580 (24) 1,556 1,525 31
PROVISION FOR INCOME TAXES 335 -- 335 283 52
------- ------- ------- ------ -------
(LOSS) INCOME BEFORE MINORITY INTEREST 1,245 (24) 1,221 1,242 (21)
MINORITY INTEREST (198) -- (198) (198) --
------- ------- ------- ------ -------
NET (LOSS) INCOME $ 1,047 $ (24) $ 1,023 $1,044 $ (21)
======= ======= ======= ====== =======
BASIC NET (LOSS) INCOME
PER SHARE $.10 $ -- $.10 $.20 $ --
======= ======= ======= ====== =======
WEIGHTED AVERAGE SHARES OUTSTANDING 10,332 10,332 10,332 5,218 10,332
======= ======= ======= ====== =======
</TABLE>
The accompanying notes are an integral part of this pro forma consolidated
statement of income.
-124-
<PAGE>
INTERSTATE GENERAL COMPANY L.P. ("IGC")
PRO FORMA CONSOLIDATED STATEMENT OF (LOSS) INCOME
FOR THE YEAR ENDED DECEMBER 31, 1997
(In thousands)
(Unaudited)
<TABLE>
<CAPTION>
RECLASSI- PRO
IGC FICATION IGC FORMA
HISTORICAL ENTRIES RECLASSIFIED ACPT (C) IGC (D)
----------- ------------- ------------- -------- --------
<S> <C> <C> <C> <C> <C>
REVENUES
Community development-land sales $13,357 $ 105 (A) $13,462 $13,165 $ 297
Homebuilding-home sales 7,805 -- 7,805 -- 7,805
Equity in earnings from partnerships
and developer fees 1,494 -- 1,494 1,509 (15)
Rental property revenues 8,737 -- 8,737 8,737 --
Management and other fees, substantially
all from related entities 3,775 -- 3,775 3,775 --
Interest and other income 1,044 716 (B) 1,760 943 817
------- ------- ------- ------- -------
Total revenues 36,212 821 37,033 28,129 8,904
------- ------- ------- ------- -------
EXPENSES
Cost of land sales 8,881 71 (A) 9,139 8,494 645
187 (B)
Cost of home sales 7,486 (23)(A) 7,463 -- 7,463
Selling and marketing 1,232 -- 1,232 127 1,105
General and administrative 7,034 -- 7,034 6,607 427
Interest expense 3,609 270 (B) 3,879 3,820 59
Rental properties operating expense 3,597 -- 3,597 3,597 --
Depreciation and amortization 2,128 -- 2,128 1,850 278
Wetlands litigation expenses 1,772 -- 1,772 -- 1,772
Write-off of deferred project costs 6 -- 6 6 --
Write-off of goodwill 1,843 -- 1,843 -- 1,843
Spin-off costs 1,164 -- 1,164 1,164 --
------- ------- ------- ------- -------
Total expenses 38,752 505 39,257 25,665 13,592
------- ------- ------- ------- -------
(LOSS) INCOME BEFORE PROVISION FOR
INCOME TAXES AND MINORITY INTEREST (2,540) 316 (2,224) 2,464 (4,688)
PROVISION FOR INCOME TAXES 606 -- 606 470 136
------- ------- ------- ------- -------
(LOSS) INCOME BEFORE MINORITY INTEREST (3,146) 316 (2,830) 1,994 (4,824)
MINORITY INTEREST (439) -- (439) (439) --
------- ------- ------- ------- -------
NET (LOSS) INCOME $(3,585) $ 316 $(3,269) $ 1,555 $(4,824)
======= ======= ======= ======= =======
BASIC NET (LOSS) INCOME
PER SHARE $(.35) .03 $(.32) $.30 $(.47)
======= ======= ======= ======= =======
WEIGHTED AVERAGE SHARES OUTSTANDING 10,289 10,289 10,289 5,196 10,289
======= ======= ======= ======= =======
</TABLE>
The accompanying notes are an integral part of this pro forma consolidated
statement of income.
-125-
<PAGE>
INTERSTATE GENERAL COMPANY L.P. ("IGC")
PRO FORMA CONSOLIDATED BALANCE SHEET
AS OF MARCH 31, 1998
(In thousands)
(Unaudited)
ASSETS
------
<TABLE>
<CAPTION>
RECLASSI- PRO
IGC FICATION IGC FORMA
HISTORICAL ENTRIES RECLASSIFIED ACPT (C) IGC (D)
---------- ------------ ------------ --------- ---------
<S> <C> <C> <C> <C> <C>
CASH AND CASH EQUIVALENTS
Unrestricted $ 3,234 $ -- $ 3,234 $ 2,126 $ 1,108
Restricted 2,136 -- 2,136 2,002 134
-------- ------- -------- -------- --------
5,370 -- 5,370 4,128 1,242
-------- ------- -------- -------- --------
ASSETS RELATED TO COMMUNITY DEVELOPMENT
Land and development costs
Puerto Rico 30,877 1,325 (B) 32,202 32,202 --
St. Charles, Maryland 29,124 -- 29,124 22,437 6,687
Other United States locations 15,197 -- 15,197 -- 15,197
Notes receivable on lot sales and other,
substantially all due from affiliates 4,479 -- 4,479 3,604 875
-------- ------- -------- -------- --------
79,677 1,325 81,002 58,243 22,759
-------- ------- -------- -------- --------
ASSETS RELATED TO RENTAL PROPERTIES
Operating properties, net 37,860 -- 37,860 37,860 --
Investment in unconsolidated rental
property partnerships 7,015 -- 7,015 7,015 --
Other receivables, net 858 -- 858 665 193
-------- ------- -------- -------- --------
45,733 -- 45,733 45,540 193
-------- ------- -------- -------- --------
ASSETS RELATED TO HOMEBUILDING
Homebuilding construction and land 1,598 -- 1,598 -- 1,598
Investment in joint venture 853 -- 853 853 --
Receivables and other 102 -- 102 -- 102
-------- ------- -------- -------- --------
2,553 -- 2,553 853 1,700
-------- ------- -------- -------- --------
OTHER ASSETS
Receivables, deferred costs regarding waste
technology and other projects and other 5,218 6,956 (B) 12,174 1,782 10,392
Property, plant and equipment, net 1,068 -- 1,068 423 645
-------- ------- -------- -------- --------
6,286 6,956 13,242 2,205 11,037
-------- ------- -------- -------- --------
TOTAL ASSETS $139,619 $8,281 $147,900 $110,969 $36,931
======== ======= ======== ======== ========
</TABLE>
The accompanying notes are an integral part of this pro forma consolidated
balance sheet.
-126-
<PAGE>
INTERSTATE GENERAL COMPANY L.P. ("IGC")
PRO FORMA CONSOLIDATED BALANCE SHEET
AS OF MARCH 31, 1998
(In thousands)
(Unaudited)
LIABILITIES AND PARTNERS' CAPITAL
---------------------------------
<TABLE>
<CAPTION>
RECLASSI- PRO
IGC FICATION IGC FORMA
HISTORICAL ENTRIES RECLASSIFIED ACPT (C) IGC (D)
---------- --------- ------------ -------- -------
<S> <C> <C> <C> <C> <C>
LIABILITIES RELATED TO COMMUNITY
DEVELOPMENT
Recourse debt $ 29,535 $6,956 (B) $ 36,491 $ 34,128 $ 2,363
Non-recourse debt 2,324 -- 2,324 2,324 --
Accounts payable, accrued liabilities
and deferred income 4,582 -- 4,582 4,444 138
-------- ------ -------- -------- --------
36,441 6,956 43,397 40,896 2,501
-------- ------ -------- -------- --------
LIABILITIES RELATED TO RENTAL PROPERTIES
Recourse debt 918 -- 918 918 --
Non-recourse debt 38,995 -- 38,995 38,995 --
Accounts payable and accrued liabilities 3,663 -- 3,663 3,031 632
-------- ------ -------- -------- --------
43,576 -- 43,576 42,944 632
-------- ------ -------- -------- --------
LIABILITIES RELATED TO HOMEBUILDING
Recourse debt 211 -- 211 -- 211
Accounts payable, accrued liabilities
and deferred income 2,196 -- 2,196 -- 2,196
-------- ------ -------- -------- --------
2,407 -- 2,407 -- 2,407
-------- ------ -------- -------- --------
OTHER LIABILITIES
Accounts payable and accrued liabilities 5,893 -- 5,893 3,467 2,426
Notes payable and capital leases 604 -- 604 145 459
Accrued income tax liability-current 2,454 -- 2,454 2,452 2
Accrued income tax liability-deferred 3,909 -- 3,909 3,491 418
-------- ------ -------- -------- --------
12,860 -- 12,860 9,555 3,305
-------- ------ -------- -------- --------
TOTAL LIABILITIES 95,284 6,956 102,240 93,395 8,845
-------- ------ -------- -------- --------
PARTNERS' CAPITAL 44,335 1,325 (B) 45,660 17,574 28,086
-------- ------ -------- -------- --------
TOTAL LIABILITIES AND PARTNERS'
CAPITAL $139,619 $8,281 $147,900 $110,969 $ 36,931
======== ====== ======== ======== ========
</TABLE>
The accompanying notes are an integral part of this pro forma consolidated
balance sheet.
-127-
<PAGE>
INTERSTATE GENERAL COMPANY L.P. ("IGC")
NOTES TO PRO FORMA CONSOLIDATED FINANCIAL DATA
(A) Land sales occurred during the year ended December 31, 1997, as IGC's land
business sold lots to its homebuilding business. Gross profit on these
sales, historically eliminated in consolidation, has been included in IGC
and ACPT's historical results for these periods based upon the estimated
fair market value of the land (based on comparable sales to third parties).
(B) As of March 31, 1998 and during the first quarter of 1998 and the year
ended December 31, 1997, an intercompany note receivable and intercompany
debt existed between IGC and LDA. Interest income and expense and the note
receivable and payable amounts, historically eliminated in consolidation,
have been included in IGC's and ACPT's historical results.
(C) Reflects the registration, initiation of operations, and distribution of
all Common Shares of American Community Properties Trust ("ACPT"). ACPT,
which was formed on March 17, 1997, is expected to carry out the
restructuring of IGC. IGC expects to transfer its principal operations to
ACPT's subsidiaries and distribute to the partners of IGC, including its
Unitholders, all the Common Shares of ACPT.
(D) Column balances equal "IGC Reclassified" column balances less "ACPT" column
balances. IGC's remaining operations include the U.S. homebuilding
business, waste technology business, land subject to the wetlands
litigation and certain other parcels of land.
-128-
<PAGE>
IGC AFTER THE RESTRUCTURING
NO CHANGE IN PARTNERSHIP STRUCTURE.
After the Restructuring, IGC will remain a publicly-traded limited
partnership under the existing Partnership Agreement. No amendments to the
Partnership Agreement are being made as a part of the Restructuring. IGC's
executive offices are located at 222 Smallwood Village Center, St. Charles,
Maryland 20602.
MANAGEMENT OF IGC.
IGMC will continue as the managing general partner of IGC after the
Restructuring, and James J. Wilson will continue as the Chairman of the Board of
IGMC and the Chief Executive Officer of IGC. Except for Donald Blakeman,
following the Distribution, no Trustee or officer of ACPT will serve as a
director or officer of IGMC. Consequently, J. Michael Wilson, Thomas Wilson,
Thomas Shafer, Edwin Kelly, Paul Resnik, Eduardo Cruz Ocasio, Carlos R.
Rodriguez and Francisco Arrivi Cros, who currently are directors and/or officers
of IGMC and who are or will be Trustees and/or officers of ACPT will resign from
their positions at IGC prior to the Distribution. Donald Blakeman will remain
as director of IGMC until an independent director has been recruited, at which
time Mr. Blakeman intends to resign. Following the Distribution, the directors
of IGMC, in addition to James Wilson, will be Mark Augenblick, Donald G.
Blakeman, and __________, and the principal executive officers of IGC will be
_________, __________, and __________.
Following the Restructuring, Mark Augenblick will serve as president and
chief operating officer of IGC, and will continue to serve as a director,
chairman and chief executive officer of AFH, CWT and IWT, and as a director of
IGMC. Mark Augenblick presently serves as a vice chairman of IGC, as well as
chairman and chief executive officer of AFH, CWT and IWT. Mr. Augenblick will
receive an annual base salary of $400,000, annual directors' fees, various
employment-related bonuses, and 70,000 common shares in IWT and CWT subject to
forfeiture in the event of early termination of his employment contract.
DESCRIPTION OF IGC'S CONTINUING BUSINESS.
After the Restructuring, IGC will continue to own the Retained Assets,
which in management's view do not fit ACPT's business plan. These assets
include the Wetlands Properties, the LDA Note, all of the shares of AFH, certain
single family home lots in the Dorchester neighborhood in St. Charles, 14 acres
of commercial land in St. Charles, an indirect 50% interest in Brandywine
Investment Associates L.P., which owns land in Brandywine, Maryland, a 100%
interest in Pomfret LLC, which owns land in Pomfret, Maryland, the Westbury
land, Chastleton and Coachman's L.P. and the beneficial interest in the CWT
Trust. Management of IGC believes that the Retained
-129-
<PAGE>
Assets will enable IGC to continue significant operations following the
Distribution. As a result of the wetlands conviction, the Wetlands Properties
were encumbered by an obligation to impose a conservation easement that would
prohibit development. The easement was never recorded and the wetlands
conviction was reversed. However, the matter has been remanded for a new trial
and as a practical matter, the Wetlands Properties remain undevelopable until
the wetlands litigation is finally resolved. IGC will also retain, until
limited partner consents are obtained, the limited and general partnership
interests in eight apartment partnerships in order to avoid a tax termination
under the Code.
Real Estate Development.
-----------------------
Brandywine
SCA, in which IGC holds a 99% interest, owns a 50% interest in Brandywine
Investment Associates L.P., a Maryland limited partnership. Brandywine
Associates owns Brandywine Village, a 277 acre tract in Prince George's County,
Maryland. The property currently is in the planning, engineering and approval
phase, and consists of two approved comprehensive design zones that permit
residential, retail commercial, office commercial and light industrial uses.
The value of IGC's interest in Brandywine Village has been appraised at
$8,885,000 as of June 9, 1997.
Pomfret
IGC holds a 100% interest in Pomfret LLC, which owns an 812 acre tract in
Charles County, Maryland. The site, which currently is in the planning phase,
is zoned for low density residential use, which would permit 812 one-acre home
sites or up to 1,420 single family detached units with a central sewer system.
The value of IGC's interest in the Pomfret land has been appraised at $3,250,000
as of December 31, 1996.
Westbury
IGC owns approximately 340 lots for residential use in the master planned
community of Westbury in St. Mary's County, Maryland. IGC's holdings consist of
38 townhome and 54 single family lots that currently are under development, plus
an additional 250 lots that have been approved for single family use that IGC
anticipates will be developed over the next several years. The value of IGC's
interest in 51 of the Phase II single family lots has been appraised at $210,000
as of May 20, 1997.
-130-
<PAGE>
St. Charles Commercial Land
IGC owns an approximately 14 acre parcel adjacent to the St. Charles
Towne Center that is currently zoned for commercial development. The parcel has
been appraised as having a gross retail value of $ 4,214,000 as of December 31,
1996.
Dorchester
IGC owns 26 single family home lots in the Dorchester neighborhood of St.
Charles. The lots have been appraised at $48,000 per lot as of December 31,
1996.
Wetlands Properties
As a result of the wetlands conviction, the Wetlands Properties were
encumbered by an obligation to impose a conservation easement that would
prohibit development. The easement was never recorded and the wetlands
conviction was reversed. However, pending final resolution of the wetlands
litigation, as a practical matter, the Wetlands Properties may not be developed.
The Wetlands Properties include the Towne Center South land in St. Charles,
which prior to the wetlands litigation was held by IGC for commercial
development.
Interstate Waste Technologies; CWT Trust.
----------------------------------------
Following the Distribution, IGC plans to continue the development and
expansion of the waste treatment facility development business currently
conducted by IWT. All of the outstanding stock of IWT and of CWT will be
contributed to the CWT Trust. Before contributing CWT and IWT to the CWT Trust,
IGC will capitalize these entities with (i) a third party note receivable in the
amount of $1.06 million resulting from the sale by IGC of 53 single family lots
in the Montclair neighborhood of Prince William County, Virginia, (ii) 77
townhome lots in the Montclair neighborhood with an estimated value of $700,000
to $1 million, and (iii) $1 million of cash. IGC's objective is to establish
the waste treatment business in a single viable operating company that can be
sold or spun off as a separate company to IGC Unitholders in the future. CWT
has been invited by the government of the Caribbean nation of St. Maarten to
submit a proposal for the development of a waste treatment facility that would
use IWT's innovative waste disposal and conversion technology.
American Family Homes.
---------------------
Management of IGC intends to seek a buyer, merger candidate or strategic
investing partner for AFH. However, there can be no assurance that any such
transaction will be consummated on terms acceptable to IGC. In the interim, AFH
will continue its homebuilding activities in Virginia, North Carolina and South
Carolina.
-131-
<PAGE>
LISTING OF IGC UNITS.
Management of IGC believes that the assets retained by IGC after the
Distribution will enable IGC to continue significant operations, and permit the
continued listing of the IGC Units on the AMEX and the PSE. The AMEX has
considered the matter and advised that following the Restructuring it expects
the IGC Units to meet the criteria for continued AMEX listing. To increase the
post-Restructuring trading price of IGC Units immediately following the
Distribution, IGC will implement a 1 for 5 reverse Unit split.
CREDITORS RIGHTS.
If, in a lawsuit by an unpaid creditor or representative of creditors of
IGC, such as a trustee in bankruptcy, a court were to find that, at the time IGC
made the Distribution, IGC (i) was insolvent, (ii) was rendered insolvent by
reason of the Distribution, (iii) was engaged in a business or transaction for
which IGC's assets constituted unreasonably small capital, or (iv) intended to
incur, or believed that it would incur, obligations beyond its ability to pay
such obligations as they matured, such court could void the Distribution as a
fraudulent transfer or conveyance and require recipients of Common Shares to
return them (or equivalent amounts) to IGC or to a fund for the benefit of its
creditors.
As described below, IGC's management believes that following the
Distribution IGC will be solvent, will have sufficient capital for carrying on
its business and will be able to pay its obligations, including those related to
the wetlands litigation, as they become due. There can be no assurance,
however, that a court would value IGC's assets on the same basis to determine
whether IGC was insolvent at the time of, or after giving effect to, the
Distribution, or that, regardless of the method of valuation, a court would not
determine that IGC was insolvent at such time, that it was engaged in a business
for which its remaining assets constituted unreasonably small capital or that
IGC was generally unable to pay its obligations as they became due.
In addition, the Delaware Act prohibits limited partnerships from making
distributions to limited partners to the extent that, after giving effect to
such distribution, certain liabilities of the partnership exceed the fair value
of its assets. The Delaware Act further provides that recipients of a
distribution who knew at the time of such distribution that such distribution
violated the Delaware Act are liable to the partnership for the amount of the
distribution. However, limited partners receiving an unlawful distribution who
were unaware at the time of such distribution that it was unlawful are not
liable to the partnership. IGC's management believes that after giving effect
to the Distribution, IGC's liabilities will not exceed the fair value of its
assets and therefore that the Distribution will not violate the Delaware Act.
-132-
<PAGE>
MANAGEMENT OF ACPT
ACPT BOARD OF TRUSTEES.
The business and affairs of ACPT will be managed under the direction
of the Board of Trustees. At the effective time of the Restructuring, the Board
of Trustees will have four members, all of whom will be persons who will be
employees of ACPT or a member of the Wilson Family. In addition, [three] other
persons who will not be employees of ACPT or any affiliated company or a member
of the Wilson Family have agreed to serve as Trustees beginning immediately
after the completion of the Restructuring.
Pursuant to the terms of the Declaration of Trust, the Trustees are
divided into three classes. One class will hold office initially for a term
expiring at the annual meeting of Shareholders to be held in 1999, a second
class will hold office initially for a term expiring at the annual meeting of
Shareholders to be held in 2000, and a third class will hold office initially
for a term expiring at the annual meeting of Shareholders to be held in 2001.
At each annual meeting of Shareholders, the successors to the class of Trustees
whose terms expire at that meeting will be elected to hold office for a term
continuing until the annual meeting of Shareholders held in the third year
following the year of their election and the election and qualification of their
successors. See "Certain Provisions of Maryland Law and ACPT's Declaration of
Trust and Bylaws."
ACPT TRUSTEES AND EXECUTIVE OFFICERS.
The following table sets forth certain information with respect to the
persons who will be the Trustees and the executive officers of ACPT at the
effective time of the Restructuring and the persons who have agreed to serve as
Trustees immediately following the completion of the Restructuring. Additional
biographical information follows the table. All executive officers are elected
by the Board of Trustees and may be removed, with or without cause, at the
discretion of the Board of Trustees. Management is considering adding up to two
additional independent trustees.
-133-
<PAGE>
<TABLE>
<CAPTION>
NAME AGE POSITION TERM EXPIRES
---- --- -------- ------------
<S> <C> <C> <C>
J. Michael Wilson 32 Trustee, Chairman and
Chief Executive Officer
Edwin L. Kelly 56 Trustee, President and
Chief Operating Officer
Francisco Arrivi Cros 53 Trustee, Executive Vice
President and Treasurer
Donald G. Blakeman 66 Trustee(1)
Thomas Shafer 68 Trustee(1)
Thomas B. Wilson 36 Trustee
Paul A. Resnik 50 Senior Vice President
Eduardo Cruz Ocasio 52 Vice President and
Assistant Secretary
</TABLE>
__________________________
(1) To become Trustees immediately following completion of the Restructuring.
J. MICHAEL WILSON has been a Director of IGMC since December 1996 and
in January 1997 was named its Vice Chairman, Chief Financial Officer and
Secretary, and Chief Financial Officer of IGC. He has been President and Chief
Operating Officer of IBC since 1994 and a Director since 1991. He served as Vice
President of IBC from 1991 to 1994. He has been a director of Wilson Securities
Corporation since 1991, and President since March 1996. He was Vice President of
Wilson Securities Corporation from 1991 to 1996. He has been Vice President of
IWT since 1994. He served as Real Estate Finance Division Loan Administrator for
Chase Manhattan Bank in New York from 1989 to 1991. He graduated from Manhattan
College, New York with a degree in Business Finance in 1989. He is the brother
of Thomas B. Wilson.
EDWIN L. KELLY was named President and Chief Operating Officer of IGMC
and IGC in January 1997. He previously served as Senior Vice President and
Treasurer of IGC and Senior Vice President of IGMC since their formation in
1986. He has served in various executive positions with IGC and its predecessor
companies since 1974, including as a Director of IGMC from 1986 to present.
Prior to joining Interstate, he was a manager in the Consulting Division of
Arthur Andersen & Co.
-134-
<PAGE>
FRANCISCO ARRIVI CROS was Senior Vice President of IGC from 1990 to
1996 and since 1997 has been Executive Vice President of IGC. He was named as a
director of IGMC in April 1997. He also has served as President of IGP since
1996. Before joining IGC, he was Vice President of The Chase Manhattan Bank N.A.
in Puerto Rico from 1977 to 1990, and manager of its Real Estate Finance
Division from 1985 to 1990.
DONALD G. BLAKEMAN has been a Director of IGMC since its inception in
1986. He served as Executive Vice President of IGMC and IGC from 1986 to 1996.
He was Secretary of IGMC from 1990 to 1995. He served in various executive
positions with IGC and its predecessor companies from 1968 to 1996. He was
named President of Equus and Equus Management Company ("EMC") in January 1996,
and in connection with those roles he resigned as an officer of IGC in August
1996. He served as a Director of EMC until his resignation in May 1998.
THOMAS SHAFER is a registered Professional Engineer specializing in
real estate evaluation and land development. He was a partner of Whitman,
Requardt and Associates, LLP ("Whitman Requardt"), an engineering and
architectural firm, since 1976 and its managing partner since 1989. He retired
from the Whitman, Requardt firm effective December 31, 1997. Mr. Shafer serves
on the Business Advisory Committee of Mayor Kurt Schmoke of Baltimore and as the
President and Chairman of the Board of the Charles Village Community Benefits
District and the Charles Village Community Foundation, Inc. Mr. Shafer is a
member of the Urban Land Institute, the National Society of Professional
Engineers and the American Water Works Association. His firm has provided
engineering services to IGC in connection with the St. Charles development for
thirty years.
THOMAS B. WILSON has been a Director of IGMC since December 1995. He
has been a Vice President of IBC since 1994. Since 1994, he has been President
of El Comandante Operating Company, Inc. ("ECOC"), which leases El Comandante
Race Track in Puerto Rico from a subsidiary of Equus. Since January 1998, he has
served as Chairman, Chief Executive Officer, and President of Equus and EMC. He
is the brother of J. Michael Wilson.
PAUL A. RESNIK has been Senior Vice President of IGC since 1993 and
Vice President of IGMC since 1989. He served as Vice President of IGC from 1987
to 1993. From 1986 to 1987 he was Vice President of Multi-Management, Inc., a
property management and real estate development company in Cleveland, Ohio. From
1978 to 1986 he was General Manager of Naiman Development Company, a developer
of commercial properties and property management company in Cleveland, Ohio.
EDUARDO CRUZ OCASIO has been Vice President and Assistant Secretary of
IGMC since June of 1997. He has also been Vice President of IGC since 1991 and
-135-
<PAGE>
Assistant Treasurer since 1987. He has served in various positions with IGC and
its predecessor companies since 1971, including Comptroller of IGP from 1977-
1990.
COMMITTEES OF THE ACPT BOARD OF TRUSTEES.
Following the Restructuring, the Board of Trustees will have the
following committees:
Audit Committee.
---------------
The Audit Committee will consist of no fewer than two members, each of
whom will be an Independent Trustee. The responsibilities of the Audit
Committee will include making recommendations concerning the engagement of
independent public accountants, reviewing with the independent public
accountants the plans for and results of the annual audit engagement, approval
of any other professional services provided by the independent public
accountants, approval of the fees paid to the independent public accountants for
audit and non-audit services, and periodically reviewing, with the assistance of
the independent public accountants, the adequacy of ACPT's internal accounting
controls.
Compensation Committee.
----------------------
The Compensation Committee will consist of no fewer than two members,
each of whom will be an Independent Trustee. The Compensation Committee will be
responsible for the administration of the Share Incentive Plan and for approving
the compensation of the executive officers of ACPT.
Nominating Committee.
--------------------
The Board of Trustees does not have a standing committee for the
recommendation of nominees for election to the Board of Trustees. This function
is performed by the entire Board of Trustees.
COMPENSATION OF ACPT TRUSTEES.
Trustees that will not receive salaries from ACPT will receive
directors' fees established by the Board of Trustees. Initially, these Trustees
will be compensated at a rate of $5,000 per quarter, $1,400 per meeting and out
of pocket travel reimbursements for meeting attendance. Trustees who are not
employees of ACPT also are eligible to receive Share-based incentive
compensation under the Trustees Share Plan described below.
-136-
<PAGE>
EXECUTIVE COMPENSATION.
The following table sets forth the estimated annualized base salary
expected to be paid following the Restructuring to each of ACPT's executive
officers:
<TABLE>
<CAPTION>
ESTIMATED ANNUAL
NAME POSITION BASE SALARY
<S> <C> <C>
J. Michael Wilson Chairman, Chief Executive $ 90,000
Officer
Edwin L. Kelly President, Chief $275,000
Operating
Officer
Francisco Arrivi Cros Executive Vice President, $275,000
Treasurer
Paul Resnik Senior Vice President $200,000
Eduardo Cruz Ocasio Vice President $115,000
All Executive Officers
as a Group $955,000
</TABLE>
Subsequent to completion of the Restructuring ACPT intends to adopt one or more
incentive plans for its key employees in addition to the Share Incentive Plan
described below.
EMPLOYMENT AGREEMENTS.
Each of Messrs. Kelly, Arrivi and Resnik will enter into an employment
agreement (the "Employment Agreements") with American Management to become
effective on the date of the Distribution. The Employment Agreement of Messrs.
Kelly and Arrivi will replace employment agreements that they currently have
with IGC. Pursuant to the Employment Agreements, Mr. Kelly will serve as
President and Chief Operating Officer and will be paid an annual base salary of
$275,000, Mr. Arrivi will serve as Executive Vice President and will be paid an
annual base salary of $275,000, and Mr. Resnik will serve as Senior Vice
President and will be paid an annual base salary of $200,000. The Employment
Agreements will provide for salary raises at the discretion of the Board of
Trustees. Each of the Employment Agreements is annually renewable by the Board
of Trustees.
Under the terms of the Employment Agreements, if the executive's
employment with American Management is terminated by American Management other
than for "cause" (as defined in the Employment Agreement), or is terminated by
the executive for "good reason" (as defined in the Employment Agreement) the
terminated executive will be entitled to continue to receive his base salary for
months following the date of termination. The Employment Agreement also
provides for payment to the
-137-
<PAGE>
covered executive of severance compensation in an amount equal to months
base salary if within two years of any "change in control" (as defined in the
Employment Agreement) the covered executive is terminated by American Management
for any reason or voluntarily resigns.
SHARE INCENTIVE PLANS.
ACPT has adopted the 1997 Share Incentive Plan (the "Share Incentive
Plan") and the 1997 Trustee Share Incentive Plan (the "Trustee Share Plan") to
provide for Common Share-based incentive compensation for officers, key
employees and Trustees. The Share Incentive Plan and the Trustee Share Plan
will be substantially similar to the existing plans of IGC. The summaries of
the Share Incentive Plan and Trustee Share Plan set forth below are qualified in
their entirety by reference to the text of the Plans, copies of which have been
filed as exhibits to the Registration Statement of which this Proxy
Statement/Prospectus is a part.
Employee Plan.
-------------
Under the Share Incentive Plan, the Compensation Committee of the
Board of Trustees may grant to key employees the following types of Share-based
incentive compensation awards ("Awards"): (i) options to purchase a specified
number of Common Shares ("ACPT Options"), (ii) forfeitable Common Shares that
vest upon the occurrence of certain vesting criteria ("Restricted Shares"), or
(iii) Share Appreciation Rights ("ACPT Rights") that entitle the holder to
receive upon exercise an amount payable in cash, Common Shares or other property
(or any combination of the foregoing) equal to the difference between the market
value of Common Shares and a base price fixed on the date of grant. A total of
208,000 Common Shares has been reserved for issuance under the Share Incentive
Plan.
The Share Incentive Plan authorizes the Compensation Committee to
determine the exercise price and manner of payment for ACPT Options and the base
price for ACPT Rights. The Compensation Committee also is authorized to
determine the duration and vesting criteria for Awards, including whether
vesting will be accelerated upon a change in control of ACPT.
Rights of key employees under Awards are not transferable other than
to immediate family members or by will or the laws of intestate succession.
Trustees Plan.
-------------
The Trustee Share Plan authorizes the Board of Trustees, in its
discretion, to grant to eligible Trustees Awards of the same types and terms of
Awards as provided under the Share Incentive Plan. Only Trustees who are not
employees of ACPT or any affiliated company are eligible to receive Awards under
the Trustee Share Plan. A total
-138-
<PAGE>
of 52,000 Common Shares have been reserved for issuance under the Trustee Share
Plan.
TREATMENT OF IGC OPTIONS AND UNIT APPRECIATION RIGHTS.
In connection with the Distribution, holders of options to purchase
IGC Units ("IGC Options") which have been awarded prior to the Distribution
Date, whether or not such IGC Options have vested, will receive ACPT Options to
purchase one Common Share for every two IGC Options. Likewise, holders of IGC
Unit Appreciation Rights ("IGC Rights") awarded prior to the Distribution Date,
whether vested or not, will receive one ACPT Right for every two IGC Rights.
Holders of IGC Rights or Options will not be required to pay any additional
consideration for, and will not be required to surrender or exchange their IGC
Rights or Options to obtain such ACPT Rights or Options. Any ACPT Options or
Rights issued in respect of IGC Options or Rights that have not vested at the
time of the Distribution will vest at the same time as the corresponding IGC
Options or Rights.
Consequently, the following Trustees and officers of ACPT who
currently hold IGC Options or Rights will be issued the following number of ACPT
Options or Rights in connection with the Distribution: Francisco Arrivi Cros --
10,000 ACPT Options and 90,000 ACPT Rights; Paul Resnik -- 50,000 ACPT Rights;
and Edwin L. Kelly -- 40,000 ACPT Rights.
The exercise price for each such ACPT Option, or the base price for
each such ACPT Right, as the case may be, will be equal to (a) the exercise
price of the IGC Options or base price of the IGC Rights in respect of which
such ACPT Options or Rights were issued, multiplied by (b) the percentage
obtained by dividing (i) the average closing price of Common Shares on the AMEX
for the 20 trading days immediately following, but not including, the
Distribution Date (the "ACPT Average") by (ii) the sum of (A) the ACPT Average
and (B) the average closing sale price of IGC Units on the principal exchange on
which they are traded, or, if not traded on an exchange, in the over-the-counter
market, for the 20 trading days immediately following, but not including, the
Distribution Date (the "IGC Average") multiplied by two. In addition, the
exercise price or base price of each such IGC Option or Right will be adjusted
to equal (a) such exercise price or base price, multiplied by (b) the percentage
obtained by dividing (i) two times the IGC Average by (ii) the sum of (A) two
times the IGC Average and (B) the ACPT Average.
The costs associated with the adjusted IGC Rights and Options
following the Distribution will continue to be borne by IGC, and the cost
associated with the ACPT Rights and Options issued will be borne by ACPT.
RETIREMENT PLANS.
In connection with the Restructuring, all of the current employees of
IGC (except employees of AFH, IWT, CWT, Mark Augenblick and James J. Wilson)
will become employees of American Management. American Management will continue
and
-139-
<PAGE>
assume all of IGC's obligations under the retirement savings plan currently
maintained by IGC (the "Retirement Plan"). Employees are generally eligible to
participate when they complete one year of service. The Retirement Plan is a
defined contribution plan which provides for contributions by American
Management for the accounts of eligible employees in amounts equal to 4% of base
salaries and wages not in excess of the U.S. Social Security taxable wage base,
and 8% of salaries (limited to $150,000) that exceeded that wage base. Eligible
employees also may make voluntary contributions to their accounts and self-
direct the investment of their account balances in various investment funds that
may be selected under the plan.
OWNERSHIP OF COMMON SHARES
The following table sets forth certain information with regard to the
beneficial ownership of IGC Units as of March 1, 1998 and the projected
beneficial ownership of Common Shares after giving effect to the Restructuring
based on beneficial ownership of IGC Units as of March 1, 1998, by: (i) each
person who beneficially owns more than 5% of the outstanding IGC Units or would
beneficially own more than 5% of the outstanding Common Shares, (ii) each
Trustee and each named executive officer of ACPT, (iii) each director and named
executive officer of IGMC, (iv) all Trustees and executive officers of ACPT as a
group and (v) all directors and executive officers of IGMC as a group. Except
as otherwise indicated, each person named in the table will have sole voting and
sole investment power with respect to all of the Common Shares shown as
beneficially owned by such person.
-140-
<PAGE>
<TABLE>
<CAPTION>
Beneficial Ownership (1)
-------------------------
Number of Number of
Name of Beneficial Owner IGC Units Common Shares Percent
- ------------------------ --------- ------------- -------
<S> <C> <C> <C>
J. Michael Wilson (2) 215,495 107,748 2.08
Edwin L. Kelly 111,214 55,607 1.07
Francisco Arrivi Cros (3) 10,000 5,000 *
Donald G. Blakeman 377,389 188,695 3.64
Thomas Shafer - - *
Thomas B. Wilson 172,795 86,398 1.67
Paul Resnik 10,000 5,000 *
Eduardo Cruz Ocasio - - *
All Trustees and executive officers of ACPT 896,893 448,448 8.67
as a group (8 persons) (2) (3)
Mark Augenblick - - *
James J. Wilson (4) 30,579 15,290 *
All Directors and executive officers of IGMC
as a group (11 persons) (2) (3) 967,728 483,866 9.35
Bessemer Interstate Corporation
245 Peachtree Center Avenue #804
Atlanta, GA 30303 522,208 261,104 5.04
Interstate Business Corporation
222 Smallwood Village Center
St. Charles, MD 20602 (5) 3,080,515 1,540,258 29.75
Wilson Securities Corporation
222 Smallwood Village Center
St. Charles, MD 20602 (5) 1,172,203 586,102 11.32
</TABLE>
__________________________
* less than 1%
(1) The beneficial ownership of IGC Units and Common Shares is determined on
the basis of IGC Units directly and indirectly owned by directors and
executive officers of IGMC and Trustees and executive officers of ACPT and
IGC Units to be issued to such persons under options which are exercisable
within the next 60 days. The percentage of ownership is based on the
aggregate number of IGC Units outstanding as of December 31, 1997, plus all
IGC Units issuable upon exercise of options within the next 60 days, for a
total of 10,354,185. At a distribution ratio of one to two, the number of
Common Shares expected to be outstanding immediately following the
Distribution is approximately 5,200,000. The total number of outstanding
ACPT shares does not reflect the results of the Private Offering.
(2) Includes 42,700 IGC Units (.42%) attributable to IGC Units held by the
Wilson Family Limited Partnership, a partnership for which J. Michael
Wilson serves as a general partner.
(3) Includes IGC Units subject to options exercisable under the IGC Employees
Plans of 10,000 for Francisco Arrivi Cros.
(4) Includes 100 IGC Units (0%) held by his wife, Barbara A. Wilson.
(5) Owned by certain members of the Wilson Family, including J. Michael Wilson
and Thomas B. Wilson.
-141-
<PAGE>
TRANSACTIONS WITH RELATED PARTIES
STAGGERED TRANSFER OF PARTNERSHIP INTERESTS TO AMERICAN HOUSING
Prior to the Distribution IGC will not have completed the transfer to
American Housing of portions of IGC's limited and general partnership interests
in eight U.S. Apartment Partnerships. These transfers will be deferred to permit
IGC to obtain limited partner consents or to avoid certain of the partnerships
from triggering a tax termination pursuant to Section 708 of the Code. The
partnership interests temporarily retained by IGC until consent of a majority of
limited partners can be obtained will be:
Essex Apartment Associates Limited Partnership - a 1% general partnership
interest
Bannister Associates Limited Partnership - a 5% general partnership
interest
Crossland Associates Limited Partnership - a 5% general partnership
interest
Huntington Associates Limited Partnership - a 1% general partnership
interest.
IGC will use its best efforts to obtain limited partner consent for
such transfers as soon as practicable. Pending such consent IGC will assign to
American Housing the beneficial interest in Bannister and Crossland and any
distributions received from Essex and Huntington.
The partnership interests temporarily retained by IGC to avoid a
technical termination of the partnership under Section 708 of the Code will be:
Headen House Associates Limited Partnership - a [.5% general partnership
interest and a 2% limited partnership interest]
Palmer Apartments Associates Limited Partnership - a [.5% general
partnership interest and a 2% limited partnership interest]
Wakefield Terrace Associates Limited Partnership - a [.5% general
partnership interest]
Wakefield Third Age Associates Limited Partnership - a [.5% general
partnership interest.]
-142-
<PAGE>
IGC will transfer its retained interest in these Apartment
Partnerships on the first anniversary of the Distribution. Prior to that time
IGC will retain the economic benefits associated with the retained interests.
ACPT will indemnify and hold harmless IGC from any liability to any
third party that might be imposed upon IGC in its capacity as a general partner
of any of the eight Apartment Partnerships in which it temporarily retains an
interest.
CONSULTING AGREEMENT.
American Management will enter into a consulting and retirement
compensation agreement with IGC's founder and Chief Executive Officer, James J.
Wilson, to become effective on the date of the Restructuring (the "Consulting
Agreement"). The Consulting Agreement will provide for annual cash payments
during the first two years of $500,000 and annual cash payments for eight years
thereafter of $200,000. However, if Mr. Wilson dies or ACPT is sold during the
term of the Consulting Agreement, the agreement provides for a lump sum payment
equal to the lesser of $400,000 or the aggregate of annual payments then payable
under the agreement. During the Consulting Agreement term, Mr. Wilson will
remain available to provide consulting services requested from time to time by
the Board of Trustees including strategic planning and transaction advisory
services. Pursuant to the Consulting Agreement, American Management will
reimburse the reasonable costs and expenses incurred by Mr. Wilson in providing
requested consulting services. The Consulting Agreement would remain in effect
in the event that Mr. Wilson is convicted of any charges related to the wetlands
litigation. Mr. Wilson is the father of J. Michael Wilson and Thomas B. Wilson.
BANC ONE FINANCING.
On September 19, 1997, IGC refinanced substantially all of its U.S.
land development recourse indebtedness pursuant to a Master Loan Agreement dated
August 1, 1997 by and among IGC, ACPT, St. Charles Community LLC and Banc One.
To date approximately $14 million in proceeds of this $20 million facility were
used as follows: $6.8 million to satisfy existing indebtedness to NationsBank,
$1.7 million to pay Puerto Rico income tax, $2.5 million for various accounts
payable, and $3 million to pay in full the wetlands fine. In addition, the Banc
One facility provides for up to $4 million in community development financing
for Fairway Village, and $2 million for payment of wetlands remediation
expenses.
The loan bears interest at prime plus 2.5% and requires semi-annual
principal payments of $1 million during the first year and $1.5 million
thereafter until maturity at the end of the seventh year. The loan is secured
by substantially all of IGC's assets, excluding (with the exception of one 14
acre land parcel in St. Charles) the assets that will remain in IGC following
the Restructuring. During the first 3 years of the loan, Banc One is generally
entitled to receive 50% of the net sales proceeds of any
-143-
<PAGE>
collateral as a mandatory principal curtailment with the percentages increasing
to 60% in years 4 and 5, 70% in year 6, and 80% in year 7. The loan with Banc
One requires additional interest payments on each annual anniversary date. The
amount due is 1% of the outstanding balance in 1998 and 1999, and increases 1/2%
each year thereafter, through 2003.
In connection with the loan, IGC granted Banc One an option to
purchase 150,000 IGC Units at an exercise price of $3.0016 per unit. During any
year that the loan remains outstanding, IGC is required to grant Banc One 75,000
additional options with an exercise price equal to the lesser of the Strike
Price or the market price on the date of grant.
Following the Restructuring, and upon approval of Banc One, ACPT will
assume the obligation to grant options. IGC will remain liable to Banc One for
outstanding indebtedness but will be released from its other covenant
obligations. Pursuant to the Service Agreement, ACPT will indemnify and hold
harmless IGC from any liability under the Banc One loan.
JOINT LITIGATION WITH CHARLES COUNTY.
In connection with the land transfers, SCA has assigned to ACPT its
rights under the 1989 settlement agreement with Charles County. However, with
respect to pending litigation to enforce the settlement agreement, SCA has
retained its claim for any monetary damages for excess sewer connection fees and
impact fees paid prior to the Distribution that may be awarded as a result of
such litigation. See "Legal Proceedings -- IGC -- Other Litigation."
SERVICES OF WHITMAN, REQUARDT.
Whitman, Requardt, an engineering and consulting firm of which Thomas
Shafer recently retired as the managing partner, has regularly performed
engineering, surveying, inspection and environmental assessment services for IGC
and its predecessors with respect to the St. Charles land assets for over 30
years and will continue to provide such services for ACPT following the
Restructuring. Mr. Shafer will become a Trustee of ACPT upon completion of the
Distribution. Whitman, Requardt has charged IGC $300,000 for services performed
in 1997, and as of March 15, 1998, IGC owes Whitman, Requardt $137,000 for
services rendered. Following the Distribution ACPT will assume any outstanding
amounts payable to Whitman, Requardt.
NATIONSBANK LETTER OF CREDIT.
NationsBank has issued in the name of IGC a standby letter of credit
in the face amount of $4.2 million which serves as collateral for municipal
bonds in the
-144-
<PAGE>
principal amount of $4.2 million issued by a District of Columbia agency that
finance the Chastleton Apartments. IGC's obligations under the letter of credit
are secured by an assignment of certain notes payable by Brandywine Investment
Associates L.P. and by IGP's partnership interests in three Puerto Rico
Apartment Partnerships. Additional collateral has been provided by IBC and IBC
has undertaken to replace the NationsBank letter of credit with a letter of
credit secured only by assets of IBC.
PAYMENTS TO IBC FOR SERVICES PROVIDED BY J. MICHAEL WILSON.
J. Michael Wilson, the Chairman of ACPT and President of IBC, will
remain on the payroll of IBC following the Restructuring. ACPT will reimburse
IBC for one half of Mr. Wilson's salary, up to $90,000, plus the amount of
related costs, including FICA and FUTA taxes, incident to such salary.
LAND SALE TO IBC AFFILIATE.
On June 30, 1997, an affiliate of IBC purchased 374 acres for
$3,000,000. The sales price was determined based on an independent appraisal
value of $2,800,000 for the land plus the cost of engineering work provided by
IGC. The sales price was paid with a 20% down payment and a note receivable for
$2,400,000. On February 27, 1998 IBC assumed a $3,000,000 note payable due Banco
Popular in satisfaction of payables due from IBC to IGC totalling $3,000,000
comprised of the $2,400,000 note, accrued interest thereon and other payables.
Management believes the terms of these transactions are comparable to those that
could have been negotiated with an independent third party.
SALE OF MANAGEMENT FEE RECEIVABLES.
During the second quarter 1997, an affiliate of IBC purchased the
management fees receivable due from four apartment projects owned by affiliates
of IGC or IBC at their aggregate face value of $190,000. Management believes
the sales price of the receivable is at least as favorable to IGC than what
could have been negotiated with an independent third party which likely would
have required a discount to face value.
RECEIVABLES FROM LAND SALES TO FORMER DIRECTOR.
LDA holds three notes receivable totalling $2,131,000 due from an
affiliate of Jorge Colon Nevares, a former IGC director. Two of these notes
totalling $1,252,000 contain provisions delaying the commencement of interest
until the earlier of the completion of certain infrastructure or a specified
date. The completion of the infrastructure was delayed and the interest
commencement provisions of the notes were modified accordingly. Management
believes that the terms of this transaction are comparable to those that could
be negotiated with an independent third party.
-145-
<PAGE>
APARTMENT MANAGEMENT SERVICES.
IGC provides management services to five apartment rental projects and
two commercial properties in which ACPT is not the general partner and IBC or an
IBC related entity holds an ownership interest. ACPT will assume these
management contracts after the Restructuring. The management contracts provide
for fees ranging from 2.5% to 3.5% of rents. Total fees in 1997 were $560,000.
Management believes that the terms of these transactions are comparable to those
that could be negotiated with an independent third party.
LDA RECEIVABLE.
IGC will retain a portion of a $9 million receivable due from LDA
after the completion of the Restructuring. The note receivable is payable from
LDA's first available cash flow determined by ACPT after debt service,
operations and working capital requirements. ACPT will retain the right to
collect the first $2,400,000 paid on this note.
INCOME TAX CONSIDERATIONS
FEDERAL INCOME TAX CONSIDERATIONS.
This "Federal Income Tax Considerations" section summarizes the
material federal income tax considerations applicable to the Distribution,
holding and disposition of Common Shares. This discussion is not a complete
analysis of all the tax considerations and, in particular, does not address all
aspects of taxation that may be relevant to certain types of Shareholders
subject to special treatment under federal income tax laws (for example, life
insurance companies, tax exempt organizations, financial institutions, foreign
corporations, and non-resident alien individuals). This discussion and the
discussions that follow relating to certain State and Puerto Rico tax
considerations do not address the tax considerations applicable to (1) the Asset
Transfers, (2) the issuance, holding, or disposition of American Rental
Preferred Shares, (3) the issuance, holding, or disposition of ACPT Preferred
Shares under the Private Offering, or (4) the exchange of limited partnership
interests held by investors in the U.S. Apartment Partnerships or the Puerto
Rico Apartment Partnerships for limited partnership interests in American
Housing or IGP pursuant to the Exchange Offer. This discussion also does not
address foreign tax laws or any United States federal, state, or Puerto Rico tax
laws other than those pertaining to income tax. This discussion assumes that the
Shareholders will hold their Units and the Common Shares as capital assets
within the meaning of Section 1221 of the Code. Except as noted, the discussion
further assumes that Shareholders will not be Puerto Rico resident individuals,
entities organized under the laws of Puerto Rico, persons engaged in a trade or
business in Puerto Rico or trusts resident in Puerto Rico (a "Puerto Rico
Shareholder"). PROSPECTIVE SHAREHOLDERS ARE STRONGLY URGED TO CONSULT THEIR OWN
TAX
-146-
<PAGE>
ADVISERS REGARDING THE TAX CONSEQUENCES OF THE DISTRIBUTION, HOLDING AND
DISPOSITION OF COMMON SHARES.
No rulings have been requested from the IRS with respect to the
matters discussed in this section. Counsel's opinion with respect to federal
income tax matters is contained in a letter to ACPT dated ____, 1998 ("Counsel's
Tax Opinion") which is filed as an Exhibit to the Registration Statement of
which this Proxy Statement/Prospectus is a part. All references to Counsel's
opinion on any federal income tax matter expressed in this Proxy
Statement/Prospectus is subject to the qualifications, assumptions, and
representations set forth in Counsel's Tax Opinion, and is expressly conditioned
on the representations made by the Trustees of ACPT in a letter to Counsel dated
_______ (the "Trustee Letter") and the representations made by the [_________]
of IBC, the general partner of IGC, in a letter to Counsel dated ______ (the
"IGC Letter").
All computations, projections, estimates, and forecasts, including all
estimates and computations of the amount and character of income, gain, loss, or
deduction, and any underlying estimation or computation of tax basis and value,
have been furnished to Counsel by IGC. Counsel has not independently reviewed
these computations or the underlying projections, estimates, and forecasts upon
which they are based.
Counsel has assisted in the preparation of, and has reviewed, the
discussion in this "Federal Income Tax Considerations" section. Counsel is of
the opinion that the discussion in this "Federal Income Tax Considerations"
section fairly summarizes the federal income tax considerations that are likely
to be material to a Shareholder. Although the opinion of Counsel represents
Counsel's best judgement as to the matters discussed herein, it does not bind
the IRS or in any way constitute an assurance that the federal income tax
consequences described herein will be followed by the IRS. Counsel expresses no
opinion on the discussion contained in "Income Tax Considerations -- Certain
State Income Tax and Puerto Rico Income Tax Considerations -- Certain State Tax
Considerations" or "Income Tax Considerations -- Certain State Income Tax and
Puerto Rico Income Tax Considerations -- Certain Puerto Rico Income Tax
Considerations."
The summary of federal income tax consequences is based on the
provisions of the Code, the United States Department of the Treasury regulations
(the "Regulations"), published rulings of the IRS and judicial decisions as
currently in effect, all of which are subject to change and could be applied
retroactively at any time. Particularly, the Taxpayer Relief Act of 1997 (Pub.
L. 105-34) ("1997 Act") made significant changes to the Code, including changes
relating to the treatment of partnerships and REITs. It may be some time before
Regulations or other formal guidance is issued under the 1997 Act. Such
Regulations could interpret the relevant law in a manner that is contrary to
this discussion or contrary to the opinion of Counsel and
-147-
<PAGE>
such interpretation could be applied retroactively. In addition, President
Clinton has made several legislative proposals relating to REITs as part of the
revenue provisions contained in the President's Fiscal Year 1999 Budget Proposal
which, as discussed below, could have a significant negative impact on the
proposed transactions. Bills containing a version of at least one of these REIT
proposals have been introduced in both the House of Representatives and the
Senate. It is possible that issues relating to qualification as a REIT will be
the subject of significant legislative and administrative activity in the near
future.
All references in this "Federal Income Tax Considerations" section to
Puerto Rico law or the treatment of ACPT and IGP Group under Puerto Rico law,
including, without limitation, references to the treatment for Puerto Rico
income tax purposes, are based on the discussion under "Income Tax
Considerations -- Certain State Income Tax and Puerto Rico Income Tax
Considerations -- Certain Puerto Rico Income Tax Considerations" and the opinion
of Puerto Rico Counsel described therein.
FEDERAL INCOME TAX CLASSIFICATION OF IGC.
IGC is a Delaware limited partnership. The initial public offering of
IGC Units was completed in February 1987. The basic source of criteria for
classification of an entity for federal tax purposes is Sections 301.7701-1
through 301.7701-4 of the Regulations. Under the Regulations, business entities
such as IGC that have been in existence prior to 1997 generally retain the same
classification that they claimed under the former Regulations that were in
effect prior to 1997, unless they elect otherwise. Thus, IGC will retain its
partnership status so long as it does not elect to be treated as an association
taxable as a corporation and so long as it is not a "publicly traded
partnership" that is taxed as a corporation under Code Section 7704. Even if it
satisfies the other requirements to be treated as a partnership, an organization
generally will be taxed as a corporation if it is a "publicly traded
partnership." A partnership is publicly traded if, among other things, its
interests are traded on an established securities market.
As discussed below, if the Distribution occurs at a time when IGC is
treated as a corporation for tax purposes, the Distribution will result in
significant adverse tax consequences to IGC and the Unitholders. It is possible
that the determination of whether IGC will be treated as a corporation as of
January 1, 1998, will not be certain until after the Distribution and it is also
possible that the Distribution could adversely affect the determination of
whether IGC will be treated as a corporation as of January 1, 1998, because the
Distribution will remove a potential source of a significant amount of gross
income of the type that would allow IGC to qualify for an exception from the
general rule that publicly traded partnerships are taxed as corporations.
Entities such as IGC that were publicly traded partnerships on
December 17, 1987 ("Existing Partnerships") were not subject to the general
rules for
-148-
<PAGE>
treatment as a corporation under Code Section 7704 until taxable years beginning
after December 31, 1997. The 1997 Act generally permitted an Existing
Partnership to make an irrevocable election ("Electing Existing Partnership") to
continue to avoid treatment as a corporation (even if it did not qualify for the
exception for partnerships with passive-type income, described below) if the
Electing Existing Partnership consented to, and paid, a tax equal to 3.5% of its
gross income for the taxable year from the active conduct of trades or
businesses of the Electing Existing Partnership. This tax generally is treated
as an income tax, but no credit is available to any partner for federal income
tax purposes. For purposes of computing the gross income subject to this tax,
the Electing Existing Partnership must include its distributive share of the
gross income of any lower-tier partnership from the active conduct of trades of
businesses of such other partnership.
The general rule that publicly traded partnerships are taxed as
corporations does not apply to a publicly traded partnership for a taxable year
if at least 90% of the organization's gross income for such taxable year (and
all prior taxable years) constitutes "qualifying income." Qualifying income
includes interest, dividends, "real property rents," gain from the sale or other
disposition of real property (including property held for sale and other
property described in Code Section 1221(1)), certain income derived in
connection with certain natural resources, and gain from the sale or disposition
of a capital asset (or property described in Code Section 1231(b) held for the
production of qualifying income). Qualifying income generally includes income
that qualifies under the regulated investment company or REIT qualification
rules (see "-- Federal Income Tax Classification of American Rental -- 95% Gross
Income Test"). However, the term "real property rents" (see "-- Federal Income
Tax Classification of American Rental --75% Gross Income Test") is expanded by
removing the independent contractor requirements for certain services provided
to tenants and limiting the application of certain constructive ownership
provisions by adding a 5% ownership "floor" to certain constructive ownership
rules that generally apply to all partners and their partnerships. Qualifying
income does not include interest derived in the conduct of a financial or
insurance business or any interest that would not constitute qualifying income
for purposes of the REIT qualification rules.
Less than 90% of IGC's gross income for the first quarter of 1998
constitutes qualifying income. After the Distribution, it is unlikely that IGC
will have sufficient amounts of gross qualifying income to have a significant
effect on this computation. IGC has represented that it will closely monitor
the amount and character of IGC's gross income and will take necessary steps,
including transferring certain assets that generate non-qualifying income to
corporate entities, in order to increase the percentage of IGC's gross income
that constitutes qualifying income. In addition, the Restructuring is
contingent upon the management of IGC determining that IGC will be classified as
a partnership for federal tax purposes for 1998. See "the Special Meeting --
Recommendation of the Board of Directors of IGMC." However, there can be no
assurances that these efforts will be successful or that IGC will generate
sufficient
-149-
<PAGE>
amounts of qualifying income relative to non-qualifying income to meet the "90%
qualifying income" exemption from the general treatment of publicly held
partnerships as corporations.
Some of the steps that IGC has taken or expects to take in order to
reduce its non-qualifying gross income include: (1) transferring an interest in
IGP to IGP Group and amending the partnership agreement of IGP to specially
allocate certain non-qualifying management fee income to IGP Group; (2) further
amending the IGP Partnership Agreement to transfer IGC's interests in certain
Puerto Rico Apartment Partnerships that are generating non-qualifying rents from
personal property to IGP Group; (3) entering into certain sale and leaseback
arrangements with respect to personal property on behalf of certain U.S.
Apartment Partnerships that IGC expects will result in a decrease in non-
qualifying rents from such personal property that will then be subleased to
tenants; and (4) taking other steps to reduce non-qualifying income such as
transferring assets that are generating non-qualifying income, such as IGC's
interest in Housing Development Associates, S.E. ("HDA").
IGC also expects to take steps that will increase its qualifying
income, such as liquidating AFH. The liquidation of AFH is expected to increase
IGC's qualifying income because tax items such as income from the sale of real
property formerly held by AFH would be included in IGC's gross income. However,
such income will likely increase IGC's taxable income and therefore each
Unitholder's distributive share of IGC's taxable income. IGC's taxable income
will also be increased as a result of the Asset Transfers. As discussed below,
IGC may not distribute sufficient cash to allow Unitholders to satisfy their
federal tax liability with respect to the Unitholder's share of IGC's taxable
income. See "-- Federal Income Tax Consequences of the Asset Transfers."
As a result of the Asset Transfers and other steps taken by IGC to
maintain its status as a partnership for federal tax purposes, it is likely that
IGC will have a lower tax basis in its assets than if the Asset Transfers and
such other steps had not been taken. This decrease in basis may be reflected in
IGC's basis in the Common Shares. This decrease may also be reflected in the
tax basis that the Shareholders take in their Common Shares because Shareholders
will take a tax basis in their Common Shares equal to the lesser of IGC's tax
basis in the Common Shares or the Shareholders' adjusted tax basis in their IGC
Units immediately before the Distribution. In addition, there can be no
assurances that the positions adopted by IGC in the Asset Transfers and other
steps taken by IGC either to reduce its non-qualifying income or increase its
qualifying income will not be successfully challenged by the IRS.
If IGC were to fail to meet the "90% qualifying income" test for 1998,
it may be able to seek relief from the IRS whereby it would be treated as if it
met such tests for that period. Such relief would be available only if IGC could
establish to the satisfaction of the IRS that such failure was inadvertent, if
it takes timely steps so that
-150-
<PAGE>
the gross income requirements are subsequently met, and if it agrees to make
such adjustments (including adjustments with respect to the Unitholders) or pay
such amounts as may be required by the IRS. The amounts of the adjustments or
payments are intended to represent the portion of the tax liability that would
be imposed on a partnership if it were treated as a corporation during the
period of failure to meet the "90% qualifying income" test.
Alternatively, if IGC failed to meet the "90% qualifying income" test
it could also avoid being treated as a corporation by making the election and
paying the tax as an Electing Eligible Partnership, as described above.
If IGC failed to meet the "90% qualifying income" test for 1998 and
did not take any of the actions described above to avoid being treated as a
corporation, the following events would be deemed to occur on January 1, 1998:
(1) IGC would be deemed to transfer all of its assets (subject to its
liabilities) to a newly formed corporation in exchange for the stock of the
corporation, and (2) IGC would be deemed to distribute its stock to its partners
(including Unitholders) in liquidation of their interests in IGC. Such deemed
events generally should not give rise to gain except that (i) gain would be
recognized by IGC (and such gain would be allocated to the Unitholders) to the
extent that the aggregate amount of liabilities deemed to be assumed by the new
corporation exceed the adjusted tax basis of the assets deemed contributed to
the corporation; and (ii) gain would be recognized by a Unitholder to the extent
that cash is deemed to be distributed to the Unitholder in excess of such
Unitholder's adjusted tax basis in his or her Units immediately before such
deemed distribution.
If IGC were treated as a corporation as of January 1, 1998, then the
Distribution would be taxable to IGC to the extent that the fair market value of
the ACPT Common Shares exceed IGC's adjusted tax basis in such Common Shares
immediately before the Distribution and an amount equal to the value of the
Common Shares generally would be treated as a distribution to the Unitholders
taxable as a dividend to the extent of IGC's "earnings and profits" (for the
period that it was treated as a corporation), then a return of capital to the
extent of the Unitholder's basis in his or her Units, and then gain from the
sale or exchange of property.
The following discussion assumes that IGC will be treated as a
partnership for 1998.
FEDERAL INCOME TAX CLASSIFICATION OF ACPT.
ACPT has been organized as an entity that will be treated as a
partnership for tax purposes, in part to avoid the "double" taxation that occurs
when a corporation distributes its profits to its Shareholders and to minimize
the aggregate Puerto Rico and federal income tax imposed on the Puerto Rico
source income of IGP Group and its subsidiaries. Under current law, a
partnership is not a taxable entity and incurs no
-151-
<PAGE>
federal income tax liability. Instead, each partner is required to take into
account in computing such partner's income tax liability such partner's
allocable share of the partnership's income whether or not the partnership makes
a distribution of cash corresponding to such income. Because American Land and
American Management will be classified as corporations for federal income tax
purposes, it generally will not be possible to avoid this "double" federal
income taxation with respect to amounts distributed by American Land or American
Management to ACPT. However, as discussed in greater detail below, so long as
American Rental qualifies as a REIT for federal income tax purposes, ACPT and
its Shareholders will be able to avoid such "double" taxation with respect to
amounts distributed by American Rental to ACPT and, so long as IGP Group will
not be subject to federal income tax and will be treated as a partnership for
Puerto Rico tax purposes, ACPT and its Shareholders effectively may be able to
avoid a portion of such "double" taxation through foreign tax credits (or
deductions) with respect to Puerto Rico taxes paid by ACPT with respect to IGP
Group's Puerto Rico source income. See "-- Federal Income Taxation of American
Rental," "--Puerto Rico Income Tax Classification of IGP Group," and "-- Federal
Income Taxation of ACPT and Shareholders -- Foreign Tax Credit." The
achievement of these objectives, however, depends entirely upon ACPT being
classified as a partnership (rather than being classified as a "corporation" or
an "association" taxable as a corpora tion) for federal tax purposes, American
Rental being classified as a REIT for federal tax purposes, and IGP Group being
treated as a partnership for Puerto Rico tax purposes.
If it were determined that ACPT is taxable as a corporation or that
American Rental does not qualify as a REIT, the anticipated tax advantages to
ACPT and the Shareholders would be materially and adversely affected. If ACPT
were classified as a corporation or as an association taxable as a corporation,
the profits of ACPT would be taxed to ACPT as if it were a corporation at the
rates applicable to corporations (the current highest federal tax rate
applicable to corporations is 35%). In determining its taxable income, ACPT
would be eligible for a dividends received deduction with respect to the
dividends it receives from American Land and American Management (but not
American Rental so long as it qualifies as a REIT). Moreover, distributions to
the Shareholders would be treated as corporate distributions, taxable at
ordinary income tax rates to the extent of earnings and profits, or as non-
taxable returns of capital or distributions taxable at capital gains rates,
depending upon the circumstances of the distribution.
If American Rental did not qualify as a REIT, the taxable income of
American Rental would be determined without regard to the deduction for
distributions applicable to REITs and such taxable income would be subject to
tax at the rates applicable to corporations. Thus, classification of ACPT as a
corporation or the failure of American Rental to qualify as a REIT for federal
income tax purposes would frustrate the objective of eliminating "double"
taxation on American Rental profits that are distributed to ACPT.
-152-
<PAGE>
Classification of ACPT as a corporation would also preclude
Shareholders from taking into account their allocable share of any Puerto Rico
income taxes paid by ACPT for purposes of the foreign tax credit or an
associated deduction for federal tax purposes. See "-- Federal Income Taxation
of ACPT and Shareholders -- Foreign Tax Credit."
The basic source of criteria for classification of an entity for
federal tax purposes is Sections 301.7701-1 through 301.7701-4 of the
Regulations. The Regulations provide that for federal tax purposes, a
partnership is a "business entity" with at least two members that is not treated
as a corporation under Section 301.7701-2(b) of the Regulations. A "business
entity" is any entity recognized for federal tax purposes that is not properly
classified as a trust under Section 301.7701-4 of the Regulations or otherwise
subject to special treatment under the Code. The Regulations clarify that
although some arrangements are called trusts under local law, the term "trusts"
for federal tax purposes generally is limited to arrangements to protect or
conserve property for beneficiaries, and does not include other arrangements,
often known as business or commercial trusts, which are created by the
beneficiaries simply as a device to carry on a profit-making business that
normally would have been carried on though business organizations that are
classified as partnerships or corporations under the Code.
U.S. business entities formed pursuant to a State statute are
classified as corporations under Section 301.7701-2(b) of the Regulations if
such statute describes or refers to the entity as "incorporated" or as a
"corporation," "body corporate," "body politic," "joint stock company," or
"joint stock association." In addition, corporations include all insurance
companies, certain entities conducting banking activities, entities wholly owned
by a State or political subdivision thereof, certain designated foreign
entities, business entities that are specifically taxable as corporations under
another provision of the Code, and certain entities that "elect" under the
Regulations to be treated as associations taxable as corporations for federal
tax purposes.
A business entity that is not classified as a corporation under
Section 301.7701-2(b) generally is treated as an "eligible entity" for purposes
of electing its classification for federal tax purposes under Section 301.7701-
3. Unless it elects otherwise, a domestic eligible entity formed after January
1, 1997, is classified as a partnership if it has two or more members or is
disregarded as an entity separate from its owner if it has a single owner.
Even if it satisfies the other requirements to be treated as a
partnership, an organization generally will be taxed as a corporation if it is a
"publicly traded partnership." A partnership is publicly traded if, among other
things, its interests are traded on an established securities market. The
general rule that publicly traded partnerships are taxed as corporations does
not apply to a publicly traded partnership for a taxable year if at least 90% of
the organization's gross income for such taxable year
-153-
<PAGE>
(and all prior taxable years) constitutes "qualifying income." Qualifying
income includes interest, dividends and "real property rents."
ACPT is a Maryland investment trust which has been organized to carry
on a profit-making business. Therefore, ACPT will qualify as a "business entity"
for purposes of the Regulations. Further, ACPT does not come within those
entities classified as corporations under Section 301.7701-2(b) of the
Regulations, and, subject to the discussion below, is not treated as a
corporation under any provision of the Code other than Code Section 7701. Thus,
as a domestic eligible entity with more than one member, it will be classified
as a partnership absent an affirmative election to be treated as a corporation
for tax purposes.
If the Common Shares are traded on AMEX and/or the PSE, ACPT will be
regarded as a publicly traded partnership. Therefore, for ACPT to qualify as a
partnership for federal income tax purposes, at least 90% of ACPT's gross income
must be "qualifying income," which includes dividends, interest, real property
rents and gain from the sale or other disposition of real property. Because
ACPT initially will hold only interests in American Rental, American Land,
American Management and IGP Group, it is anticipated that virtually all of
ACPT's income will be in the form of dividends, including REIT dividends. The
ACPT Board of Trustees has represented that at least 90% of ACPT's income will
consist of "real property rents," interest and dividends.
Counsel's Opinion of Federal Income Tax Classification of ACPT.
--------------------------------------------------------------
Covington & Burling is of the opinion, subject to the following
assumptions and representations, that under the Code, the Regulations, published
rulings of the IRS, and judicial decisions, ACPT will be treated as a
"partnership" for federal income tax purposes. In rendering this opinion,
Counsel has reviewed ACPT's Declaration of Trust, Bylaws, and such other
documents as Counsel has considered necessary for purposes of this opinion.
This opinion is based on the assumption that 90% or more of ACPT's
income will be "qualifying income" within the meaning of Section 7704 of the
Code. Under the current organizational structure, virtually all of ACPT's income
will consist of "qualifying income" in the form of dividends. However, Counsel
has relied on the Trustees' representation that at least 90% of ACPT's income
will continue to consist of dividends and other "qualifying income." There can
be no assurance that the Trustees' representation accurately predicts the
sources of ACPT's income and that at least 90% of ACPT's income will be
qualifying income for any taxable year.
Counsel's opinion relies upon the representations made by the Board of
Trustees of ACPT in the Trustee Letter. Counsel's opinion is based on the
assumption
-154-
<PAGE>
that any successor Trustees of ACPT will make and satisfy these representations.
These representations include, but are not limited to, the following
representations:
(i) At all times while acting as Trustees of ACPT, the Trustees will
operate ACPT or cause ACPT to be operated in accordance with applicable
provisions of the Act, the Declaration of Trust, and this Proxy
Statement/Prospectus, including, without limitation, compliance with the
representations of ACPT herein.
(ii) ACPT shall not make an election to be classified as an association
taxable as a corporation for federal tax purposes.
(iii) ACPT shall take no action that would cause it to be treated other
than as a partnership for federal tax purposes under Treasury Regulations
Sections 301.7701-1 through 301.7701-4.
(iv) At least 90% of ACPT's gross income will constitute "qualifying
income," as that term is defined in Code Section 7704(d).
Counsel's opinion further relies upon the following representations
made by ACPT with respect to IGP Group:
(i) ACPT will cause IGP Group to be operated in accordance with
applicable provisions of its Articles of Incorporation, Bylaws, and this Proxy
Statement/Prospectus, including, without limitation, compliance with the
representations of IGP Group herein.
(ii) IGP Group shall take such actions as may be necessary to obtain and
preserve its status as a special partnership under applicable Puerto Rico law.
(iii) IGP Group shall take such action as may be necessary to obtain and
preserve its classification as a corporation (or an association taxed as a
corporation) for federal tax purposes (including, if necessary, an election on
IRS Form 8832).
Counsel's opinion further relies upon the following representations
made by ACPT with respect to American Land:
(i) ACPT will cause American Land to be operated in accordance with
applicable provisions of its Articles of Incorporation, Bylaws, and as described
in this Proxy Statement/Prospectus, including, without limitation, compliance
with the representations of American Land herein.
(ii) American Land shall take such action as may be necessary to obtain
and preserve its classification as a corporation (or an association taxable as a
corporation) for federal tax purposes.
Counsel's opinion further relies upon the following representations
made by ACPT with respect to American Rental:
(i) ACPT will cause American Rental to be operated in accordance with
applicable provisions of its Articles of Incorporation, Bylaws, and as described
in this Proxy Statement/Prospectus, including, without limitation, compliance
with the representations of American Rental under "Federal Income Tax
Classification of American Rental -- Counsel's Opinion Relating to Qualification
of American Rental as a REIT."
-155-
<PAGE>
FEDERAL INCOME TAX CLASSIFICATION OF AMERICAN RENTAL.
American Rental will be formed as a Maryland real estate investment
trust and will elect to be treated as a REIT for federal tax purposes for its
taxable year ending December 31, 1998, and for each subsequent taxable year. An
eligible entity that files an election under Code Section 856(c)(1) to be
treated as a REIT is treated as having made an election under the Regulations to
be classified as an association taxable as a corporation, effective as of the
first day the entity is treated as a REIT. The following is a summary of the
material federal income tax considerations affecting ACPT and its Shareholders
relating to American Rental's treatment as a REIT for federal tax purposes. See
also "-- Federal Income Taxation of ACPT and Shareholders."
REIT Qualification.
------------------
American Rental may elect to be treated as a REIT if it satisfies
certain detailed requirements imposed by the Code. If American Rental qualifies
for taxation as a REIT, it generally will not be subject to corporate income tax
to the extent American Rental currently distributes its REIT taxable income to
its shareholders. This treatment effectively eliminates the "double" taxation
(i.e., taxation at both the corporate and shareholder levels) imposed on
-----
investments in most regular corporations. A qualifying REIT, however, may be
subject to certain excise and other taxes, as well as to normal corporate tax on
taxable income that is not currently distributed to its shareholders. See "--
Taxation of American Rental as a REIT." In addition, if American Rental fails to
qualify as a REIT in any taxable year, it will be subject to federal income tax
at regular corporate rates on all of its taxable income. The current maximum
federal tax rate for corporations is 35%.
General REIT Qualification Requirements, Ownership Structure,
-------------------------------------------------------------
and Stapled Stock Rules.
-----------------------
American Rental must be organized as an entity that would, if it does
not maintain its REIT status, be taxable as a domestic corporation. It cannot be
a financial institution or an insurance company, and it must be managed by one
or more trustees or directors. American Rental expects to meet each of these
requirements. Subject to the following discussion, American Rental also expects
to satisfy the requirements that are described below concerning share ownership
and reporting, the nature and amounts of American Rental's gross income and
assets, and the levels of required annual distributions. However, the ability of
American Rental to satisfy these requirements will not always be within the
control of ACPT or American Rental.
Unlike most other REITs in which the public owns direct interests in
the REIT entity, the Shareholders will own Common Shares in ACPT, a Maryland
real estate investment trust that is expected to be treated as a partnership for
federal tax purposes and as a corporation for Puerto Rico tax purposes, which in
turn owns all of
-156-
<PAGE>
the common stock of American Rental (a Maryland real estate investment trust
which will elect to be taxed as a REIT), IGP Group (a Puerto Rico "hybrid"
entity that is expected to be treated as a corporation for federal tax purposes
and a special partnership for Puerto Rico tax purposes), American Land and
American Management (both are domestic corporations). This complex structure
raises a greater number of interpretative issues, including those under the REIT
qualification rules, and more such issues which lack clear guidance, than
generally would be encountered in most other direct investments in REITs,
domestic corporations, or foreign corporations.
Under the "stapled stock" rules, if a domestic corporation and a
foreign corporation are "stapled entities," the foreign corporation is treated
as a domestic corporation and, for purposes of applying the REIT qualification
rules, all "stapled entities" are treated as a single entity. The term "stapled
entities" means any group of two or more entities if more than 50 percent of the
value of the beneficial interest of such entities consists of "stapled
interests." Two or more interests are "stapled interests" if "by reason of form
of ownership, restrictions on transfer, or other terms or conditions, in
connection with the transfer of one of such interests, the other such interests
are also transferred or required to be transferred." If American Rental and any
other corporations were found to be "stapled entities," it is unlikely that
American Rental would qualify as a REIT because the REIT qualifications rules
(including those relating to sources of gross income, types of assets, and
annual distribution requirements) would be applied as if all such "stapled
entities" were a single entity. If IGP Group and any domestic corporation were
found to be "stapled entities," IGP Group would be treated as a domestic
corporation and would be subject to federal income tax on its world-wide taxable
income at rates applicable to U.S. corporations (the current highest rate is
35%) and distributions to ACPT would be taxable as dividends to the extent of
earnings and profits, nontaxable dividends to the extent of basis, and then as
capital gain.
There are no restrictions, terms, or conditions on the stock (or other
beneficial ownership interests) of American Rental, American Land, American
Management or IGP Group that would require the transfer of any one in connection
with the transfer of any other. Thus, ACPT is free to transfer all or any
portion of the stock of each of American Rental, American Land, American
Management, or IGP Group without regard to the transfer of all or any portion of
the stock of any other of such entities. However, it is possible that the IRS
could argue that such stock comes within the stapled stock rules due to the
common ownership of such stock by ACPT, whereby a transfer of a Common Share
results in the indirect transfer of the beneficial ownership of a portion of the
stock owned by ACPT. It does not appear that Congress intended to apply the
"stapled stock" rules merely because an upper-tier entity owns stock in several
lower-tier entities that are not subject to transfer restrictions. For example,
the legislative history to the enactment of the "stapled stock" rules in 1984
indicates that Congress did not intend to treat stock of a parent corporation as
stapled to the stock of a subsidiary corporation. Although ACPT is expected to
be treated as a partnership and
-157-
<PAGE>
not a corporation, there is no indication that Congress intended to apply
different rules merely because the "parent" is a publicly traded partnership.
It appears that in enacting the "stapled stock rules" with respect to
REIT stock, Congress was primarily concerned that the pairing of the stock of an
active business with that of a REIT would result in the avoidance of corporate
level tax with respect to the real property used in the active business,
particularly when such real property is leased by the REIT to the active
business. The constructive ownership rules which generally prevent rents from
related parties from qualifying as "rents from real property" for REIT
qualification purposes generally do not apply to two corporations whose stock
are merely required to be traded together. See "-- 75% Gross Income Test." In
the case of ACPT, American Rental has represented that it (and its subsidiaries)
will not lease any property to American Land, American Management, IGP Group, or
any entity related thereto. More importantly, any rental income received
directly or indirectly by American Rental from such entities would not qualify
as "rents from real property" such term does not include rents received from an
entity in which American Rental or ACPT directly or indirectly through the
constructive ownership rules owns a 10% or greater interest.
However, the legislative history also suggests that Congress may have
intended to apply the "stapled stock" rules in a broader context, even if there
is no potential for avoidance of corporate-level taxes by the active business.
For example, the legislative history provides that in enacting the REIT
provisions Congress did not intend the "dilution" in the investment of qualified
real estate activities that occurs when small investors buy shares in another
corporation stapled to REIT shares. There is little guidance available on the
intended scope of the stapled stock rules with respect to the potential dilution
of investment in qualified real estate activities.
Although there is little guidance on the application of the stapled
stock rules to REITs there is legislative activity in this area. President
Clinton has made several legislative proposals relating to REITs as part of the
revenue provisions contained in the President's Fiscal Year 1999 Budget
Proposal. One legislative proposal, a version of which has been introduced in
both the House of Representatives and the Senate, generally would limit the
protection currently provided to certain REITs that were excepted from the
general application of the stapled stock rules under the Tax Reform Act of 1984
to certain property acquired on or before March 26, 1998. H.R. 3558, 105th Cong.
2d Sess. (1998); 144 Cong. Rec. E488-89 (daily ed. March 26, 1998)(Statement of
Rep. Archer); "General Explanation of the Administration's Revenue Proposals"
(February 1998). Although the current legislative proposals do not directly
address the ACPT structure, these proposals may result in increased legislative
or administrative scrutiny in this area, and could lead to new provisions, or
new guidance on existing provisions, that could result in the application of the
stapled stock rules to American Rental and the other corporations owned by ACPT.
The current statutory provisions grant the Treasury Department broad authority
to prescribe "such regulations
-158-
<PAGE>
as may be necessary to prevent avoidance or evasion of Federal income tax
through the use of stapled entities."
In light of the lack of existing guidance in this area and the
possibility of legislative and/or administrative activity in this area, there
can be no assurances that the IRS would not seek to apply the "stapled stock"
rules to the entities owned by ACPT under current law or under future
legislative proposals, and if so, that such application by the IRS would not be
upheld by a court of competent jurisdiction.
As discussed below under "-- Share Ownership, Reporting" another
legislative proposal included in the "General Explanation of the
Administration's Revenue Proposals" (February 1998) would add an additional
requirement for REIT qualification. It appears that American Rental would not
qualify as a REIT if it were subject to this requirement as proposed, because
under the current ownership structure, ACPT would own more than 50% of the value
and voting rights with respect to American Rental's stock.
Share Ownership, Reporting.
--------------------------
Beneficial ownership of a REIT must be evidenced by transferable
shares or transferable certificates of beneficial interest, which must be held
by 100 or more persons, determined without reference to any rules of
attribution. The "100 person" test must be met for approximately 92% of the days
in each taxable year. All of the voting common stock of American Rental will be
held by ACPT, and non-voting preferred stock will be issued to 200 employees of
American Management. The preferred stock will represent a liquidation value of
$200,000 ($1,000 per share) and will have a 10% cumulative preferred dividend.
Thus, at the time of the Distribution, the stock of American Rental will be held
by more than 100 persons. The preferred stock cannot be transferred to any
person who already owns ACPT preferred shares.
In addition, not more than 50% of the value of the American Rental
stock may be held, directly or indirectly, applying certain constructive
ownership rules, by five or fewer individuals at any time during the last half
of each of American Rental's taxable years (the "closely held" test). At the
time of the Distribution, American Rental would not meet the "closely held" test
because of the percentage ownership of the Wilson Family. American Rental is not
required to satisfy the "100 person" and "closely held" tests until its second
taxable year for which an election is made to be taxed as a REIT. It is not
anticipated that American Rental will meet the "closely held" test for its
taxable year ending December 31, 1998 (the first taxable year for which it will
elect to be a REIT) due to the percentage ownership of the Wilson Family. The
Private Offering, if completed, would result in dilution of the percentage
interest of all ACPT shareholders including the Wilson Family, whose percentage
ownership would likely be reduced below 40%. James J. Wilson and J. Michael
Wilson have advised ACPT that the Wilson Family will take such actions as may be
necessary to reduce its
-159-
<PAGE>
percentage ownership to below 40% before or during the first half of American
Rental's second taxable year in order to permit American Rental to qualify as a
REIT. However, no member of the Wilson Family is under an obligation to do so.
Thus, no assurance can be given that American Rental will qualify as a REIT.
Sales of a significant number of Common Shares by the Wilson Family or others
could affect the market price of Common Shares. See "-- Federal Income Taxation
of ACPT and Shareholders -- Section 754 Election."
ACPT's Declaration of Trust, subject to certain exceptions, authorizes
the trustees to take such actions as are necessary and desirable to preserve
American Rental's qualification as a REIT and to limit any person (other than
certain current IGC Unitholders) to direct or indirect ownership of no more than
2% of the outstanding Common Shares (the "Ownership Limit"). No transfer of
Common Shares will be permitted to the extent that such transfer will cause the
Trust to cease to qualify as a partnership for federal tax purposes or cause
American Rental to cease to qualify as a REIT. The foregoing restrictions on
transferability and ownership will continue to apply until (i) the Board of
Trustees determines that it is no longer in the best interests of ACPT for
American Rental to attempt to qualify, or to continue to qualify, as a REIT and
(ii) there is an affirmative vote of two-thirds of the votes entitled to be cast
on such matter at a regular or special meeting of the Shareholders.
Any transfer of Shares in violation of the transfer restrictions shall
be null and void, and the intended transferee will acquire no rights to the
Common Shares (Common Shares the transfer of which would be null and void under
these restrictions are hereinafter referred to as "Excess Shares"). Any Excess
Shares not otherwise exempted will be treated as transferred to one or more
organizations selected by the Board of Trustees ("Charitable Beneficiary"). Any
dividends payable with respect to the Excess Shares will be held in trust for
the Charitable Beneficiary. The Excess Shares may be retransferred by the
Charitable Beneficiary to any person. Any economic benefits accruing from a
transfer of such Excess Shares will be borne by the Charitable Beneficiary, and
the intended transferee will generally receive upon such retransfer the lesser
of the value of the Excess Shares at the time of the purported transfer and the
value of the Excess Shares at the time of the subsequent retransfer.
To monitor American Rental's compliance with the share ownership
requirements discussed above, American Rental is required to maintain records
disclosing the actual ownership of its stock. To do so, American Rental must
demand written statements each year from the record holders of certain
percentages of its stock in which the record holders are to disclose the actual
owners of the shares (i.e., the persons required to include in gross income the
REIT dividends). ACPT and American Rental will treat Common Shares as if they
were direct stock in American Rental for purposes of these requirements and
therefore will demand such statements from Shareholders as well as from ACPT and
the persons holding the preferred stock in American Rental. A list of those
persons failing or refusing to comply with this demand
-160-
<PAGE>
must be maintained as part of American Rental's records. Shareholders who fail
or refuse to comply with the demand must submit a statement with their tax
returns disclosing the actual ownership of the shares and certain other
information.
The 1997 Act replaced the rule that disqualified a REIT for any year
in which the REIT failed to comply with the above-described Regulations relating
to ascertaining ownership, with a penalty for such failure ($25,000, or $50,000
for intentional violations). Further, the 1997 Act provides that a REIT that
complies with such Regulations to ascertain ownership and which did not know, or
have reason to know, that it failed the "closely held" test will be treated as
having met the "closely held" test.
One of the legislative proposals contained in the "General
Explanations of the Administration's Revenue Proposals" issued by the Department
of the Treasury in February 1998, in connection with President Clinton's 1999
Budget Proposals, would add an additional requirement for REIT qualification
that no person can own stock of a REIT possessing more than 50% of the total
combined voting power of all classes of voting stock or more than 50% of the
total value of shares of all classes of stock. Constructive ownership rules
would apply for purposes of determining a person's stock ownership. It appears
that American Rental would not qualify as a REIT if it were subject to this
requirement, as proposed, because ACPT owns more than 50% of the voting power
and total value of American Rental's stock. This new requirement is proposed to
apply to entities electing REIT status for taxable years beginning on or after
the date of first committee action. If legislation based on this proposal is
enacted, the determination of whether American Rental will qualify as a REIT may
depend on whether American Rental is subject to such legislation based on the
effective date of such legislation as enacted.
A second legislative proposal contained in the Administration's
Revenue Proposals would limit the current exceptions from the "stapled stock"
rules for certain REITs that were in existence prior to the 1984 enactment of
those rules. Bills containing a version of this proposal have been introduced in
both the House of Representatives and the Senate. See " -- General REIT
Qualification Requirements, Ownership Structure, and the Stapled Stock Rules." A
third legislative proposal contained in the Administration's Revenue Proposals
would expand the current prohibition that REITs cannot own more than 10% of the
voting interests of a corporation to also exclude ownership of more than 10% of
the value of all classes of stock of a corporation. Although these proposals may
not directly affect ACPT or American Rental in their current form, they indicate
the possibility that there may be significant legislative and administrative
activity relating to the qualification of an entity as a REIT in the near
future.
-161-
<PAGE>
Sources of Gross Income.
-----------------------
In order to qualify as a REIT for a particular year, American Rental
also must meet three tests governing the sources of its income. These tests are
designed to ensure that a REIT derives its income principally from passive real
estate investments. In evaluating a REIT's income, the REIT will be treated as
receiving its proportionate share of the income produced by any partnership in
which the REIT invests, and any such income will retain the character that it
has in the hands of the partnership. American Rental will hold virtually all of
its real property indirectly through American Housing and the U.S. Apartment
Partnerships in which American Housing holds an interest. American Rental owns a
99% limited partner interest in American Housing. American Housing Management
Company, a Delaware corporation that is wholly owned by American Rental, will
have a 1% general partner interest in American Housing. As a wholly-owned
subsidiary of American Rental, American Housing Management Company will be a
"qualified REIT subsidiary." A qualified REIT subsidiary is not treated as a
separate corporation for federal tax purposes, and all of American Housing
Management Company's assets (including its 1% general partner interest in
American Housing), liabilities and items of income, deduction and credit are
treated as assets, liabilities and such items of American Rental. Because
American Housing will have a single owner, it will be disregarded as a separate
entity for tax purposes. For federal income tax purposes, all of the properties
held by American Housing (including its interests in the U.S. Apartment
Partnerships) will be treated as if they were held directly by American Rental
because both American Housing Management Company and American Housing are single
owner entities that are disregarded for tax purposes as entities separate from
their owners.
75% Gross Income Test.
---------------------
At least 75% of a REIT's gross income for each taxable year must be
derived from specified classes of income that principally are real estate
related. The permitted categories of principal importance to American Rental
are: (i) rents from real property, (ii) interest on loans secured by real
property, (iii) gain from the sale of real property or loans secured by real
property (excluding gain from the sale of property held primarily for sale to
customers in the ordinary course of American Rental's trade or business,
referred to below as "dealer property"), (iv) income from the operation and gain
from the sale of certain property acquired in connection with the foreclosure of
a mortgage securing that property ("foreclosure property"), (v) distributions
on, or gain from the sale of, shares of other qualifying REITs, (vi) abatements
and refunds of real property taxes, and (vii) "qualified temporary investment
income" (described below). In evaluating American Rental's compliance with the
75% income test (as well as the 95% income test described below), gross income
does not include gross income from "prohibited transactions." A prohibited
transaction is one involving a sale of dealer property, not including
foreclosure property and certain dealer property held by the REIT for at least
four years.
-162-
<PAGE>
American Rental expects that substantially all of its share of the
operating gross income of American Housing will be considered rent from real
property. Rent from real property is qualifying income for purposes of the 75%
income test only if certain conditions are satisfied. Rent from real property
includes charges for services customarily rendered to tenants and rent
attributable to personal property leased together with the real property as long
as the personal property rent is less than 15% of the total rent. Rent from
real property generally does not include rent based on the income or profits
derived from the property. American Rental and American Housing do not intend
to lease property and receive rentals based on the tenants' net income or
profit. However, rent based on a percentage of gross income is permitted as
rent from real property, and American Rental and American Housing may have
leases where rent is based on a percentage of gross income. Also excluded is
rent received from a person or corporation in which American Rental (or American
Housing or ACPT or any of either entity's 10% or greater owners) directly or
indirectly through the constructive ownership rules contained in Section 318 of
the Code owns a 10% or greater interest.
Also excluded from rent from real property is "impermissible tenant
services income" in excess of a one percent de minimis rule discussed below,
which is not treated as allowable rent from real property for purposes of the
75% income test (as well as the 95% income test described below). Generally,
impermissible tenant service income includes any amounts received directly or
indirectly by a REIT for services furnished or rendered by the REIT to its
tenants or for managing or operating the rental property. However,
impermissible tenant service income does not include amounts received by the
REIT for services performed by an "independent contractor" from whom the REIT
does not derive any income or any amounts received by the REIT for any services
provided by the REIT that are "usually or customarily rendered" in connection
with the rental of space for occupancy only and are not considered rendered
primarily for the convenience of the tenant (applying standards that govern in
evaluating whether rent from real property would be unrelated business taxable
income when received by a tax-exempt owner of the property). If the REIT's
impermissible tenant services income from a property exceeds one percent of all
amounts received or accrued from such property, all the amounts received by the
REIT from that property fail to qualify as rent from real property for purposes
of the 75% and 95% income tests.
As discussed above, American Rental will hold its interests in the
U.S. Apartment Partnerships indirectly through American Housing and American
Housing Management Company, but will be treated as if it owned such interests
directly for federal tax purposes. Property management services for the U.S.
Apartment Partnerships and for other rental apartments not owned by IGC or ACPT
will be provided by American Management, a Delaware corporation in which ACPT
owns all of the stock. American Rental, American Housing, American Housing
Management, and American Management have represented that the only material
services to be provided by them to tenants will be those services usually or
customarily rendered in connection with the rental of space for occupancy only
and that they will not provide services that
-163-
<PAGE>
might be considered rendered primarily for the convenience of tenants, such as
hotel, health care or extensive recreational or social services. Counsel has
relied upon these representations (along with other representations) in issuing
its opinion on the qualification of American Rental as a REIT. American Rental
believes that substantially all of its proportionate share of American Housing's
rental income will be qualifying income under the 75% income test, and that the
provision of services by American Rental, American Housing, American Housing
Management Company, or American Management will not cause such rental income to
fail to be included under that test.
Upon American Rental's ultimate sale of properties, any gains realized
also are expected to constitute qualifying income, in the form of gain from the
sale of real property (not involving a prohibited transaction).
95% Gross Income Test.
---------------------
In addition to earning 75% of its gross income from the sources listed
above, at least an additional 20% of American Rental's gross income for each
taxable year must come either from those sources, or from dividends, interest or
gains from the sale or other disposition of stock or other securities that do
not constitute dealer property. The 1997 Act expanded the types of income
qualifying for the 95% test (but not the 75% test) to include income from
certain hedging instruments and gain on the disposition of such instruments.
The 95% test permits a REIT to earn a significant portion of its income from
traditional "passive" investment sources that are not necessarily real estate
related. The term "interest" (under both the 75% and 95% tests) does not
include amounts that are based on the income or profits of any person. American
Rental believes it will meet the 95% Gross Income Test on an annual basis.
Failing the 75% or 95% Tests; Reasonable Cause.
----------------------------------------------
As a result of the 75% and 95% tests, REITs generally are not
permitted to earn more than 5% of their gross income from active sources (such
as brokerage commissions or other fees for services rendered). This type of
income will not qualify for the 75% test or 95% test but it is not expected that
American Rental would have a significant amount of such income and other
nonqualifying income is expected to be at all times less than 5% of American
Rental's annual gross income. While American Rental does not anticipate that it
will earn substantial amounts of nonqualifying income, if nonqualifying income
exceeds 5% of American Rental's gross income, American Rental could lose its
status as a REIT.
If American Rental fails to meet either the 75% or 95% income tests
during a taxable year, it may still qualify as a REIT for that year if (i) it
reports the source and nature of each item of its gross income in its federal
income tax return for that year; (ii) the inclusion of any incorrect information
in its return is not due to fraud with intent to evade tax; and (iii) the
failure to meet the tests is due to reasonable cause
-164-
<PAGE>
and not to willful neglect. However, in that case, American Rental would be
subject to a 100% tax based on the greater of the amount by which it fails
either the 75% or 95% income tests for such year. See "-- Taxation of American
Rental as a REIT."
Character of Assets Owned.
-------------------------
On the last day of each calendar quarter, American Rental must meet
two tests concerning the nature of its investments. For these purposes, American
Rental will be deemed to own all of American Housing's assets (including
American Housing's proportionate share of the U.S. Apartment Partnerships).
First, at least 75% of the value of the total assets of American Rental
generally must consist of real estate assets, cash, cash items (including
receivables) and government securities. For this purpose, "real estate assets"
include interests in real property, interests in loans secured by mortgages on
real property or by certain interests in real property, shares in other REITs
and certain options, but exclude mineral, oil or gas royalty interests. The
temporary investment of new capital in debt instruments also qualifies under
this 75% asset test, but only for the one-year period beginning on the date
American Rental receives the new capital. Second, although the balance of
American Rental's assets generally may be invested without restriction, American
Rental will not be permitted to own (i) securities of any one non-governmental
issuer that represent more than 5% of the value of American Rental's total
assets or (ii) more than 10% of the outstanding voting securities of any single
issuer. A REIT, however, may own 100% of the stock of a qualified REIT
subsidiary, in which case the assets, liabilities and items of income, deduction
and credit of the subsidiary are treated as those of the REIT. American Housing
Management Company expects to be a qualified REIT subsidiary because American
Rental will own all of its stock. Thus, all of American Housing Management
Company's assets, including its 1% interest in American Housing, will be treated
as being owned by American Rental.
Generally, a REIT's "total assets" means the gross assets of the REIT
determined in accordance with generally accepted accounting principles. A REIT
generally is required to revalue its assets at the end of a quarter in which it
acquires any security or property other than cash and similar items. However, a
revaluation of assets generally is not required at the end of any quarter during
which there has been no such acquisition. A REIT is required to keep sufficient
records of its investments so as to be able to show that it has complied with
these requirements during the taxable year.
American Rental expects that it will comply with these asset tests.
Annual Distributions to Shareholders.
------------------------------------
To maintain REIT status, American Rental generally must distribute to
its shareholders in each taxable year at least 95% of its net ordinary income
(capital gain is not required to be distributed). More precisely, American
Rental must distribute at least
-165-
<PAGE>
an amount equal to (i) 95% of the sum of (a) its "REIT Taxable Income" before
deduction of dividends paid and excluding any net capital gain and (b) any net
income from foreclosure property less the tax on such income, minus (ii) certain
limited categories of "excess noncash income." REIT Taxable Income is defined
to be the taxable income of the REIT, computed as if it were an ordinary
corporation with certain modifications. For example, the deduction for
dividends paid is allowed, but neither net income from foreclosure property, nor
net income from prohibited transactions, is included. In addition, the REIT may
carry over, but not carry back, a net operating loss for 15 years following the
year in which it was incurred.
The 1997 Act permits a REIT to elect to retain and pay income tax on
net long-term capital gains it receives during the tax year. If American Rental
were to make such an election, ACPT and the Shareholders would include in their
income as long-term capital gains their proportionate share of the undistributed
long-term capital gains as designated by American Rental. Generally, the
shareholders of an electing REIT are deemed to have paid their share of the tax
paid by the REIT with respect to the undistributed capital gains. Also, the
basis of the shareholders' shares in the REIT are increased by the amount of the
undistributed capital gains (less the amount of capital gains tax paid by the
REIT) included in the shareholders' long-term capital gains. These new
provisions (in particular, the shareholder credit for taxes paid and the
resulting shareholder basis adjustment) should apply to the Shareholders if
American Rental were to make such an election even though the Shareholders hold
their interests in the REIT indirectly through ACPT. However, formal guidance on
this issue has not yet been provided.
A REIT may satisfy the 95% distribution test with dividends paid
during the taxable year and with certain dividends paid after the end of the
taxable year. Dividends paid by American Rental in January that were declared
during the last calendar quarter of the prior year and were payable to
shareholders (including ACPT) on a date during the last calendar quarter of that
prior year are treated as paid on December 31 of the prior year. Other dividends
declared before the due date of American Rental's tax return for the taxable
year (including extensions) also will be treated as paid in the prior year for
American Rental, if they are paid (i) within 12 months of the end of such
taxable year and (ii) no later than American Rental's next regular distribution
payment. Dividends that are paid after the close of a taxable year and do not
qualify under the above-mentioned rule governing payments made in January will
be taxable to ACPT and the Shareholders in the year paid, even through they may
be taken into account by American Rental for a prior year. A nondeductible
excise tax equal to 4% will be imposed on American Rental for each calendar year
to the extent that dividends declared and distributed or deemed distributed
before December 31 are less than the sum of (a) 85% of American Rental's
"ordinary income" for such year, plus (b) 95% of American Rental's capital gain
net income for such year, plus (c) income not distributed in earlier years minus
(d) distributions in excess of income in earlier years.
-166-
<PAGE>
American Rental will be taxed at regular corporate rates to the extent
that it retains any portion of its taxable income (e.g., if American Rental
distributes only the required 95% of its taxable income, it would be taxed on
the retained 5%). Under certain circumstances, American Rental may not have
sufficient cash or other liquid assets to meet the distribution requirement.
This could arise because of competing demands for American Rental's funds, or
because of timing differences between tax reporting and cash receipts and
disbursements (i.e., income may have to be reported before cash is received, or
expenses may have to be paid before a deduction is allowed). In addition, cash
associated with taxable income may be used to make non-deductible payments of
principal on liabilities, resulting in taxable income without associated funds
to make a distribution. Although this may be alleviated to some extent by
depreciation deductions, such deductions will not be available after property is
fully depreciated for tax purposes (that is, after the applicable cost recovery
period). Although American Rental has represented that it will meet the 95%
distribution requirement, no assurance can be given that necessary funds will be
available.
If American Rental fails to meet the 95% distribution requirement
because of an adjustment to American Rental's taxable income by the IRS,
American Rental may be able to cure the failure retroactively by paying a
"deficiency dividend" (as well as applicable interest and penalties) within a
specified period.
American Rental is required to make the distributions described above
to its shareholders, including ACPT, in order to retain its status as a REIT.
Although ACPT is required under the terms of ACPT's Declaration of Trust to
distribute annually to Shareholders, in cash and/or property, an amount equal to
45% of the net taxable income of ACPT allocated to Shareholders less the amount
of taxes paid by ACPT in Puerto Rico and other foreign countries and certain
taxes paid by American Rental with respect to undistributed capital gains, there
can be no assurance that each Shareholder will receive sufficient cash
distributions to satisfy such Shareholder's tax liability arising from the
ownership of Common Shares. See "Distribution Policy."
Taxation of American Rental as a REIT.
-------------------------------------
American Rental will adopt the calendar year for federal income tax
purposes and will use the accrual method of accounting. For each taxable year
in which American Rental qualifies as a REIT, it generally will be taxed only on
the portion of its taxable income that it retains (which will include
undistributed net capital gain), because American Rental will be entitled to a
deduction for its dividends paid to shareholders during the taxable year. A
dividend-paid deduction is not available for dividends that are considered
"preferential" within any given class of shares or as between classes. Although
American Rental's preferred and common shares are subject to different
distribution rights for each class of stock, dividends paid by American Rental
will not be disqualified as "preferential" so long as every shareholder is
treated the same as all other shareholders in the same class (common or
preferred) and all distributions are made in
-167-
<PAGE>
accordance with the dividend rights of each class of stock. Thus, American
Rental does not anticipate that it will pay any such "preferential" dividends.
American Rental would be subject to tax on any income or gain from
foreclosure property at the highest corporate rate (currently 35%). A
confiscatory tax of 100% applies to any net income from prohibited transactions.
In addition, if American Rental fails to meet either the 75% or 95% source of
income tests described above but still qualifies for REIT status under the
reasonable cause exception to those tests, a 100% tax would be imposed equal to
the amount obtained by multiplying (i) the greater of the amount, if any, by
which it failed either the 75% income test or the 95% income test, by (ii) the
ratio of American Rental's REIT Taxable Income to American Rental's gross income
(excluding capital gain and certain other items). American Rental also will be
subject to the minimum tax on items of tax preference (excluding items
specifically allocable to ACPT Shareholders). Finally, under regulations that
are to be promulgated, American Rental also may be taxed at the highest regular
corporate tax rate on any built-in gain (i.e., the excess of value over adjusted
tax basis) attributable to assets that American Rental acquires in certain tax-
free corporate transactions, to the extent the gain is recognized during the
first ten years after American Rental acquires such assets.
Failure to Qualify as a REIT.
----------------------------
For any taxable year in which American Rental fails to qualify as a
REIT, it would be taxed at the usual corporate rates on all of its taxable
income. Distributions to its shareholders would not be deductible in computing
that taxable income, and distributions would no longer be required. Any
corporate level taxes generally would reduce the amount of cash available to
American Rental for distribution to ACPT and the Shareholders and, because the
shareholders would continue to be taxed on their proportionate share of the
taxable dividends received by ACPT, the net after tax yield to the Shareholders
from their investment in ACPT likely would be reduced substantially. As a
result, American Rental's failure to qualify as a REIT during any taxable year
could have a material adverse effect upon ACPT and its Shareholders. If American
Rental loses its REIT status, unless certain relief provisions apply, American
Rental will not be eligible to elect REIT status again until the fifth taxable
year which begins after the first year for which American Rental's election was
terminated.
If, after forfeiting its REIT status, American Rental later qualifies
and elects to be taxed as a REIT again, American Rental may face significant
adverse tax consequences. Prior to the end of the year in which American Rental
sought to qualify again as a REIT, American Rental would be required to make
distributions sufficient to eliminate any earnings and profits accumulated
during its period of non-REIT status. Moreover, immediately prior to the
effectiveness of the election to return to REIT status, American Rental would be
treated as having disposed of all of its assets in a taxable transaction,
triggering taxable gain with respect to American Rental's appreciated assets. In
that event, however, American Rental would be permitted to elect an alternative
-168-
<PAGE>
treatment under which those gains would be taken into account only as and when
they actually are recognized upon sales of the appreciated property occurring
within a ten-year period. American Rental would be required to distribute at
least 95% of any such recognized gains, but it would not receive the benefit of
a dividends paid deduction to reduce those taxable gains. Thus, any such gains
on appreciated assets would be subject to "double" taxation (i.e., at the
corporate level as well as the Shareholder level when distributed).
Counsel's Opinion Relating to Qualification of American Rental as a REIT.
------------------------------------------------------------------------
Subject to the following paragraphs and the qualifications,
assumptions and representations in the Counsel's Tax Opinion and the Trustee's
Letter and the IGC Letter, Counsel is of the opinion that (i) American Rental
will be organized in conformity with the requirements for qualification as a
REIT beginning with its taxable year ending December 31, 1998, and (ii) its
proposed method of operations described in this Proxy Statement/Prospectus will
enable it to satisfy the requirements for such qualification.
The rules governing REITs are highly technical and require ongoing
compliance with a variety of tests that depend, among other things, on future
operating results and beneficial ownership of American Rental. One of the
ownership requirements is that not more than 50% of the Common Shares may be
held, directly or indirectly, applying certain constructive ownership rules, by
five or fewer individuals at any time during the last half of each of American
Rental's taxable years (the "closely held" test), beginning with the second
taxable year for which American Rental elects to be taxed as a REIT. At the
time of the Distribution, American Rental will not meet the "closely held" test
because of the percentage ownership of the Wilson Family. James J. Wilson and
J. Michael Wilson have advised ACPT that the Wilson Family will take such
actions as may be necessary to reduce its percentage ownership to below 40%
before the last half of American Rental's second taxable year in order to permit
American Rental to qualify as a REIT. However, no member of the Wilson Family
is under an obligation to do so. Subject to the following paragraphs, Counsel's
opinion with respect to American Rental's qualification as a REIT assumes that
the Wilson Family's percentage ownership will be reduced in such a manner that
ACPT meets the "closely held" test at all times during and after American
Rental's second taxable year for which it elects to be taxed as a REIT.
However, the Wilson Family is under no obligation to do so. Thus, no assurance
can be given that American Rental will qualify as a REIT.
Counsel will not monitor American Rental's compliance with the REIT
requirements under the Code including those relating to ownership, types of
gross income, types of assets and annual distributions. While American Rental
expects to satisfy these requirements and will use its best efforts to do so, no
assurance can be given that American Rental will qualify as a REIT for any
particular year, or that the
-169-
<PAGE>
applicable law will not change and adversely affect American Rental, ACPT, and
its Shareholders. See "-- Failure to Qualify as a REIT."
As discussed above, there are several legislative proposals relating
to REIT qualification, one of which, if it were applied in its current form to
ACPT and American Rental, would prevent American Rental from qualifying as a
REIT because ACPT would own over 50% of American Rental's stock. In addition, it
appears likely that there will be administrative and legislative activity in
areas such as the application of the "stapled stock" rules to REITs. See "--
General REIT Qualification Requirements, Ownership Structure, and Stapled Stock
Rules." Counsel's opinion as to American Rental's qualification as a REIT is
based, in part, on Counsel's view that ACPT's ownership of the common stock of
American Rental, American Land, American Management, and IGP Group will not
cause the "stapled stock" rules to apply to American Rental and the other
corporations owned by ACPT. However, in light of the lack of existing guidance
in this area and the possibility of legislative and administrative activity in
this area, there can be no assurances that the IRS will not seek to apply to
"stapled stock" rules to the entities owned by ACPT under current law or under
future legislative proposals and, if so, that such application by the IRS would
not be upheld by a court of competent jurisdiction.
Counsel's opinion relies upon the representations made by the Board of
Trustees of ACPT in the Trustee Letter. Counsel's opinion is based on the
assumption that any successor Trustees of ACPT will make and satisfy these
representations. These representations include, but are not limited to, the
following representations:
(i) ACPT will cause American Rental to be operated in accordance with
applicable provisions of its Declaration of Trust and Bylaws, and as described
in this Proxy Statement/Prospectus, including, without limitation, compliance
with the representations of American Rental herein.
(ii) At all times while acting as general partner of American Housing,
American Rental will operate American Housing or cause American Housing to be
operated in accordance with the applicable provisions of applicable law, the
American Housing Partnership Agreement, and as described in this Proxy
Statement/Prospectus, including, without limitation, compliance with the
representations of American Housing herein.
(iii) At all times while acting as a member of American Housing Management
Company, American Rental will operate American Housing Management Company or
cause American Housing Management Company to be operated in accordance with
applicable provisions of applicable law, the Operating Agreement of American
Housing Management Company, and as described in this Proxy Statement/Prospectus,
including, without limitation, compliance with the representations of American
Housing Management Company herein.
(iv) American Rental will make a timely election on IRS Form 8832 to be
classified as an association taxable as a corporation for its first taxable year
and each subsequent taxable year.
-170-
<PAGE>
(v) American Rental, American Housing, and American Housing Management
Company shall take all actions necessary to maintain American Housing's and
American Housing Management Company's status for federal income tax purposes
either as an entity that is disregarded as an entity separate from its owner or
as a partnership and neither American Housing nor American Housing Management
Company will elect to be treated as an association taxable as a corporation for
federal tax purposes.
(vi) ACPT will cause American Management to be operated in accordance
with the applicable provisions of its Articles of Incorporation and Bylaws and
as described in this Proxy Statement/Prospectus, including, without limitation,
compliance with the representations of American Management herein.
(vii) ACPT, American Rental, American Housing, and American Housing
Management Company will take such actions as is necessary to cause the U.S.
Apartment Partnerships or any other entity in which American Rental or American
Housing own an interest directly or indirectly through one or more other
entities (American Housing, American Housing Management Company, the U.S.
Apartment Partnerships and such other entities hereinafter referred to as the
"REIT Subsidiaries") to comply with the representations of the REIT Subsidiaries
herein.
(viii) American Rental will elect to be treated as a REIT for federal
income tax purposes for its taxable year ending December 31, 1998, and for each
subsequent year.
(ix) American Rental and the REIT Subsidiaries shall take such actions as
are necessary to preserve American Rental's status as a REIT, including, without
limitation:
(1) Compliance with all of the requirements set forth in Code
Section 856(a), including those relating to management, beneficial ownership,
and type of entity;
(2) Compliance with the "95% of Gross Income" requirements set
forth in Code Section 856(c)(2);
(3) Compliance with the "75% of Gross Income" requirements set
forth in Code Section 856(c)(3);
(4) Compliance with the limitations on total assets requirements
set forth in Code Section 856(c)(4);
(5) Compliance with the "95% Distribution" requirements set forth
in Code Section 857(a)(1); and
(6) Compliance with such other requirements as may be necessary in
order to maintain American Rental's status as a REIT for federal tax purposes.
(x) American Rental, American Management, and the REIT Subsidiaries each
represent that all services rendered by such entities or their agents or
employees to tenants of American Rental or the REIT Subsidiaries shall be
limited to those usually or customarily rendered in connection with the rental
of rooms or other space for occupancy only, as those terms are defined for
purposes of applying Code Section 856(d)(2) and Treasury Regulation Section
1.512(b)-1(c)(5).
(xi) American Rental and the REIT Subsidiaries shall not engage in any
"prohibited transactions" as defined in Code Section 857(b)(6)(B)(iii),
involving a sale or other disposition of property described in Code Section
1221(1), which is not "foreclosure property," as defined in Code Section 856(e).
-171-
<PAGE>
(xii) ACPT, American Management, American Land, American Rental, and the
REIT Subsidiaries shall take no action that would cause or result in any income
constituting rents from interests in real property (or other related amounts
described in paragraphs (B) and (C) of Code Section 856(d)(1)) that is included
in the gross income of American Rental to not qualify as "rents from real
property" for purposes of Code Sections 856(c)(2)(C) and 856(c)(3)(A).
FEDERAL INCOME TAX CLASSIFICATION OF AMERICAN HOUSING AND AMERICAN HOUSING
MANAGEMENT COMPANY.
American Housing is a Delaware limited partnership with American
Rental holding a 99% limited partner interest and American Housing Management
Company holding a 1% general partner interest. American Rental owns all of the
shares of American Housing Management Company, a Delaware corporation.
So long as all of the stock of American Housing Management Company is
owned by American Rental and American Rental qualifies as a REIT, American
Housing Management Company will be disregarded as an entity separate from
American Rental for federal tax purposes and all of the assets of American
Housing Management Company (including its 1% interest in American Housing) will
be treated as assets of American Rental. Because all of the limited and general
partnership interests of American Housing will be considered as held by American
Rental, American Housing will also be disregarded as an entity separate from
American Rental, absent an election by American Housing to be taxed as a
corporation. So long as American Rental qualifies as a REIT and owns all of the
shares of American Housing Management Company, there are no other partners in
American Housing, and American Housing and American Rental do not elect the be
treated as associations taxable as corporations, American Housing and American
Housing Management Company will not be recognized for federal tax purposes as
entities separate from American Rental and will instead be treated as branches
or divisions of American Rental for federal tax purposes.
FEDERAL INCOME TAX CLASSIFICATION OF AMERICAN LAND AND AMERICAN MANAGEMENT.
American Land and American Management are Maryland and Delaware
corporations, respectively, which will be treated as corporations for federal
tax purposes. Neither corporation will be eligible to elect to be treated as a
partnership or to be disregarded as a separate entity for federal tax purposes
under the Regulations.
FEDERAL INCOME TAX CLASSIFICATION OF IGP GROUP.
IGP Group is a Puerto Rico corporation that intends to qualify as a
special partnership under the Puerto Rico Code. See "Income Tax Considerations
- -- Certain State Income Tax and Puerto Rico Income Tax Considerations -- Certain
Puerto Rico Income Tax Considerations." As a Puerto Rico corporation, IGP Group
will be
-172-
<PAGE>
classified as a corporation under Section 301.7701-2(b)(8) of the Regulations,
and therefore it will not qualify as an "eligible entity" and cannot elect to
change its classification for federal tax purposes under Section 301.7701-3 of
the Regulations (see discussion under "-- Federal Income Tax Classification of
ACPT").
CERTAIN TAX CONSEQUENCES OF THE ASSET TRANSFERS.
Gain will be recognized by IGC on the transfer of certain interests in
the U.S. Apartment Partnerships as a result of American Rental's assumption of
liabilities in excess of the tax basis of the property contributed to American
Rental indirectly through American Housing. IGC has estimated that
approximately [$4.2 million] in gain will be recognized on this transfer. Based
on these estimates, each IGC Unitholder will recognize that IGC Unitholder's
allocable share of such gain (approximately $[.40] per Unit).
Gain generally is recognized when appreciated property is transferred
by a United States person to a foreign corporation in the amount of the excess
of the fair market value over the basis of the transferred property. There is an
exception to this gain recognition rule in the case of property transferred to a
foreign corporation for use by that foreign corporation in the active conduct of
a trade or business outside of the United States. However, this "active conduct"
exception does not apply to certain property, such as certain intangible
property and inventory (and similar property described in Code Section 1221(1)
and (3)). For purposes of applying these rules to a transfer of a partnership
interest, such transfer generally is treated as a transfer of a pro-rata share
of the assets of the partnership represented by such interest.
IGC will transfer property to IGP Group, directly and indirectly
through subsidiary partnerships, that is currently used or is expected to be
used in a rental business in Puerto Rico. Puerto Rico land that will not be used
in the rental business and that is instead held for sale to customers will not
qualify for the "active conduct" exception to the general gain recognition rule.
Such land has been transferred to American Land, a domestic corporation,
indirectly through the Class B interest in IGP.
The determination of whether appreciated assets that are transferred
to a foreign corporation qualify for the "active conduct" exception to the
general gain recognition rule is made on the basis of all of the facts and
circumstances. Property generally will be considered to be used in the "active
conduct" of a leasing business for purposes of this exception if: (1) the
lessor, through its own officers or staff of employees, performs substantial
marketing, customer service, repair and maintenance, and other substantial
operational activities with respect to the leased property; (2) the property is
not used in the United States; and (3) the transferee has need for substantial
investment in assets of that type. ACPT, IGP Group and IGP have represented that
IGP and its employees will continue to provide management and operational
services for the Puerto Rico Apartment Partnerships in substantially the same
manner as they do at
-173-
<PAGE>
present. Counsel will not monitor compliance with such representations. Whether
the transfer will qualify for the "active conduct" exception will depend on the
extent and nature of the services to be provided in the future, and on the
application of general rules to a more complex ownership structure than was
anticipated in such rules. For example, it is clear that in the case of a
transfer of a partnership interest, the "active conduct" test is applied by
"looking through" the partnership to the underlying assets. It is less clear
whether the "look through" approach also applies to the activities conducted by
the employees of the partnership, and how such a rule would apply in the case of
tiered partnerships.
There can be no assurances that the IRS will not successfully
challenge whether all, or a portion, of the appreciated assets transferred
directly or indirectly to IGP Group will qualify for the "active conduct"
exception and seek to apply the general rule that gain is recognized on such
transfers to the extent that the fair market value of such property exceeds its
adjusted tax basis. In addition, there can be no assurances that the IRS will
not successfully challenge whether any of the LDA assets transferred to American
Land indirectly through the Class B interests in IGP will be treated as a
transfer to a foreign corporation that is subject to the recognition of gain to
the extent that the fair market value of such property exceeds its adjusted tax
basis. In either event, the amount of gain that would be recognized by IGC would
be significant and each IGC Unitholder would be required to include its share of
such gain.
Although IGC generally is required to distribute at least 55% of its
taxable income to the Unitholders, IGC may satisfy this obligation with a
distribution of property other than cash (such as the Common Shares). If IGC
does not distribute sufficient cash to pay the Unitholder's tax liabilities with
respect to the Unitholder's share of IGC's taxable income, the Unitholder may
have to use funds from other sources or sell the property distributed by IGC,
including Common Shares. Sale of Common Shares may give rise to taxable gain.
See "Income Tax Considerations -- Federal Income Tax Considerations -- Federal
Income Taxation of ACPT and Shareholders --Sale or Exchange of Common Shares."
In addition, following the Restructuring it is possible that IGC may
recognize taxable income without receiving sufficient cash to enable IGC to make
a distribution to the IGC Unitholders in an amount at least equal to the IGC
Unitholder's tax liability arising from their share of IGC taxable income.
Further, it is possible that IGC may not make a cash distribution regardless of
whether significant cash is available or regardless of any obligations to make
such a distribution.
-174-
<PAGE>
FEDERAL INCOME TAX CONSEQUENCES OF THE DISTRIBUTION.
A Shareholder will not recognize gain or loss upon receipt of Common
Shares in the Distribution. Gain is not recognized on a distribution of
property from a partnership to a partner except to the extent that any money
distributed exceeds the adjusted basis of such partner's interest in the
partnership immediately before the distribution.
Generally, a distribution of a "marketable security" is treated as a
distribution of money equal to the fair market value of such marketable
security, for purposes of determining whether gain is recognized on such
distribution. The amount treated as money upon a distribution of a marketable
security is reduced by the excess of the distributee partner's proportionate
share of (i) net gain that would be recognized if all of the partnership's
marketable securities would have been sold immediately before the distribution,
over (ii) net gain that would be recognized if all of the partnership's
marketable securities would have been sold immediately after the distribution.
However, these provisions do not apply to the distribution of a marketable
security if the security was acquired by the partnership in a nonrecognition
transaction and (1) the value of any marketable securities and money exchanged
by the partnership in the nonrecognition transaction is less than 20% of the
value of all the assets exchanged by the partnership in the nonrecognition
transaction, and (2) the partnership distributed the security within five years
of either the date the security was acquired by the partnership or, if later,
the date the security became marketable. The Common Shares should qualify for
this exception because they were acquired by IGC in nonrecognition transactions
pursuant to the Asset Transfers within the applicable five year period and IGC
has represented that the value of money and marketable securities was less than
20% of the value of all assets exchanged. If so, the Distribution of Common
Shares will not be treated as a distribution of money under these provisions.
A Shareholder's initial tax basis in his or her Common Shares
generally will be equal to IGC's tax basis in those Common Shares. If, however,
IGC's tax basis in those Common Shares exceeds the Shareholder's adjusted tax
basis in his or her IGC Units, the Shareholder's initial tax basis in his Common
Shares generally will be equal to his or her adjusted tax basis in his or her
IGC Units immediately before the Distribution reduced by any money received in
the Distribution. Each Shareholder's adjusted tax basis in his or her IGC Units
will be reduced by an amount equal to his or her initial basis in the Common
Shares.
A Shareholder's holding period for the Common Shares will include
IGC's holding period for those Common Shares. ACPT will provide Shareholders
with information on the holding period of Common Shares received in the
Distribution. IGC will not recognize gain or loss upon the Distribution.
-175-
<PAGE>
A Shareholder who receives cash in lieu of fractional Common Shares
will recognize gain. The amount of gain recognized will not exceed the amount of
cash received. ACPT will provide Shareholders with information indicating the
amount of any gain which must be recognized on the receipt of cash in lieu of
fractional Common Shares.
FEDERAL INCOME TAXATION OF ACPT AND SHAREHOLDERS.
General.
-------
As a partnership for federal income tax purposes, ACPT is not subject
to federal income tax. ACPT has adopted the accrual method of accounting and has
adopted the calendar year as its taxable year.
Each item of ACPT's income, gain, loss, deduction or credit will flow
through to the Shareholders. Each Shareholder must report his or her allocable
share of these items on his or her individual tax return. Such items generally
are allocated among the Shareholders in proportion to the number of Common
Shares held by each Shareholder and for the period for which each Shareholder
holds such Common Shares. ACPT must furnish each Shareholder of record, on the
form prescribed by the IRS, the information necessary to prepare the
Shareholder's federal income tax returns with respect to income derived from his
or her interest in ACPT.
Each Shareholder is taxed on his or her allocable share of ACPT's
taxable income or loss, without regard to distributions of cash or property from
ACPT to the Shareholder. Although ACPT is obligated under its Declaration of
Trust to distribute annually to Shareholders, in cash and/or property, an amount
equal to 45% of the net taxable income of ACPT allocated to Shareholders less
the amount of certain taxes paid by ACPT, there can be no assurance that ACPT
will distribute to a Shareholder sufficient cash for the Shareholder to satisfy
his or her federal income tax liability with respect to his or her allocable
share.
It is anticipated that ACPT's income will consist almost entirely of
dividends from American Rental, American Land, American Management, and IGP
Group.
Tax Basis of Common Shares.
--------------------------
A Shareholder's initial tax basis in his or her Common Shares
generally will be equal to IGC's tax basis in those Common Shares (unless IGC's
tax basis in the Common Shares exceeds the Shareholder's tax basis in his or her
IGC Units). See "--Federal Income Tax Consequences of the Distribution." The
Shareholder's tax basis will be increased by (i) his or her allocable share of
ACPT's income (including income that is not taxable) and (ii) his or her share
of any increase in non-recourse liabilities
-176-
<PAGE>
incurred by ACPT (i.e., any liability of ACPT for which no partner has any
personal liability). The Shareholder's tax basis will be reduced (but not below
zero) by (i) any cash distributed to the Shareholder; (ii) ACPT's tax basis in
any property distributed to the Shareholder; (iii) the Shareholder's allocable
share of ACPT's losses; (iv) his or her share of any decrease in non-recourse
liabilities incurred by ACPT; and (v) his or her share of non-deductible
expenditures of ACPT that are not properly chargeable to capital. There may be
other special situations affecting the tax basis.
Income and Loss Allocations.
---------------------------
The manner in which items of ACPT's income, gains, losses, deductions,
credits and other tax items are allocated among the partners (including the
Shareholders) pursuant to the provisions of the Declaration of Trust is
described in detail above. Such allocations are recognized for federal income
tax purposes if (i) they are in accordance with the partners' respective
interests in ACPT or have "substantial economic effect" within the meaning of
the Code and applicable Regulations, and (ii) they are applied without
retroactive effect.
ACPT's allocations to the Shareholders pursuant to the Declaration of
Trust will be recognized for federal income tax purposes to the extent that
such alloca tions do not result in the Shareholders having deficits in their
capital accounts. It is not anticipated that ACPT will generate, nor is it an
objective of ACPT to generate, losses that could result in deficit capital
accounts. However, it is possible that ACPT could make a distribution that
causes a Shareholder to have a deficit capital account.
If any allocation of ACPT's items pursuant to the Declaration of Trust
is determined not to be in accordance with the Shareholders' interests in ACPT
(or otherwise not to have "substantial economic effect" under the Code and
Regulations), then ACPT's items would be allocated among the partners in
accordance with their "interests in ACPT" based on all the relevant facts and
circumstances. Such a determination could result in the income, gains, losses,
deductions, or credits allocated under the Declaration of Trust being
reallocated. Such reallocation, however, would not affect distributions under
the Declaration of Trust. Thus, such a reallocation could result in an increased
share of taxable income being allocated to a Shareholder, without any
corresponding increase in cash distributions over those contemplated in the
Declaration of Trust.
The Declaration of Trust authorizes the Board of Trustees to make any
changes in ACPT's allocation provisions determined to be necessary under the
Regulations in order for ACPT's allocation provisions to be respected for
federal income tax purposes. It is possible that such a change in the
allocation provisions could result in additional taxable income being allocated
to existing Shareholders, without any corresponding increase in cash
distributions to such Shareholders. However, no provision may be added that
would require the Shareholders to restore negative capital
-177-
<PAGE>
accounts. In addition, in implementing any such change, the Board of Trustees
is to use its best efforts to ensure that the underlying economic arrangement
intended by the Declaration of Trust -- that all distributions and allocations
be in accordance with percentage interests in ACPT -- is preserved to the extent
practicable.
Coordination of Allocations and Distributions.
----------------------------------------------
ACPT has adopted the daily closing-of-the-books convention in
allocating ACPT's income and loss. In addition, ACPT, American Land, American
Management, American Rental, and IGP Group expect to coordinate the declaration
and payment of dividends and other distributions from such entities in such a
manner that all dividends will be paid by the lower-tier entities to ACPT on the
same day that ACPT declares a dividend to the Shareholders of record on such
date. Thus, each Shareholder's dividend distribution from ACPT will correspond
with their allocable share of ACPT's taxable income associated with the receipt
of dividends from the other entities. If dividends are not so coordinated, it is
possible that if a Shareholder sells or otherwise disposes of his or her Common
Shares prior to a record date, ACPT would make the cash distributions to the
Shareholder's transferee even though the Shareholder would be taxed on the
income.
U.S. Shareholders that own (after application of certain attribution
rules) 10% or more of the Common Shares ("10% Shareholders") may be required to
include in income certain amounts earned by IGP Group even where IGP Group does
not actually distribute these amounts to ACPT. Therefore, 10% Shareholders
should consult their own tax advisors regarding the tax consequences of the
Distribution, holding and disposition of Common Shares.
Section 704(c) Allocations.
--------------------------
Under Section 704(c) of the Code, tax items relating to the unrealized
gain (or loss) ("Precontribution Gain (or Loss)") with respect to property
contributed ("Contributed Property") by a partner ("Contributing Partner") to a
Partnership must be allocated to the Contributing Partners when the partnership
sells or otherwise disposes of its interests in the Contributed Property. The
Precontribution Gain (or Loss) is generally equal to the difference between the
fair market value of the Contributed Property at the time of the contribution
and the Contributing Partner's tax basis in the property at that time.
The Board of Trustees will determine the amount of Precontribution
Gain (or Loss) allocable to each asset originally contributed to IGC or
contributed by IGC to ACPT, and each Shareholder's share thereof. These
determinations may affect substantially the amount and timing of gain or loss
recognized by Shareholders in the event that ACPT were to sell its interest in
American Land, American Management, American Rental, or IGP Group.
-178-
<PAGE>
Section 754 Election.
--------------------
ACPT will not make an election under Section 754 of the Code to adjust
the tax basis of its property upon sales and certain other transfers of Common
Shares (Section 743 of the Code) or in the event of a distribution of property
to the Shareholders (Section 734 of the Code). Therefore, persons who purchase
Common Shares from Shareholders will not receive a special basis adjustment with
respect to their share of property held by ACPT to reflect the purchase price of
such Common Shares. Thus, if ACPT sells all or a portion of its interests in
the lower-tier entities, a Shareholder who purchases Common Shares after the
Distribution will recognize his or her proportionate share of ACPT's gain or
loss regardless of whether such gain or loss is attributable to appreciation or
depreciation in the value of the interests sold by ACPT that occurred before the
Shareholder acquired its Common Shares. If ACPT were to sell its interests in
American Land, American Management, American Rental, or IGP Group, the
proportionate share of the gain or loss recognized by a Shareholder could vary
depending on whether or not such Shareholder purchased its Common Shares from a
person that originally contributed property to IGC. It is possible that in
certain circumstances, the trading market for the Common Shares could be
adversely affected because the Common Shares were not fungible.
Passive Loss and Income.
-----------------------
It is not anticipated that ACPT will have a taxable loss for any
taxable year. All of ACPT's gross income from dividends (including all
distributions from American Rental) or from the disposition of ACPT's interests
in the lower-tier entities will constitute "portfolio income" and will not be
included in "passive activity gross income" under the rules relating to
restrictions on passive activity losses.
Taxation of Foreign Investors.
-----------------------------
The rules governing federal income taxation of nonresident alien
individuals, foreign corporations, foreign partnerships and other foreign
Shareholders (collectively, "Non-U.S. Shareholders") are complex and no attempt
will be made herein to discuss such rules. Prospective Non-U.S. Shareholders
should consult with their own tax advisers to determine the impact of federal,
state and local income tax laws with regard to an investment in Common Shares,
including any reporting requirements, as well as the tax treatment of such an
investment under the laws of their home country.
Taxation of Shareholder Distributions Other than in Liquidation.
---------------------------------------------------------------
A Shareholder will not recognize taxable income when he or she
receives a cash distribution from ACPT if the amount of the distribution does
not exceed the Shareholder's tax basis in his or her Common Shares. See "-- Tax
Basis of Common Shares." Because of the expected coordination of the declaration
and payment of
-179-
<PAGE>
dividends and other distributions between ACPT and the entities in which it
holds an interest, each Shareholder's basis in its Common Shares should be
increased by the Shareholder's share of ACPT's taxable income associated with
the receipt of a cash distribution from ACPT. See "-- Coordination of
Allocations and Distributions." Generally, ACPT anticipates that the increase
in basis should be equal to the amount of the cash distribution. However, if
the cash distributed to the Shareholder exceeds the Shareholder's tax basis in
his or her Common Shares, the excess will be taxable to the Shareholder as
though it were gain on the sale or exchange of his or her Common Shares. See "-
- - Sale or Exchange of Common Shares." A Shareholder generally will not
recognize income upon receipt from ACPT of a distribution of property other than
a distribution of money or a disproportionate distribution of marketable
securities. A distribution may reduce the Shareholder's tax basis in his or her
Common Shares. See "-- Tax Basis of Common Shares."
Foreign Tax Credit.
------------------
If IGP Group and the Puerto Rico Apartment Partnerships qualify for
"pass-through" treatment as special partnerships for Puerto Rico income tax
purposes under Puerto Rico law, they will not be subject to income tax in Puerto
Rico. Instead, IGP Group's income (primarily in the form of rental payments
with respect to apartments and other real property located in Puerto Rico and
including IGP Group's share of the income of each of the Puerto Rico Apartment
Partnerships) will be taxable to ACPT. ACPT will be treated as a foreign
corporation for Puerto Rico income tax purposes and will be subject to Puerto
Rico income tax on its allocable share of IGP Group's income. See "Certain
State Income Tax and Puerto Rico Income Tax Considerations -- Certain Puerto
Rico Income Tax Considerations." To the extent that ACPT pays Puerto Rico taxes
with respect to its Puerto Rico source income, the Shareholders will be
considered to have paid their allocable share of such Puerto Rico tax which, as
discussed below, may give rise to a foreign tax credit or a deduction for
federal income tax purposes. However, if IGP Group were treated as a
corporation for Puerto Rico tax purposes, it would be subject to Puerto Rico
income tax on its Puerto Rico source income and the Puerto Rico income tax paid
by IGP Group would not be treated as taxes paid by ACPT and would not give rise
to foreign tax credits or deductions to the Shareholders. In addition, such
foreign tax credits or deductions generally would not be available to the
Shareholders if ACPT were treated as a corporation for U.S. tax purposes,
regardless of how IGP Group is treated for Puerto Rico tax purposes.
For United States tax purposes, each Shareholder will be considered to
have paid his or her allocable share of any Puerto Rico income taxes paid by
ACPT. Puerto Rico taxes treated as paid by such Shareholder or allocable to
such Shareholder will be considered foreign income taxes paid by such
Shareholder with respect to which such Shareholder may claim a foreign tax
credit (subject to applicable limitations) or a deduction for United States
federal income tax purposes. The limitation on the foreign
-180-
<PAGE>
tax credit is designed to ensure that a United States taxpayer cannot use
foreign taxes to offset more of that taxpayer's United States tax liability for
a taxable year than is attributable to foreign source income (e.g., because the
effective rate is higher than United States rates). For certain Shareholders,
the marginal Puerto Rico income tax rate may be higher than the marginal United
States tax rate. Accordingly, for Shareholders whose only source of foreign
income is ACPT, the taxes payable to Puerto Rico by ACPT might not be fully
creditable as a result of this limitation under the Code. Taxable income of
ACPT for federal income tax and Puerto Rico income tax purposes also may differ
because each tax is calculated under the respective tax accounting and entity
classification provisions of the jurisdictions that in some cases are not the
same. For example, for Puerto Rico income tax purposes IGP Group intends to
qualify as a special partnership and the tax items of IGP Group would then flow
through to ACPT for Puerto Rico income tax purposes as a distributive share of
income whether or not cash is distributed. However, for federal tax purposes,
IGP Group is treated as a corporation and none of IGP Group's tax items will
flow through to ACPT and ACPT generally will treat cash distributed from IGP
Group as a dividend.
The foreign tax credit limitations must also be computed separately
for certain categories of income. For example, separate computations generally
would be made for passive income such as dividends and for "active" income
earned in the conduct of a trade or business. The basic limitation is that the
foreign tax credit claimed with respect to a particular category of income
cannot exceed the amount of United States taxes imposed with respect to the
taxpayer's worldwide income multiplied by a fraction, the numerator of which is
the total foreign source taxable income in that category and the denominator of
which is the total amount of the taxpayer's worldwide income.
A Shareholder's Puerto Rico source income with respect to his or her
ownership of Common Shares likely will consist of the Shareholder's distributive
share of dividends from IGP Group under federal income tax rules. In contrast,
the Shareholder's distributive share of ACPT's Puerto Rico taxes will have been
paid in accordance with applicable Puerto Rico tax rules with respect to ACPT's
distributive share of the rental and other income earned by IGP Group and the
Puerto Rico Apartment Partnerships. For foreign tax credit limitation purposes,
the amount and category of foreign source income is determined under United
States tax principles even though Puerto Rico taxed the income earned there
according to its own rules. Since the United States recognizes IGP Group as a
corporation and not as a partnership, the Shareholders' foreign source income
from ACPT for foreign tax credit limitation purposes likely will be passive
income in the amount of the Shareholder's distributive share of the dividends
paid to ACPT by IGP Group. It is possible, however, that if the Puerto Rico tax
rate imposed on the dividends exceeds the U.S. tax rate the dividends would be
subject to the "high tax kick out rule" and be included in the overall
limitation category.
-181-
<PAGE>
The amount of foreign taxes paid with respect to a particular category
of income includes only those foreign taxes related to income in that category.
The IRS will likely associate the Shareholders' distributive shares of the
Puerto Rico taxes paid by ACPT with the Shareholders' shares of the dividends
paid by IGP Group to ACPT. Thus, a Shareholder's distributive share of Puerto
Rico taxes likely will be allocated to the passive income category for purposes
of determining the foreign tax credit limitation.
However, there is a risk that the Puerto Rico taxes would be
associated with the "general limitations" category (and not the passive income
category) because it is associated with "active" income that generally would not
be subject to tax under United States tax rules (i.e., because the United States
----
does not generally tax shareholders on the undistributed income of the
corporations in which they invest). In this case, the Puerto Rico tax would be
treated as imposed with respect to "general limitations" income, but a
Shareholder may not be eligible for a foreign tax credit with respect to this
tax unless he or she has other foreign source taxable "general limitations"
income against which to apply the credit.
Termination of ACPT for Tax Purposes.
------------------------------------
If 50% or more of the capital and profits interests in ACPT are sold
or exchanged within a twelve-month period, ACPT will be deemed to have been
terminated for federal income tax purposes. In this regard, however, a Common
Share that changes hands several times during a twelve-month period will be
counted only once for purposes of determining whether a termination has
occurred.
If ACPT is considered to have terminated, ACPT would be deemed to have
contributed its assets and liabilities to a new partnership in exchange for an
interest in the new partnership, and immediately thereafter the terminated
partnership would be deemed to have distributed the interests in the new
partnership to the Shareholders of record as of the date of the termination.
Generally, a Shareholder would not recognize any taxable gain or loss
as a result of the deemed pro rata distribution of new partnership interests
incident to a constructive termination of ACPT. See "-- Federal Income Tax
Considerations --Federal Income Taxation of ACPT and Shareholders -- Dissolution
of ACPT." If the Shareholder's taxable year were other than the calendar year,
the inclusion of more than one year of ACPT's income in a single taxable year of
the Shareholder could result. Finally, a termination of ACPT could cause ACPT or
its assets to become subject to any unfavorable statutory or regulatory changes
enacted prior to the termination but previously not applicable to ACPT or its
assets because of protective "transitional" rules. There could be other federal
income tax consequences, favorable and unfavorable, resulting from a termination
of ACPT.
-182-
<PAGE>
Under the 1997 Act, regulatory authority was granted to provide for
gain recognition on a transfer of appreciated property to a partnership in cases
where unrealized gain could be transferred to a foreign partner. It does not
appear that this provision would apply to ACPT or the Shareholders. However, no
regulations have been issued under this provision.
Backup Withholding.
------------------
Distributions to Shareholders whose Common Shares are held on their
behalf by a "broker" may constitute "reportable payments" under the federal
income tax rules regarding "backup withholding." Backup withholding, however,
would apply only if (i) the Shareholder failed to furnish his or her Social
Security number or other taxpayer identification number ("TIN") to the "payor"
(e.g., the "broker"), (ii) the IRS notified the payor that the Shareholder
furnished an incorrect TIN, (iii) there were a "notified payee certification
failure" as described in the Code, or (iv) there were a failure by the
Shareholder to certify that he or she is not subject to backup withholding. If
backup withholding were applicable to a Shareholder, the payor would be required
to withhold 31% of each distribution to such Shareholder and to pay such amount
to the IRS on behalf of such Shareholder. The amount withheld pursuant to
backup withholding is not itself an additional tax. Rather, the tax liability
of the Shareholder subject to backup withholding will be credited with the
amount of tax withheld.
Sale or Exchange of Common Shares.
---------------------------------
A Shareholder will realize gain or loss on a sale or other disposition
of his or her Common Shares based on the difference between the amount realized
on the sale and the Shareholder's adjusted tax basis for the Common Shares. The
amount realized includes the Shareholder's share of ACPT's liabilities. A
selling Shareholder's tax basis in the Common Shares will be adjusted for the
amount of income or loss allocable to, and distributions made to, such
Shareholder in the taxable year in which the disposition occurs. See "-- Tax
Basis of Common Shares." To the extent the gain or loss is not treated as
ordinary income or loss under the rules described below, the gain or loss
ordinarily will be treated as capital gain or loss and a long-term capital gain
or loss if the holding period for the Common Shares is more than one year.
The gain or loss may give rise to ordinary income or loss to the
extent it is attributable to "inventory items" or "unrealized receivables" (as
defined in Section 751 of the Code). "Unrealized receivables" include rights to
payment for services rendered or to be rendered, franchises, trademarks, Section
1245 property, Section 1250 property and stock in certain foreign corporations
as described in Section 1248.
Under an IRS ruling, a Shareholder might be required to maintain an
aggregate adjusted tax basis in all of his or her Common Shares even if the
Shareholder acquired Common Shares in separate transactions. If this rule
applies to Shareholders,
-183-
<PAGE>
when a Shareholder disposes of a portion of his or her Common Shares, the
Shareholder would have to allocate his or her aggregate tax basis between the
disposed-of Common Shares and the retained Common Shares by some equitable
apportionment method. In that case, it effectively would preclude a Shareholder
from controlling the timing of the recognition of the inherent gain or loss in
his or her Common Shares by selecting specific Common Shares for sale. It is
unclear how a Shareholder would determine the holding period of the disposed-of
Common Shares in such circumstances. Because of the uncertainties relating to
the holding period and basis, a Shareholder considering a subsequent purchase of
additional Common Shares should consult his or her own tax advisor as to the
possible consequences of the subsequent purchases.
The trading market for Common Shares could be adversely affected by
the lack of a special basis adjustment for purchasers of Common Shares because
ACPT will not make an election under Code Section 754.
Dissolution of ACPT.
-------------------
Upon the dissolution and liquidation of ACPT, any assets remaining
after payment of, or provision for payment of, ACPT's debts and liabilities will
be distributed to ACPT's partners (including Shareholders) of record first in
proportion to the positive balances in their capital accounts and then pro rata
in accordance with their percentage interests. It is anticipated that the
Shareholders' capital accounts and percentage interests will be in proportion to
the Shareholders' Common Shares and that liquidating distributions will
therefore be pro rata in accordance with Common Shares.
A Shareholder generally will not recognize gain or loss on a
liquidating distribution. However, a Shareholder will recognize gain to the
extent that the shareholder receives money (including his proportionate share of
any reduction in ACPT's non-recourse liability) in excess of his or her basis in
the Common Shares. The gain will be a capital gain, except to the extent of any
"unrealized receivables" and "inventory items." See "-- Federal Income Tax
Considerations -- Federal Income Taxation of ACPT and Shareholders -- Sale or
Exchange of Common Shares."
A Shareholder may recognize a capital loss on liquidation only if the
Shareholder receives only money, "unrealized receivables," and "inventory
items." The loss may not exceed the difference between (i) the Shareholder's
adjusted tax basis in his or her Common Shares and (ii) the sum of (x) the
amount of money received and (y) his or her tax basis of such unrealized
receivables and inventory items. If the Shareholder also receives any property
other than money, unrealized receivables or inventory items, he or she will not
recognize any loss upon the distribution. He will have a tax basis in the
property received in liquidation equal to his or her adjusted tax basis in his
Common Shares reduced by any money distributed to the Shareholder.
-184-
<PAGE>
Puerto Rico Shareholders.
------------------------
Individuals who are bona fide residents of Puerto Rico during the
entire taxable year ("Puerto Rico Residents") will be subject to United States
income tax at applicable United States rates with respect to their allocable
share of ACPT's income derived from United States sources. A corporate
Shareholder organized under the laws of Puerto Rico ("Puerto Rico Corporation")
will be subject to United States income tax at applicable United States rates
with respect to its allocable share of ACPT's income that is effectively
connected with the conduct of a United States trade or business. A Puerto Rico
Corporation will generally be subject to a 30% tax on its allocable share of
ACPT's "fixed or determinable annual or periodic gains, profits, and income"
from United States sources. Distributions made by IGP Group to ACPT should not
be United States source income or effectively connected with a United States
trade or business. ACPT generally is required to withhold U.S. tax at the rate
of 30% with respect to a Puerto Rico Resident's or a Puerto Rico Corporation's
allocable share of dividends received from American Land, American Management,
or American Rental.
Under the Foreign Investment in Real Property Tax Act of 1980, as
amended ("FIRPTA"), ACPT must withhold 35% of the amount of a Puerto Rico
Corporation's allocable share of ACPT's gain from the sale of a United States
real property interest ("USRPI"), including a disposition of an interest in
certain entities where over 50 % of the value of such entity's assets consist of
U.S. real property interests. A USRPI generally is an interest in real property
located in the United States or Virgin Islands. An interest in a "domestically-
controlled REIT" is not a USRPI. The term "domestically-controlled REIT" means a
REIT in which at all times during a specified testing period (generally, the
lesser of the 5-year period ending on the date of the disposition or the period
in which the REIT was in existence) less than 50% in value of the stock was held
directly or indirectly by foreign persons.
Any distribution by a REIT to a non-resident alien individual or
foreign corporation, to the extent attributable to gain from sales or exchanges
by the REIT of USRPI, is treated as gain recognized by such non-resident alien
individual or foreign corporation from the sale or exchange of a USRPI. Puerto
Rico Residents and Puerto Rico Corporations will be subject to withholding on
amounts attributable to capital gains dividends distributed by American Rental.
In certain circumstances, a distribution of a USRPI to the Shareholders could
give rise to a recognition of any unrealized gain (the excess of the fair market
value over basis) of the USRPI distributed, multiplied by the "foreign ownership
percentage". The term "foreign ownership percentage" means that percentage of
the stock of the REIT which was held (directly or indirectly) by foreign persons
at the time during the applicable testing period during which the direct and
indirect ownership of stock by foreign persons was greatest.
The United States Department of the Treasury may promulgate
Regulations reducing the withholding rate to 28%, probably only in the case of
-185-
<PAGE>
individuals. Future Regulations also may require ACPT to withhold 10% of the
fair market value of any USRPI that is distributed to a foreign person if the
transaction would constitute a taxable distribution under FIRPTA.
A Puerto Rico Resident generally will be subject to United States tax
on the gain or loss resulting from the disposition of a Common Share only to the
extent that the gain or loss is from United States sources. As a general rule,
any gain or loss from the disposition of personal property is not United States
source income if the seller is not a United States resident. For most purposes,
partnership interests are regarded as personal property. However, it is
possible that a disposition of a partnership interest would be considered a
disposition of partnership assets rather than partnership interests. The IRS
has ruled that a partner was subject to United States tax on the gain or loss
resulting from the disposition of a partnership interest to the extent that the
partner's allocable share of the partnership's unrealized gain or loss is
effectively connected with a United States trade or business when the
partnership was engaged in a United States trade or business through a fixed
place of business or a permanent establishment and was not a publicly traded
partnership. The ruling does not indicate whether the same holding would obtain
in the case of a disposition of an interest in a publicly traded partnership or
whether gain or loss on such an interest would be sourced as United States or
foreign, based on the assets and activities of the partnership. If the holding
were to apply, Puerto Rico Residents and Puerto Rico Corporations disposing of
Common Shares could be subject to tax with respect to unrealized gain or loss in
the stock of one or more of the four entities whose stock ACPT controls but only
to the extent that more than 50% of the entity's assets consist of USRPIs.
Generally, the determination of the residence of the seller is made at the
partner level, except as provided in Regulations that have not yet been
promulgated. Legislative history indicates that Regulations may provide that
the determination will be made at the partnership level in the case of a
publicly traded partnership.
In general, Puerto Rico Corporations that have gain from the sale of
Common Shares are subject to United States taxation at capital gains rates only
if the gain is effectively connected with the conduct of a United States trade
or business. Under FIRPTA, if a Common Share is considered a USRPI, the gain or
loss from the disposition of the Common Share is treated as effectively
connected with a trade or business conducted in the United States. A Common
Share will be considered a USRPI generally if at any time during the five-year
period preceding the disposition (i) the Puerto Rico Corporation owns directly
or by attribution more than 5% of ACPT's Common Shares and (ii) the fair market
value of ACPT's USRPIs was at least 50% of the fair market value of ACPT's
worldwide real property interests and ACPT's other assets used in a trade or
business.
As discussed above, if ACPT becomes engaged in a United States trade
or business through a fixed place of business or a permanent establishment, any
gain or loss recognized by a Puerto Rico Corporation upon the disposition of a
Common Share may
-186-
<PAGE>
be treated as effectively connected with the conduct of a United States trade or
business to the extent that the Shareholder's allocable share of ACPT's
unrealized gain or loss is effectively connected with such United States trade
or business.
Certain Federal Income Tax Consequences to Tax Exempt Organizations.
-------------------------------------------------------------------
Virtually all of ACPT's taxable income will consist of dividends
(including REIT dividends). Therefore, a tax exempt entity that is a
Shareholder generally will not be subject to tax on distributions from ACPT or
gain realized on the sale of Common Shares. However, there are circumstances
where a tax exempt entity may be subject to tax. For example, a tax exempt
entity may be subject to tax to the extent that it has financed the acquisition
of its Common Shares with "acquisition indebtedness" within the meaning of the
Code. Consequently, tax exempt entities should consult their own tax advisors
regarding the Distribution, and the holding and disposition of Common Shares.
Information Return Filing Requirements.
--------------------------------------
A Shareholder who sells or exchanges a Common Share must notify ACPT
of such transaction in writing within 30 days of the transaction (or, if
earlier, by January 15 of the year following the calendar year in which the
transaction occurs). The transferor Shareholder does not have to notify ACPT if
a broker must provide an information return under Section 6045 of the Code. The
transferor Shareholder must provide (i) his name and address and the name and
address of the transferee; (ii) his TIN and, if known, the transferee's TIN; and
(iii) the date of the sale or exchange. If a transferor Shareholder fails to
notify ACPT, he or she may be subject to a $50 penalty for the failure.
In addition, ACPT must notify the IRS of any sale or exchange of a
Common Share (of which ACPT was notified or had knowledge). ACPT does not have
to notify the IRS if a broker must provide an information return under Section
6045 of the Code. If ACPT knows of a sale or exchange but does not know who is
the beneficial owner of the Common Shares, it may treat the record-holder as the
transferor or the transferee as the case may be. ACPT must report to the IRS the
names, addresses, and TINs of ACPT, the transferee and the transferor, the date
of the transaction, and any additional information required by the applicable
information return or its instructions. ACPT also must provide that information
to the transferor and the transferee. In addition, ACPT must inform the
transferor and the transferee that this information has been given to the IRS,
that a portion of any gain or loss must be treated as ordinary income or loss
and that the transferor is required to attach a statement relating to the sale
or exchange to his or her income tax return.
If ACPT fails to furnish the required information to the transferor or
the transferee, it may be subject to a penalty of $50 per failure up to an
annual maximum of
-187-
<PAGE>
$100,000. If ACPT fails to provide the required information to the IRS, ACPT
would be subject to a penalty of $50 per failure up to an annual maximum of
$100,000. Because ACPT will be a publicly traded partnership, it is uncertain
whether ACPT will be able to comply with these requirements in every instance.
Electing Large Partnerships.
---------------------------
Partnerships with 100 or more partners generally are permitted to make
an irrevocable election ("Electing Large Partnerships") to be subject to certain
simplified "flow through," reporting, and audit provisions for federal income
tax purposes for partnership tax years beginning after December 31, 1997.
Electing Large Partnerships are subject to special rules for the computation,
treatment, and reporting of certain partnership tax items. In addition, Electing
Large Partnerships are subject to special rules relating to the administrative
and judicial review of adjustments with respect to partnership tax items, and
relating to the liability of partners for the payment or refund of federal
income taxes resulting from such an adjustment. ACPT has no current plans to
make an election to be subject to the rules applicable to Electing Large
Partnerships.
Audit of Partnership Tax Returns and Further Proceedings.
--------------------------------------------------------
Although ACPT is not required to pay any federal income tax, it is
required to file an information tax return for each taxable year setting forth
its income, gains, losses, deductions, credits, tax preference items and its
other applicable tax attributes. The IRS may audit the tax treatment of ACPT's
items of income, loss, deduction, and credit at the partnership level in a
unified administrative proceeding. The IRS will make any adjustments it
believes to be appropriate. An audit of ACPT may also result in the audit of a
Shareholder's tax return, which may not be restricted to adjustments to items of
ACPT.
The IRS is required to mail a notice at the outset of the
administrative proceeding and at the time of any adjustment to: (i) any
Shareholder who has at least a 1% interest in ACPT's profits, (ii) any
Shareholder designated by a "notice group," and (iii) the "Tax Matters Partner"
of ACPT. A notice group is any group of Shareholders who have an aggregate
profits interest in ACPT of at least 5% and have designated a Shareholder to
receive separate notice on behalf of the group. The Trustee will be ACPT's Tax
Matters Partner. As the Tax Matters Partner, the Trustee will receive notice on
behalf of, and will provide notice to, those Shareholders who have an interest
of less than 1% in ACPT's profits. The Trustee may extend the statutory period
of limitations for assessment of adjustments attributable to "partnership items"
and may enter into a binding settlement with the IRS. The Trustee's settlement
will be binding on a Shareholder unless the Shareholder (i) has at least a 1%
interest in ACPT's profits, (ii) is a member of a notice group, or (iii)
notifies the IRS that the Trustee is not authorized to act on the Shareholder's
behalf.
-188-
<PAGE>
If the IRS and the Trustee fail to settle an audit proceeding, then
the Trustee may choose to litigate the matter. In that event, the Trustee would
select the court in which such litigation would occur (including a court where
prepayment of the taxes is required). A Shareholder would have the right to
participate in such litigation and would be bound by the outcome of the
litigation even if the Shareholder elected not to participate. Because the
Shareholders would be affected by the outcome of any administrative or judicial
proceedings with respect to ACPT, the Trustee will provide the Shareholders with
appropriate notices of federal income tax proceedings with respect to ACPT.
Shareholders who wish to pursue their own contest are free to do so at their own
expense. Each Shareholder should consult with his or her tax advisor with
respect to the impact of these procedures on his or her particular case.
Penalty for Substantial Understatement; Deduction of Interest.
-------------------------------------------------------------
If there is a "substantial understatement" of his or her tax
liability, a Shareholder may be liable for a penalty equal to 20% of the
underpayment of tax resulting from the substantial understatement. There will be
substantial understatement if the Shareholder fails to report the greater of
$5,000 ($10,000 for certain corporations) or 10% of the tax required to be shown
on the return for the taxable year. In determining whether a Shareholder's tax
liability has been substantially understated, a Shareholder's items of income
and loss arising from ACPT, as well as items of income and loss from other
activities, will be taken into account. For this purpose, the amount of an
understatement does not include any portion of the understatement (i) for which
there existed "substantial authority" for the position of the taxpayer or (ii)
for which the taxpayer "adequately disclosed" the relevant facts on his or her
return and there was a "reasonable basis" for the tax treatment.
ACPT anticipates that its tax returns will be prepared in a manner
that will not result in the imposition of the 20% penalty. However, due to the
complexity involved in applying the tax laws to particular transactions and the
fact that the determination of whether a particular Shareholder's tax liability
is substantially understated is dependent on the Shareholder's individual
circumstances, there can be no assurance that the substantial understatement
penalty could not be imposed on a Shareholder with respect to items arising from
ACPT. Any interest imposed on the tax deficiencies of individuals is "personal"
interest that will be nondeductible.
CERTAIN STATE INCOME TAX AND PUERTO RICO INCOME TAX CONSIDERATIONS
This section discusses certain state income tax and Puerto Rico income
tax considerations applicable to the Distribution, holding and disposition of
Common Shares. The following discussion of taxation is intended only as a
descriptive summary and does not purport to be a complete analysis or listing of
all potential state and Puerto
-189-
<PAGE>
Rico income tax effects. Shareholders may be subject to Puerto Rico, state or
local tax based on their residence or ACPT's activities. INVESTORS ARE ADVISED
TO CONSULT WITH THEIR OWN TAX ADVISORS AS TO THEIR INDIVIDUAL TAX STATUS WITH
RESPECT TO THE COMMON SHARES AND ANY DISTRIBUTIONS RECEIVED THEREFROM.
CERTAIN STATE TAX CONSIDERATIONS.
ACPT and the Shareholders may be subject to state or local taxation in
various state or local jurisdictions, including those in which ACPT or the
Shareholder transacts business or resides. The state and local tax treatment of
ACPT and the Shareholders may not conform to the federal income tax consequences
discussed above. Consequently, Shareholders should consult their own tax
advisors regarding the effect of state and local tax laws on the Distribution,
and the holding and disposition of Common Shares.
In general, nonresident individuals holding interests in partnerships
whose activities and assets are limited to investments in stocks and similar
assets are not subject to Maryland State income tax merely because investment
and similar decisions are conducted by the partnership from a Maryland location.
If ACPT is found to be "doing business" in Maryland, however, nonresident
Shareholders would be required to pay tax in Maryland on their distributive
shares of ACPT income. Although the tax would be owed by the Shareholder,
Maryland law imposes a withholding tax at the partnership level to ensure
compliance. Any partnership doing business in Maryland generally is required to
pay a withholding tax equal to the top marginal individual tax rate (currently
5%) of each item of net income includable in the nonresident partners'
distributive share of income attributable to business carried on in Maryland.
If ACPT is treated as having income from Maryland sources a
Shareholder may be required to file a Maryland income tax return. ACPT will
advise Shareholders of the amount, if any, of their share of ACPT's income that
is attributable to Maryland sources.
CERTAIN PUERTO RICO INCOME TAX CONSIDERATIONS.
This summary of Puerto Rico income tax consequences is based on the
provisions of the Puerto Rico Internal Revenue Code of 1994 ("Puerto Rico
Code"), as amended, applicable to taxable years after June 30, 1995, Puerto Rico
Department of the Treasury ("Puerto Rico Treasury") regulations, published and
private rulings and judicial decisions as currently in effect. These sources
are all subject to change and such change could be applied retroactively at any
time. In addition, it may be some time before Regulations or other formal
guidance is issued under the Puerto Rico Code. Such Regulations could interpret
the relevant law in a manner that is contrary to this discussion or contrary to
the opinion of Puerto Rico Counsel (defined below) and such
-190-
<PAGE>
interpretation could be applied retroactively. Insofar as this section of the
Proxy Statement/Prospectus describes Puerto Rico law, it represents the opinion
of Fiddler, Gonzalez & Rodriguez, LLP ("Puerto Rico Counsel").
No rulings have been requested from the Puerto Rico Treasury with
respect to the matters discussed in this section. Puerto Rico Counsel has
assisted in the preparation of, and has reviewed, the discussion in this
section. Although the opinion of Puerto Rico Counsel represents Puerto Rico
Counsel's best judgment as to the matters discussed herein, it does not bind the
Puerto Rico Treasury or in any way constitute an assurance that the Puerto Rico
income tax consequences described herein will be followed by the Puerto Rico
Treasury. Puerto Rico Counsel does not purport to be expert in, or generally
familiar with, the laws of any jurisdiction other than the applicable laws of
the Commonwealth of Puerto Rico and, therefore, expresses no opinion as to
matters not governed by such laws.
Puerto Rico Income Tax Classification of ACPT and IGP Group.
-----------------------------------------------------------
IGP Group has been formed as a corporation under the General
Corporation Law of 1995 of the Commonwealth of Puerto Rico. IGP Group intends to
file an election and to qualify for special partnership status under the Puerto
Rico Code. As a special partnership IGP Group would be treated as a partnership
for Puerto Rico income tax purposes. Under current law, a special partnership is
not a taxable entity and incurs no income tax liability. Instead, each partner
is required to take into account in computing such partner's income tax
liability such partner's allocable share of the partnership's income whether or
not the partnership makes a distribution corresponding to such income. Treatment
as a special partnership for Puerto Rico income tax purposes avoids the "double"
income taxation that occurs when a corporation distributes its profits to its
shareholders and minimizes the aggregate Puerto Rico income tax imposed on IGP
Group and its subsidiaries.
If it were determined that IGP Group is taxable as a corporation,
however, the anticipated tax advantages to ACPT and the Shareholders would be
materially and adversely affected. If IGP Group were classified as a
corporation, the profits of IGP would be taxed to IGP Group at the applicable
corporate tax rate. Moreover, distributions to ACPT would be treated as
corporate distributions, taxable at ordinary income tax rates to the extent of
earnings and profits, or as non-taxable returns of capital or distributions
taxable at capital gains rates, depending upon the circumstances of the
distribution.
If IGP Group does not qualify as a special partnership, (i) it would
be classified as a corporation under the Puerto Rico Code, (ii) it would be
taxable on its profits at the applicable corporate rate, and (iii) distributions
to ACPT, to the extent they arise from earnings and profits, would be taxable to
the Shareholders as dividends. Treatment of IGP Group as a corporation would
result in a material reduction in the
-191-
<PAGE>
anticipated cash flow to Shareholders and would have a significant adverse
effect on the value of the Common Shares.
Puerto Rico Income Taxation of the Distribution.
-----------------------------------------------
United States Shareholders
Puerto Rico Counsel understands that IGC is not and will not be
engaged in a trade or business in Puerto Rico for Puerto Rico income tax
purposes. Accordingly, a Shareholder who is (i) either an individual resident of
the United States or a corporation or partnership organized under the laws of a
state of the United States, (ii) not engaged in a trade or business in Puerto
Rico (a "United States Shareholder"), and (iii) not a Puerto Rico Shareholder
will not recognize income upon receipt of Common Shares in the Distribution or
cash in lieu of fractional shares.
Puerto Rico Shareholders
A Puerto Rico Shareholders is (i) an individual, estate or trust
resident of Puerto Rico, or a corporation or partnership organized under the
laws of Puerto Rico, or (ii) an individual, estate or trust not a resident of
Puerto Rico and engaged in a trade of business in Puerto Rico, or (iii) a
corporation or partnership not organized under the laws of Puerto Rico and
engaged in a trade or business in Puerto Rico. To a Puerto Rico Shareholders the
distribution of Common Shares and cash in lieu of fractional Share interests
will be treated as a taxable distribution for Puerto Rico income tax purposes.
If the value of the Common Shares and cash received in the Distribution is equal
to or less than the current or accumulated earnings and profits of IGC, the
value of the Common Shares and cash received will be treated as a taxable
dividend. If the value of the Common Shares and cash received in the
Distribution exceeds the current or accumulated earnings and profits of IGC, a
portion of the value of the Common Shares and cash received in the Distribution
by a Puerto Rico Shareholder will be treated as a taxable dividend. The value
of the Common Shares and cash received in the Distribution in excess of the
amount treated as a taxable dividend will be treated first as a return of
capital to the extent of the Puerto Rico Shareholder's adjusted tax basis for
Puerto Rico income tax purposes in his or her IGC Units, and then as gain from
the sale or exchange of property.
If IGC's tax basis in ACPT and cash distributed in lieu of Common
Share interests is equal to or less than the current or accumulated earnings and
profits of IGC, then the entire value of the Common Shares and cash received in
the Distribution by a Puerto Rico Shareholder will be treated as a taxable
dividend to the Puerto Rico Shareholder.
-192-
<PAGE>
Puerto Rico Income Taxation of ACPT.
-----------------------------------
Under the Puerto Rico Code, ACPT is and will be taxable as a foreign
corporation. As such, it will pay Puerto Rico income tax on certain of its
Puerto Rico source income, including its distributive share of IGP Group's net
taxable income. ACPT may seek rulings from the Treasury to establish that under
the Puerto Rico Code (i) it will be considered not to be engaged in a Puerto
Rico trade or business, (ii) the tax rate at which its distributive share of IGP
Group's net income will be taxed (presumably 29%) and (iii) that distributions
by ACPT to United States Shareholders will not be subject to income and
withholding taxes.
Under the Puerto Rico Code ACPT will not be considered to be engaged
in a Puerto Rico trade or business solely by reason of being a partner in IGP
Group, and, accordingly, (i) the tax rate at which its distributive share of IGP
Group's taxable income will be taxed is twenty-nine percent (29%), and (ii) the
distributions by ACPT to United States Shareholders will not be subject to
income and withholding taxes.
If for purposes of the Puerto Rico Code, ACPT were treated as engaged
in a trade or business in Puerto Rico, then ACPT would be subject to Puerto Rico
income tax (and in certain circumstances a branch profits tax) on its
distributive share of income or loss (subject to certain limitations) of IGP
Group (and any other income derived by ACPT from sources within Puerto Rico or
income which is effectively connected with a trade or business in Puerto Rico)
at the regular graduated tax rates. Under certain circumstances, United States
Shareholders would be subject to income and withholding tax on the distribution
by ACPT of its earnings and profits and the redemption of Common Shares.
Puerto Rico Income Taxation of IGP Group.
----------------------------------------
IGP Group intends to qualify as a special partnership under the Puerto
Rico Code. As a special partnership, IGP Group would not be subject to Puerto
Rico income tax. Instead, IGP Group's partners, including ACPT, would be
subject to taxation on their distributive share of IGP Group's taxable income or
loss. To maintain its status as a special partnership under the Puerto Rico
Code, IGP Group must derive 70% or more of its gross income from Puerto Rico
sources and 70% or more of its gross income must be derived from the sale and/or
lease of buildings and structures to third parties and land development, among
other activities.
Puerto Rico Counsel's Opinions of Puerto Rico Taxation of ACPT and IGP
----------------------------------------------------------------------
Group.
- -----
Puerto Rico Counsel is of the opinion, subject to the following
assumptions and representations, that under the Puerto Rico Code, regulations
-193-
<PAGE>
promulgated thereunder, applicable private and published rulings, and judicial
decisions, that IGP Group will be treated as a special partnership.
This opinion is based on the following assumptions (i) that IGP Group
duly elects to be treated as a special partnership under the Puerto Rico Code;
(ii) that at least 70% of IGP's income is and will continue to be income from
the source and nature set forth in Section 1330(a) as described in the rulings
issued by the Puerto Rico Treasury on November 7, 1988 and December 11, 1996;
(iii) that IGP Group's sole asset and source of income will be its interests in
IGP; (iv) that IGP Group will be operated in accordance with its Articles of
Incorporation, Bylaws, and this Proxy Statement/Prospectus; and (v) that IGP
Group shall take such actions as may be necessary to preserve its status as a
special partnership under Section 1330(a).
The rules governing special partnerships are highly technical and
require ongoing compliance with a variety of tests that depend among other
things, on the nature of future partnership income. Puerto Rico counsel will not
monitor IGP Group's compliance with these requirements. While IGP Group intends
to satisfy these tests, no assurance can be given that IGP Group will qualify as
a special partnership for any particular year, or that the applicable laws and
regulations will not change and adversely affect IGP Group, ACPT and its
shareholders. IGP Group's qualification as a "pass-through" entity for Puerto
Rico tax purposes is based, in part, on private rulings issued by the Puerto
Rico Department of Treasury in connection with IGP. These rulings are not
binding on the Puerto Rico Department of Treasury and there is no guarantee that
their principles will be followed in evaluating IGP Group's situation. Puerto
Rico Counsel does not purport to be expert on, or generally familiar with, the
laws of any jurisdiction other than the applicable laws of the Commonwealth of
Puerto Rico, and, therefore, expresses no opinion as to matters not governed by
such laws.
Certain Puerto Rico Income Tax Consequences to Shareholders.
-----------------------------------------------------------
United States Shareholders
The Puerto Rico Code provides that distributions by a foreign
corporation or partnership (i.e. ACPT) which is not engaged in a trade or
----
business in Puerto Rico will not constitute income from sources within Puerto
Rico. Accordingly, under the Puerto Rico Code and provided ACPT is not engaged
in a trade or business in Puerto Rico, distributions to United States
Shareholders will not be subject to income and withholding taxes in Puerto Rico.
Any gain recognized by a United States Shareholder upon a sale or
other disposition of a Common Share will not be subject to Puerto Rico income
tax under the Puerto Rico Code if the sale or exchange takes place outside of
Puerto Rico (all rights title and interest must be transferred outside Puerto
Rico, any exchange must take place outside Puerto Rico). Consequently, any gain
realized by a United States Shareholder
-194-
<PAGE>
from a disposition of a Common Share on AMEX and/or the PSE will not be subject
to Puerto Rico income tax under the Puerto Rico Code.
Puerto Rico Shareholders
Under the Puerto Rico Code, a Puerto Rico Shareholder will be taxed on
a distribution from ACPT to the extent of the current or accumulated earnings
and profits of ACPT. Distributions in excess of current or accumulated earnings
and profits of ACPT will be treated as a return of capital to the extent of the
Puerto Rico Shareholder's adjusted tax basis in his or her Common Shares, and
then as gain from the sale or exchange of property. Provided that the Common
Share is a capital asset in the hands of a Shareholder, the gain or loss will be
a capital gain or loss and a long-term capital gain or loss if the Common Share
is held for more than six months.
Upon a sale or other disposition of a Common Share, a Puerto Rico
Shareholder generally will recognize gain or loss equal to the difference
between the amount realized and his or her adjusted tax basis in the Common
Share, both computed applying the income tax principles of the Puerto Rico Code.
Provided that the Common Share is a capital asset in the hands of a Puerto Rico
Shareholder, the gain or loss will be a capital gain or loss and a long-term
capital gain or loss if the Common Share is held for more than six months.
Because ACPT will be treated as if it were a corporation for Puerto
Rico income tax purposes, a Puerto Rico Shareholder's tax basis in his or her
Common Shares will not be adjusted as a result of income or loss recognized by
ACPT.
DESCRIPTION OF SHARES OF BENEFICIAL INTEREST
The following summary of the terms of the shares of beneficial
interest of ACPT does not purport to be complete and is subject to and qualified
in its entirety by reference to the Declaration of Trust and Bylaws of ACPT,
copies of which are exhibits to the Registration Statement of which this
Prospectus is a part. See "Additional Information."
GENERAL.
The Declaration of Trust of ACPT provides that ACPT may issue up to
10,000,000 Common Shares and 10,000,000 Preferred Shares of beneficial interest,
$0.01 par value per share. Upon completion of the Restructuring, 5,200,000
Common Shares will be issued and outstanding. Assuming completion of the
Private Offering, Preferred Shares also will be issued and outstanding following
the Restructuring. As permitted by the Maryland Trust Law, the Declaration of
Trust contains a provision permitting the Board of Trustees, without any action
by the Shareholders, to amend the Declaration of Trust to increase or decrease
the aggregate number of shares of beneficial
-195-
<PAGE>
interest or the number of shares of any class of shares of beneficial interest
that ACPT has authority to issue. ACPT believes that the power of the Board of
Trustees to issue additional shares of beneficial interest will provide ACPT
with increased flexibility in structuring possible future financings and
acquisitions and in meeting other needs that might arise.
Although the Board of Trustees currently does not intend to do so, the
Declaration of Trust permits it, without the consent of the Shareholders, to
authorize ACPT to issue a class or series that could, depending on the terms of
such class or series, delay, defer or prevent a transaction or a change in
control of ACPT that might involve a premium price for the Common Shares and
might otherwise be in the best interests of the shareholders.
Both the Maryland Trust Law and ACPT's Declaration of Trust provide
that no Shareholder of ACPT will be personally liable for any obligation of ACPT
solely as a result of his status as a Shareholder of ACPT. ACPT's Bylaws further
provide that ACPT shall indemnify each Shareholder against any claim or
liability to which the Shareholder may become subject by reason of his being or
having been a Shareholder or former Shareholder and that ACPT shall pay or
reimburse each Shareholder or former Shareholder for all legal and other
expenses reasonably incurred in connection with any claim or liability.
COMMON SHARES.
All Common Shares offered hereby will be duly authorized, fully paid
and nonassessable. Holders of Common Shares are entitled to receive dividends on
Common Shares if, as and when authorized and declared by the Board of Trustees
of ACPT out of assets legally available therefor. Subject to the preferential
rights of any other class or series of shares of beneficial interest, holders of
Common Shares are entitled to share ratably in the assets of ACPT legally
available for distribution to its Shareholders in the event of its liquidation,
dissolution or winding-up after payment of, or adequate provision for, all known
debts and liabilities of ACPT.
Each outstanding Common Share entitles the holder to one vote on all
matters submitted generally to a vote of Shareholders, including the election of
Trustees. Except as may be provided by the Board of Trustees with respect to any
other class or series of shares of beneficial interest, the holders of such
Common Shares possess the exclusive voting power. There is no cumulative voting
in the election of Trustees, which means that the holders of a majority of the
outstanding Common Shares can elect all of the Trustees then standing for
election and the holders of the remaining Common Shares will not be able to
elect any Trustees.
Holders of Common Shares have no preference, conversion, sinking fund,
redemption or appraisal rights and have no preemptive rights to subscribe for
any
-196-
<PAGE>
securities of ACPT. All Common Shares have equal dividend, distribution,
liquidation and other rights.
To ensure that American Rental will not fail to qualify as a REIT
under the Code, the Declaration of Trust also authorizes the Trustees to take
such actions as are necessary and desirable to preserve American Rental's REIT
qualification and to limit any person (other than certain current IGC
Unitholders) to direct or indirect ownership of no more than 2% of the
outstanding Common Shares.
PREFERRED SHARES.
The Declaration of Trust authorizes the Board of Trustees to classify
any unissued Preferred Shares and to reclassify any previously classified but
unissued Preferred Shares of any series from time to time in one or more series.
Prior to issuance of shares of each series, the Board of Trustees is required to
set for each such series the terms, the preferences, conversion or other rights,
voting powers, restrictions, limitations as to dividends or other distributions,
qualifications and terms or conditions of redemption for each such series. ACPT
currently plans to issue Preferred Shares in the Private Offering. See "The
Restructuring -- The Preferred Offering."
TRANSFER AGENT.
The transfer agent and registrar for ACPT's Common Shares and
Preferred Shares is Registrar and Transfer Company.
CERTAIN PROVISIONS OF MARYLAND LAW AND OF ACPT'S
DECLARATION OF TRUST AND BYLAWS
The following summary of certain provisions of Maryland laws
applicable to ACPT and of the Declaration of Trust and Bylaws of ACPT is subject
to and qualified in its entirety by reference to such laws and to the
Declaration of Trust and Bylaws of ACPT.
CLASSIFICATION OF THE BOARD OF TRUSTEES.
The Declaration of Trust and Bylaws provide that the number of
Trustees of ACPT may be established by the Board of Trustees but may not be
fewer than three nor more than nine. At the completion of the Restructuring, it
is expected there will be seven Trustees. The Board of Trustees may increase or
decrease the number of Trustees by a vote of at least two-thirds of the members
of the Board of Trustees, provided that the number of Trustees shall never be
less than the number required by law and the Declaration of Trust and that the
tenure of office of a Trustee shall not be affected by
-197-
<PAGE>
any decrease in the number of Trustees. Any vacancy on the Board of Trustees,
including a vacancy created by an increase in the number of Trustees (but
excluding a vacancy caused by removal of a Trustee by Shareholders), will be
filled by vote of a majority of the remaining Trustees.
Pursuant to the Declaration of Trust, the Board of Trustees is divided
into three classes of Trustees. The initial terms of the first, second and
third class will expire in 1999, 2000 and 2001, respectively. At each
succeeding Annual Meeting of Shareholders beginning in 1999, Shareholders will
elect, by a plurality of all votes entitled to be cast, Trustees for a term of
three years to succeed the Trustees whose terms are expiring. ACPT believes
that classification of the Board of Trustees will help to assure the continuity
and stability of ACPT's business strategies and policies. Holders of Common
Shares will have no right to cumulative voting in the election of Trustees.
The classified board provisions could have the effect of making the
replacement of incumbent trustees more time consuming and difficult. At least
two Annual Meetings of Shareholders, instead of one, will generally be required
to effect a change in a majority of the Board of Trustees. The staggered terms
of Trustees may reduce the possibility of a tender offer or an attempt to change
control of ACPT or other transaction that might involve a premium price for
holders of Common Shares, even though a tender offer, change of control or other
transaction might be in the best interest of the Shareholders.
INDEPENDENT TRUSTEES.
ACPT's Declaration of Trust requires that no fewer than two of the
members of the Board of Trustees must not be employees of ACPT or any affiliated
company or a member of the Wilson Family.
REMOVAL OF TRUSTEES.
The Declaration of Trust provides that a Trustee may be removed for
cause upon the affirmative vote of a majority, and for any reason upon the
affirmative vote of two-thirds, of the votes entitled to be cast in the election
of Trustees. Any vacancy created by removal of a Trustee will be filled by vote
of the Shareholders.
REQUIRED MINIMUM DISTRIBUTIONS.
Under the Declaration of Trust, ACPT is required to make minimum
annual distributions to Shareholders such that the minimum aggregate amount of
all distributions made each year will equal 45% of the net taxable income
allocated to Shareholders in such year, provided that the amount of the required
minimum distribution will be reduced by the amount of taxes paid by ACPT in
Puerto Rico and other foreign countries and certain federal taxes paid by
American Rental with respect to
-198-
<PAGE>
undistributed capital gains. The minimum distribution may consist of cash
dividends and/or distributions of other property.
SUPERMAJORITY VOTING.
Generally, a majority of the votes entitled to be cast by Shareholders
is necessary to approve matters submitted to a vote of Shareholders other than
the election of Trustees, which requires a plurality vote. However, ACPT's
Declaration of Trust provides that a vote of two-thirds of all the Shareholder
votes entitled to be cast on the matter is required to approve the following
matters: (a) the revocation of ACPT's election to be taxed as a partnership; (b)
the removal of Trustees other than for cause; (c) the amendment of the
Declaration of Trust; and (d) the dissolution of ACPT. As permitted by the
Maryland Trust Law, the Declaration of Trust contains a provision permitting the
Board of Trustees, without any action by the Shareholders, to amend the
Declaration of Trust to increase or decrease the aggregate number of shares of
beneficial interest or the number of shares of any class of shares of beneficial
interest that ACPT has authority to issue.
BUSINESS COMBINATIONS.
The provisions of the Maryland General Corporation Law (the "MGCL")
governing certain types of business combinations (including a merger,
consolidation, share exchange or, in certain circumstances, an asset transfer or
issuance or reclassification of equity securities) (a "Business Combination"),
which also apply to real estate investment trusts formed under the Maryland
Trust Law such as ACPT, prohibits certain Business Combinations between a
Maryland investment trust and either (i) any person who beneficially owns,
directly or indirectly, ten percent or more of the voting power of the trust's
shares or is an affiliate of the trust who beneficially owned ten percent or
more of the voting power of the outstanding trust shares within the two-year
period prior to the date in question (an "Interested Shareholder") or (ii) an
affiliate of such an Interested Shareholder for five years after the most recent
date on which the Interested Shareholder became an Interested Shareholder. Any
Business Combination thereafter must be recommended by the board of trustees of
such trust, and approved by the affirmative vote of at least (a) 80% of the
votes entitled to be cast by outstanding voting shares of the trust and (b) two-
thirds of the voting shares entitled to be cast by holders of voting shares of
the trust other than shares held by the Interested Shareholder or an affiliate
of an Interested Shareholder, who will be a party to the Business Combination.
Such recommendation and approval is not necessary where the trust's common
shareholders receive a minimum price per share (as defined in the MGCL) for
their trust shares and the consideration is received in cash or in the same form
as previously paid by the Interested Shareholder for its shares. These
provisions of the MGCL do not apply, moreover, to Business Combinations that are
approved or exempted by a trust's board of trustees prior to the time that the
Interested Shareholder becomes an Interested Shareholder. The Business
Combination statute permits an
-199-
<PAGE>
investment trust to elect not to be governed by its provisions. However, ACPT's
Board of Trustees does not intend to elect not to be governed by the Business
Combination provisions of the MGCL.
CONTROL SHARE ACQUISITIONS.
The provisions of the MGCL which govern certain acquisitions of
Control Shares (as defined below), which also apply to real estate investment
trusts formed under the Maryland Trust Law such as ACPT, provides that Control
Shares of a Maryland investment trust acquired in a Control Share Acquisition
(as defined below) have no voting rights except to the extent approved by the
affirmative vote of two-thirds of the shares entitled to vote on the matter,
excluding shares of beneficial interest owned by the acquiror, or by officers or
trustees employed by the trust. "Control Shares" are defined by the MGCL as
voting shares of beneficial interest (which, in the case of ACPT would include
Common Shares) that, if aggregated with all other such shares of beneficial
interest previously acquired by the acquiror or in respect of which the acquiror
is able to exercise or direct the exercise of voting power (except solely by
virtue of a revocable proxy), would entitle the acquiror to exercise voting
power in electing trustees within one of the following ranges of voting power:
(i) one-fifth or more but less than one-third of all voting power, (ii) one-
third or more but less than a majority of all voting power, or (iii) a majority
or more of all voting power. Control Shares include shares of the trust only to
the extent that the acquiror is entitled to exercise or direct the exercise of
voting power. A "Control Share Acquisition" is defined by the MGCL as the
acquisition of Control Shares, subject to certain exceptions.
A person who has made or proposes to make a Control Share Acquisition,
upon satisfaction of certain conditions (including an undertaking to pay
expenses), may compel the Board of Trustees of the trust to call a special
meeting of shareholders to be held within 50 days of the demand to consider the
voting rights of the shares. If no request for a meeting is made, the trust may
itself present the question for consideration at any shareholders meeting.
If voting rights are not approved at the meeting or if the acquiring
person does not deliver an acquiring person statement as required by statute,
then the trust may redeem any or all of the Control Shares (except those for
which voting rights, at its option, previously have been approved) for fair
value determined as of the date of the last Control Share Acquisition by the
acquiror or of a special shareholder meeting held to consider the voting rights
to be accorded such shares, without regard to the absence of voting rights for
the Control Shares. If voting rights for Control Shares are approved at a
shareholders meeting and the acquiror becomes entitled to vote a majority of the
shares entitled to vote, all other shareholders may exercise appraisal rights.
The fair value of the shares as determined for purposes of such appraisal rights
may not be less than the highest price per share paid by the acquiror in the
Control Share Acquisition.
-200-
<PAGE>
The Control Share statute does not apply (a) to shares acquired in a
merger, consolidation or share exchange if the trust is a party to the
transaction or (b) to acquisitions approved or exempted by the Declaration of
Trust or Bylaws of the trust.
The Control Share statute permits an investment trust to elect not to
be governed by its provisions. However, ACPT's Board of Trustees does not intend
to elect not be governed by the Control Share provisions of the MGCL. In
addition, the restriction on ownership of Common Shares set forth in ACPT's
Declaration of Trust also would restrict the ability of any person to engage in
a Control Share Acquisition with respect to the Common Shares.
AMENDMENT OF DECLARATION OF TRUST AND BYLAWS.
The Declaration of Trust may only be amended upon the affirmative vote
of two-thirds of all of the votes entitled to be cast on any such proposed
amendment. In addition, the Declaration of Trust may be amended by the Board of
Trustees, without Shareholder approval, to conform the Declaration of Trust to
the Maryland Trust Law. ACPT's Bylaws may be amended or altered exclusively by
the Board of Trustees.
LIMITATION OF LIABILITY AND INDEMNIFICATION.
The Maryland Trust Law permits a Maryland investment trust to include
in its declaration of trust a provision limiting the liability of its trustees
and officers to the trust and its shareholders for money damages except where
(a) it is proved that the person actually received an improper benefit or profit
in money, property or services, or (b) a judgment or other final adjudication
adverse to the person is entered in a proceeding based on a finding material to
the cause of action that the person engaged in active and deliberate dishonesty.
The Declaration of Trust of ACPT contains such a provision that limits liability
to the maximum extent permitted by Maryland law.
The Declaration of Trust and Bylaws of ACPT also obligate it, to the
maximum extent permitted under Maryland law, to indemnify and to pay or
reimburse reasonable expenses in advance of final disposition of a proceeding to
(a) any present or former Trustee or officer who is made a party to the
proceeding by reason of his service in that capacity and (b) any individual who,
while a Trustee of ACPT and at the request of ACPT, serves or has served another
investment trust corporation, partnership, joint venture, trust, employee
benefit plan or any other enterprise as a trustee, director, officer or partner
and who is made party to the proceeding by reason of his service in that
capacity, against any claim or liability to which he may become subject by
reason of such status. The Declaration of Trust and Bylaws also permit ACPT to
indemnify and advance expenses to any person who served a predecessor of ACPT in
any of the capacities described above and to any employee or agent of ACPT or a
predecessor of ACPT. The Bylaws require ACPT to indemnify each Trustee or
officer who has been
-201-
<PAGE>
successful, on the merits or otherwise, in the defense of any proceeding to
which he is made a party by reason of his service in that capacity.
The Bylaws of ACPT require it, as a condition to advancing expenses,
to obtain (a) a written affirmation by the Trustee or officer of his good faith
belief that he has met the standard of conduct necessary for indemnification by
ACPT as authorized by the Bylaws and (b) a written statement by or on his behalf
to repay the amount paid or reimbursed by ACPT if it shall ultimately be
determined that the standard of conduct was not met.
The Maryland Trust Law permits a Maryland investment trust to
indemnify and advance expenses to its trustees, officers, employees and agents
to the same extent as permitted under the MGCL for directors and officers of
Maryland corporations. The MGCL authorizes a corporation to indemnify its
present and former directors and officers, among others, against judgments,
penalties, fines, settlements and reasonable expenses actually incurred by them
in connection with any proceeding to which they may be made a party by reason of
their service unless it is established that (a) the act or omission was material
to the matter giving rise to the proceeding and (i) was committed in bad faith
or (b) was the result of active and deliberate dishonesty, (b) the director or
officer actually received an improper personal benefit in money, property or
services or (c) the director or officer in the case of any criminal proceeding
had reasonable cause to believe that the act or omission was unlawful. A
Maryland corporation, however, may not indemnify a director or officer for an
adverse judgment in a suit brought by or on behalf of the corporation.
DISSOLUTION OF ACPT.
Pursuant to ACPT's Declaration of Trust, ACPT may be dissolved upon
the affirmative vote of two-thirds of all of the votes entitled to be cast on
such matter.
POSSIBLE ANTITAKEOVER EFFECT OF CERTAIN PROVISIONS OF MARYLAND LAW AND OF THE
DECLARATION OF TRUST AND BYLAWS.
The Control Share and Business Combination provisions of the MGCL and
the provisions of ACPT's Declaration of Trust relating to classification of the
Board of Trustees, the removal of Trustees, restrictions on ownership of Common
Shares, and the ability of the Board of Trustees to prescribe the terms of and
issue Preferred Shares could have the affect of delaying, deferring or
preventing a transaction or a change in control of ACPT that might involve a
premium price for holders of Common Shares or otherwise be in their best
interest.
-202-
<PAGE>
MARYLAND ASSET REQUIREMENTS.
The Maryland Trust Law pursuant to which ACPT was formed requires at
least 75% of the value of ACPT's assets to be held, directly or indirectly, in
real estate assets, mortgages or mortgage related securities, government
securities, cash and cash equivalent items, including high-grade short term
securities and receivables. The Maryland Trust Law also prohibits ACPT from
using or applying land for farming, agricultural, horticultural or similar
purposes.
COMPARATIVE RIGHTS OF IGC UNITHOLDERS AND SHAREHOLDERS
GENERAL.
IGC is a limited partnership formed under the Delaware Act and ACPT is
organized as a real estate investment trust under the Maryland Trust Law that
will be taxable as a partnership. The discussion of the comparative rights of
IGC Unitholders and Shareholders of ACPT set forth below does not purport to be
complete and is subject to and qualified in its entirety by reference to the
Maryland Trust Law, the Delaware Act, the Partnership Agreement of IGC and the
Declaration of Trust and Bylaws of ACPT. Copies of these documents have been
filed as exhibits to the Registration Statement of which this Proxy
Statement/Prospectus is a part.
MANAGEMENT.
The Partnership Agreement of IGC provides that, with certain limited
exceptions, the Managing General Partner of IGC (which currently is IGMC) has
exclusive discretion to manage and control the business and affairs of IGC. The
Managing General Partner may be removed upon the affirmative vote of more than
fifty percent of the IGC Unitholders. The IGC Unitholders do not have any right
to elect the directors of the Managing General Partner.
The Declaration of Trust of ACPT provides that the management and
control of the business and affairs of ACPT are vested in its Board of Trustees
which is elected by the Shareholders. The Declaration of Trust of ACPT provides
for a classified Board consisting of three classes as nearly equal in number as
possible. At each Annual Meeting of Shareholders, one class of Trustees will be
elected for a term of three years. Trustees may be removed for cause upon a
majority vote, and for any reason by a two-thirds vote, of the Shares entitled
to vote in the election of Trustees. Vacancies created by removal will be
filled by Shareholder vote. Any other vacancy will be filled by a majority of
the Board of Trustees remaining in office.
-203-
<PAGE>
REQUIRED MINIMUM DISTRIBUTIONS.
Under the Partnership Agreement, IGC generally is required to make
annual distributions in cash or property to IGC Unitholders equal to 55% of the
net taxable income (as defined in the Partnership Agreement) allocated to such
IGC Unitholders for such year.
Under the Declaration of Trust, ACPT is required to make minimum
annual distributions to Shareholders such that the minimum aggregate amount of
all distributions made each year will equal 45% of the net taxable income
allocated to Shareholders in such year, provided that the amount of the required
minimum distribution will be reduced by the amount of taxes paid by ACPT in
Puerto Rico and other foreign countries and certain federal taxes paid by
American Rental with respect to undistributed capital gains. The minimum
distribution may consist of cash dividends and/or distributions of other
property.
VOTING RIGHTS.
Under the Partnership Agreement of IGC, IGC Unitholder approval by
majority vote is required for (i) sale of all or substantially all of the assets
of IGC, (ii) merger or consolidation, and (iii) certain amendments to the
Partnership Agreement, including issuances of additional limited partnership
interests. The Managing General Partner has the exclusive authority to issue
IGC Units without limitation as to amount.
In addition, certain actions including actions that would cause loss
of limited liability, treatment of IGC as a corporation for tax purposes, or,
except in the case of merger or dissolution, delisting of IGC Units from any
national securities exchange require a unanimous vote of IGC Unitholders.
Under the Declaration of Trust of ACPT, Shareholders have voting
rights with respect to (i) termination of partnership tax status, (ii) the
election and removal of Trustees, (iii) amendments of the Declaration of Trust,
(iv) the merger or consolidation of ACPT or the sale of substantially all of
ACPT's assets; and (v) the dissolution of ACPT, and (vi) such other matters with
respect to which the Board of Trustees may deem to require a Shareholder vote.
Each Common Share entitles its holder to cast one vote on all matters presented
generally to the Shareholders.
MEETINGS.
The Partnership Agreement of IGC does not provide for annual meetings
of the IGC Unitholders.
-204-
<PAGE>
The Declaration of Trust of ACPT and the Maryland Trust Law require
that an Annual Meeting of Shareholders be duly held. The Bylaws of ACPT also
provide for the calling of special meetings under certain circumstances.
AMENDMENT OF DECLARATION OF TRUST, BYLAWS AND PARTNERSHIP AGREEMENT.
Under the Partnership Agreement, holders of IGC Units representing at
least 10% of the outstanding limited partnership interests may propose
amendments to the Partnership Agreement. Any proposed amendments require a
majority vote, except for amendments which (i) would adversely affect in any
material aspect the rights of the IGC Unitholders to exercise any right granted
to the Assignor Limited Partner by the Delaware Act (such as the right to
maintain a derivative action, the right to exercise voting power, and the right
to inspect and photocopy IGC's books and records) and assigned to the IGC
Unitholders, (ii) would result in the loss of limited liability of the Limited
Partners or IGC Unitholders, (iii) would cause IGC to be treated as an
"association" taxable as a corporation for purposes of federal income taxation,
or (iv) would result in the delisting of the IGC Units by any securities
exchange on which the IGC Units are traded; all of which require unanimous
approval. In addition, any amendment that would reduce the minimum cash
distributions that IGC is required to make must be approved by a two-thirds vote
of IGC Unitholders.
The Declaration of Trust of ACPT may only be amended by the
affirmative vote of two-thirds of the outstanding Common Shares. The Bylaws of
ACPT may be amended exclusively by majority vote of the Board of Trustees.
LIMITED LIABILITY.
Under the Partnership Agreement, unless an IGC Unitholder participates
in the control of the business or in certain other limited circumstances, it
will not be responsible for the liabilities of IGC.
The personal liability of the Shareholders of ACPT is limited to the
fullest extent permitted from time to time by Maryland law. However, certain
jurisdictions may not recognize limitations on personal liability of
Shareholders to the extent such claims are not satisfied by ACPT. The Board of
Trustees believes that any risk of personal liability would generally be limited
to situations in which ACPT's public liability insurance coverage would be
insufficient to satisfy claims.
DISSOLUTION OF THE PARTNERSHIP AND ACPT.
Under the Partnership Agreement, dissolution of IGC requires the
consent of a majority of the IGC Unitholders.
-205-
<PAGE>
Under the terms of the Declaration of Trust of ACPT, the Shareholders
may compel the dissolution of ACPT by the affirmative vote of two-thirds of the
votes entitled to be cast.
LIQUIDATION RIGHTS.
Under the Partnership Agreement, IGC Unitholders share ratably in
accordance with their percentage interests in any assets remaining after
satisfaction of obligations to creditors and any liquidation preferences of
preferred units.
In the event of liquidation of ACPT, the holders of Common Shares
would be entitled to share ratably in any assets remaining after satisfaction of
obligations to creditors and any liquidation preferences on any series of
Preferred Shares that may then be outstanding.
LIMITATIONS OF LIABILITY OF GENERAL PARTNERS AND TRUSTEES.
The Partnership Agreement of IGC sets certain limits on the liability
of the General Partners and their affiliates to IGC and the IGC Unitholders.
The Declaration of Trust of ACPT provides that Trustees shall not be
liable to ACPT or the Shareholders for losses sustained or liabilities incurred
as a result of any acts or omissions of the Board of Trustees if the conduct of
the applicable person did not constitute active and deliberate dishonesty as
adjudicated by a court of competent jurisdiction, or if the Trustee actually
received an improper benefit or profit in money, property or services.
INDEMNIFICATION.
The Partnership Agreement of IGC indemnifies the General Partners and
their affiliates under certain circumstances.
The Declaration of Trust and Bylaws of ACPT provides that ACPT will
indemnify present and former Trustees and officers to the maximum extent
permitted by Maryland law.
OWNERSHIP LIMITATIONS.
There is no limitation on the number of IGC Units that any Unitholder
may own. In order to maintain the REIT status of American Rental, no Shareholder
(except certain existing IGC Unitholders) may own more than 2% of the
outstanding Common Shares.
-206-
<PAGE>
LEGAL MATTERS
The validity of the issuance of the Common Shares being offered
hereby will be passed upon for ACPT by Covington & Burling. The federal income
tax consequences in connection with the Restructuring will be passed upon for
ACPT by Covington & Burling and the Puerto Rico income tax consequences in
connection with the Restructuring will be passed upon for ACPT by Fiddler,
Gonzalez & Rodriguez LLP.
EXPERTS
The combined historical statements of assets and liabilities of
ACPP as of December 31, 1997 and 1996, the related combined historical
statements of operations and cash flows for each of the three years in the
period ended December 31, 1997, included in this Proxy Statement/Prospectus and
elsewhere in the Registration Statement, and the financial statements of IGC
incorporated by reference in this Proxy Statement/Prospectus and elsewhere in
the Registration Statement, have been audited by Arthur Andersen LLP,
independent public accountants, as indicated in their reports with respect
thereto, and are included herein in reliance upon the reports of said firm and
upon the authority of said firm as experts in accounting and auditing in giving
said reports.
REPORTS TO SHAREHOLDERS
ACPT will furnish to each Shareholder of record, within 90 days
of the close of each fiscal year, an annual report containing information
substantially as submitted by ACPT to the SEC on its annual report on Form 10-K,
including a report of the activities of ACPT and a statement showing any cash
from operations or proceeds of capital transactions distributed or to be
distributed in respect of such fiscal year. Such annual report also will contain
certain financial statements of ACPT for such fiscal year, including a balance
sheet and statements of income, and changes in financial position, each of which
will be audited by a nationally recognized firm of independent public
accountants. In addition, within 45 days after the end of each fiscal quarter
(except the fourth quarter), ACPT will furnish to each Shareholder of record a
quarterly report containing information substantially as submitted by ACPT to
the SEC on its quarterly report on Form 10-Q, including an unaudited balance
sheet and statements of income and changes in financial position. Each such
annual and quarterly report also will include a statement setting forth (i) any
transactions between IGC and ACPT, or any affiliate of either of them; (ii) the
amount of any fees, commissions, compensation and other remuneration paid or
accrued to ACPT; and (iii) a description of any services rendered to IGC by
ACPT, or any affiliate of either of them. The financial information contained in
all such reports will be prepared on the accrual basis of accounting in
accordance with generally accepted accounting principles and, where appropriate,
will include a reconciliation to information furnished to Shareholders for tax
purposes.
-207-
<PAGE>
Within 75 days after the close of each taxable year, ACPT will
furnish to each Shareholder of record information required for federal and state
income tax reporting purposes. Such information will be furnished in summary
form so that certain complex calculations normally required of partners can be
avoided. ACPT's ability to furnish such summary information may depend on the
cooperation of Shareholders in supplying certain information to ACPT.
-208-
<PAGE>
GLOSSARY
The meanings of certain capitalized and specialized terms used in this
Prospectus are set forth below. Terms defined in the singular form shall
similarly refer to the plural and vice versa.
"1997 Act" means the Taxpayer Relief Act of 1997.
"ACM" means asbestos-containing materials.
"ACPP" means American Community Portfolio Properties, which, for
purposes of the audited combined historical financial statements included
herein, refers to the assets, liabilities and operations that will be
transferred to ACPT in the Restructuring.
"ACPT" means American Community Properties Trust, a Maryland real
estate investment trust formed under the Maryland Trust Law.
"ACPT Average" means the average closing price of ACPT Common Shares
on the AMEX for the 20 trading days immediately following, but not including,
the Distribution Date.
"ACPT Options" means options to purchase a ACPT Common Shares under
the Share Incentive Plan.
"ADA" means the Americans with Disabilities Act of 1990.
"Affiliate Shareholder" means any holder of more than 2% of the Common
Shares of ACPT.
"AFH" means American Family Homes, LLC, a Delaware limited liability
company.
"American Housing" means American Housing Properties, L.P., a Maryland
limited partnership.
"American Land" means American Land Development US, Inc., a Delaware
corporation.
"American Management" means American Rental Management Company, a
Delaware corporation and the property manager for the properties owned by
American Rental.
-209-
<PAGE>
"American Rental" means American Rental Properties Trust, a Maryland
real estate investment trust.
"AMEX" means the American Stock Exchange.
"Appeals Court" means the U.S. Court of Appeals for the Fourth
Circuit.
"Asset Transfers" means the transfers of IGC's principal real estate
operations and assets to ACPT.
"Banc One" means Banc One Capital Partners IV, Ltd.
"Brick House" means Brick House Realty, Inc.
"Code" means the Internal Revenue Code of 1986, as amended.
"Commission" means the Securities and Exchange Commission.
"Common Shares" means the common shares of beneficial interest of
ACPT.
"Consulting Agreement" means the consulting agreement by and between
American Management and James J. Wilson.
"County" means Charles County, Maryland.
"County Commissioners" means the County Commissioners of Charles
County, Maryland.
"CWT" means Caribe Waste Technologies, Inc.
"CWT Trust" means the trust holding the common stock of IWT and CWT
for the benefit of IGC Unitholders.
"Delaware Act" means the Delaware Revised Uniform Limited Partnership
Act.
"Distribution" means the distribution of all of the Common Shares of
ACPT to the partners of IGC including the IGC Unitholders.
"Distribution Agent" means Registrar and Transfer Company.
"Distribution Date" means the date on which ACPT will issue to IGC
sufficient Common Shares of ACPT to enable IGC to make the Distribution.
-210-
<PAGE>
"District Court" means the U.S. District Court for the District of
Maryland.
"EDGAR" means the Commission's Electronic Data Gathering and Retrieval
program.
"EMC" means Equus Management Company.
"Employment Agreements" means the employment agreements by and between
American Management and each of Edwin Kelly, Francisco Arrivi, and Paul Resnick.
"Equus" means Equus Gaming Company L.P., a Virginia limited
partnership.
"ERISA" means the Employee Retirement Income Security Act of 1974, as
amended, and the rules and regulations thereunder.
"Escorial Builders" means Escorial Builders Associates S.E., a Puerto
Rico partnership principally engaged in the construction of condominiums.
"Exchange Act" means the Securities Exchange Act of 1934, as amended,
and the rules and regulations thereunder.
"Exchange Offer" shall have the meaning set forth on page [___] of the
document.
"FHA" means the Federal Housing Administration.
"FIRPTA" means the Foreign Investment in Real Property Tax Act of
1980.
"Gatewood" means the Gatewood Company, Inc.
"Hooper" means James B. Hooper, P.A.
"HUD" means the United States Department of Housing and Urban
Development.
"IBC" means Interstate Business Corporation, a Delaware corporation
and a general partner of IGC.
"IGC" means Interstate General Company, L.P., a Delaware limited
partnership.
-211-
<PAGE>
"IGC Average" means the average closing sale price of IGC Units on the
principal exchange on which they are traded, or, if not traded on an exchange,
in the over-the-counter-market, for the 20 trading days immediately following,
but not including, the Distribution Date.
"IGC Options" means options to purchase a ACPT Common Shares under the
Trustee Share Plan.
"IGC Unit" means a Class A unit of beneficial interest in IGC.
"IGC Unitholder" means a holder of IGC Units.
"IGMC" means Interstate General Management Corporation, a Delaware
corporation and the managing general partner of IGC.
"IGP" means Interstate General Properties Limited Partnership, S.E., a
Maryland limited partnership.
"IGP Group" means Interstate General Corp.
"Independent Trustees" means members of the Board of Trustees of ACPT
who are not employees of ACPT or any affiliated company or members of the Wilson
Family.
"IRS" means the Internal Revenue Service.
"IWT" means Interstate Waste Technologies, Inc., a Delaware
corporation.
"LDA" means Land Development Associates S.E., a Puerto Rico
partnership.
"LDA Note" means the $6.77 million note payable by LDA in favor of
IGC.
"LIHPRHA" means the Low Income Housing Preservation and Resident
Homeownership Act of 1990.
"Majority Vote" means the vote or consent of the holders of IGC Units
representing a majority of all issued and outstanding IGC Units entitled to
vote.
"Management" means the management of IGC.
"Maryland Cable" means Maryland Cable Limited Partnership.
-212-
<PAGE>
"Maryland Trust Law" means Article 8 of the Maryland Corporations and
Associations Law.
"McClosky Associates" means Robert F. McClosky Associates.
"MGCL" means Maryland General Corporation Law.
"NBV" means the NBValuation Group, Inc.
"Ownership Limit" shall mean 2% of the outstanding Common Shares of
ACPT.
"Parque Escorial" means the planned community of Parque Escorial
located approximately six miles from the central business district in San Juan,
Puerto Rico.
"Plan" means a pension, profit-sharing, employee benefit, or
retirement plan, or individual retirement account under ERISA.
"Plan Asset Regulations" means regulations of the Department of Labor
that define the assets of a Plan under ERISA.
"Planning Commission" means the Charles County Planning Commission.
"Preferred Shares" means preferred shares of beneficial interest in
ACPT.
"Private Offering" shall have the meaning set forth on page [___] of
the document.
"PUD" means planned unit development.
"Puerto Rico Apartment Partnerships" means the 9 Puerto Rico apartment
partnerships in which IGP holds partnership interests.
"Puerto Rico Code" means the Puerto Rico Internal Revenue Code of
1994.
"Puerto Rico Counsel" means the law firm of Fiddler, Gonzalez &
Rodriguez, LLP.
"Record Date" means ____, 1998.
"Registration Statement" means the Form S-4 Registration Statement
filed by ACPT with the Commission.
-213-
<PAGE>
"Regulations" means Regulations of the Treasury Department
interpreting the Code.
"REIT" means a real estate investment trust within the meaning of
Section 856 of the Code.
"Restructuring" means the series of transactions constituting the
Asset Transfers and the Distribution.
"Retained Assets" means the Wetlands Properties, the LDA Note, all of
the shares of AFH, 14 acres of commercial land in St. Charles, 26 single family
home lots in the Dorchester neighborhood, an indirect 50% interest in Brandywine
Investment Associates L.P., which owns land in Brandywine, Maryland, a 100%
interest in Pomfret LLC, which owns land in Pomfret, Maryland, the Westbury
land, fractional interests in Chastleton and Coachman's L.P., and the beneficial
interest in the CWT Trust.
"Retirement Plan" means the IGC retirement savings plan currently in
effect.
"SCA" means St. Charles Associates Limited Partnership.
"Securities Act" means the Securities Act of 1933, as amended, and
applicable regulations thereunder.
"Share Incentive Plan" means the 1997 ACPT Share Incentive Plan
providing Common Share-based incentive compensation for ACPT officers and key
employees.
"Smail" means Smail Associates, Inc.
"St. Charles" means the planned community in Charles County, Maryland,
that has been under development by IGC and its predecessors since 1968.
"Stanger" means Robert A. Stanger & Co.
"State Finance Agencies" means the FHA, or housing finance agencies in
Puerto Rico, Washington, D.C., Virginia or Maryland.
"Strike Price" means $3.0016 per IGC Unit.
"Trustee Share Plan" means the 1997 ACPT Trustee Share Incentive Plan
to provide Common Share-based incentive compensation for ACPT Trustees.
-214-
<PAGE>
"U.S. Apartment Partnerships" means the 13 investment apartment
properties in which IGC holds partnership interests that will be transferred to
American Rental under the Restructuring.
"U.S. Attorney" means the U.S. Attorney for the District of Maryland.
"Wetlands" means (following the definition in the U.S. Army Corps of
Engineers regulations) areas saturated by surface or ground water sufficient to
support vegetation typically adapted for life in saturated soil conditions.
Wetlands generally include swamps, marshes, bogs and similar areas.
"Wetlands Properties" means those IGC properties that are the subject
of litigation with the federal government concerning violations of the Clean
Water Act.
"Whitman Requardt" means Whitman Requardt Associates LLP.
"Wilson Family" means collectively J. Michael Wilson; Thomas B.
Wilson; Kevin Wilson; Elizabeth Weber; Mary Pat Wilson; Brian Wilson; James J.
Wilson; Barbara A. Wilson; Interstate Business Corporation; Wilson Securities
Corporation; and Wilson Family Limited Partnership.
-215-
<PAGE>
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Owners of
American Community Portfolio Properties:
We have audited the accompanying combined historical statements of assets
and liabilities (defined in Note 1 and referred to as "American Community
Portfolio Properties") to be transferred by Interstate General Company L.P. and
subsidiaries to American Community Properties Trust (a newly formed investment
trust that intends to be taxed as a partnership) and subsidiaries as of December
31, 1997 and 1996, and the related combined historical statements of operations
and cash flows for each of the three years in the period ended December 31,
1997. These combined historical financial statements are the responsibility of
the management of American Community Portfolio Properties. Our responsibility is
to express an opinion on these combined historical 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.
The accompanying combined historical financial statements were prepared for
the purpose of complying with the rules and regulations of the Securities and
Exchange Commission (for inclusion in the registration statement on Form S-4 of
American Community Properties Trust), as described in Note 1, and are not
intended to be a complete presentation of the financial position, results of
operations or cash flows of Interstate General Company L.P. and affiliated
entities or American Community Properties Trust.
In our opinion, the combined historical financial statements referred to
above present fairly, in all material respects, the financial position of
American Community Portfolio Properties as of December 31, 1997 and 1996, and
the results of its operations and its cash flows for each of the three years in
the period ended December 31, 1997, in conformity with generally accepted
accounting principles.
ARTHUR ANDERSEN LLP
Washington, D.C.
April 6, 1998
F-1
<PAGE>
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
COMBINED HISTORICAL STATEMENTS OF OPERATIONS OF ASSETS
AND LIABILITIES TO BE TRANSFERRED TO
AMERICAN COMMUNITY PROPERTIES TRUST AND SUBSIDIARIES
(In thousands)
<TABLE>
<CAPTION>
Three Months Ended
March 31, Year Ended December 31,
------------------ ------------------------------
1998 1997 1997 1996 1995
-------- -------- --------- -------- ---------
(unaudited)
<S> <C> <C> <C> <C> <C>
REVENUES
Community development-land sales
to non-affiliates $5,961 $1,449 $10,060 $ 3,608 $11,333
to affiliates -- 70 3,105 10,066 4,108
Equity in earnings from partnerships
and developer fees 505 398 1,509 16,643 2,693
Rental property revenues 2,209 2,158 8,737 7,577 4,642
Management and other fees, substantially
all from related entities 976 1,343 3,775 4,816 3,894
Interest and other income 137 143 943 982 693
------ ------ ------- ------- -------
Total revenues 9,788 5,561 28,129 43,692 27,363
------ ------ ------- ------- -------
EXPENSES
Cost of land sales 3,608 970 8,494 9,378 7,801
Selling and marketing 21 15 127 226 131
General and administrative 1,600 1,530 6,607 6,810 6,769
Interest expense 910 961 3,820 4,433 4,263
Rental properties operating expense 896 835 3,597 3,245 1,695
Depreciation and amortization 471 470 1,850 1,726 841
Write-off of deferred project costs -- 5 6 321 --
Spin-off costs 757 -- 1,164 -- --
------ ------ ------- ------- -------
Total expenses 8,263 4,786 25,665 26,139 21,500
------ ------ ------- ------- -------
INCOME BEFORE PROVISION FOR INCOME
TAXES AND MINORITY INTEREST 1,525 775 2,464 17,553 5,863
PROVISION FOR INCOME TAXES 283 60 470 3,424 1,369
------ ------ ------- ------- -------
INCOME BEFORE MINORITY INTEREST 1,242 715 1,994 14,129 4,494
MINORITY INTEREST (198) (49) (439) (306) (511)
------ ------ ------- ------- -------
INCOME BEFORE EXTRAORDINARY ITEM 1,044 666 1,555 13,823 3,983
EXTRAORDINARY ITEM-EARLY
EXTINGUISHMENT OF DEBT -- -- -- (932) --
------ ------ ------- ------- -------
NET INCOME $1,044 $ 666 $ 1,555 $12,891 $ 3,983
====== ====== ======= ======= =======
</TABLE>
The accompanying notes are an integral part of these combined historical
statements.
F-2
<PAGE>
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
COMBINED HISTORICAL STATEMENTS OF ASSETS
AND LIABILITIES TO BE TRANSFERRED TO
AMERICAN COMMUNITY PROPERTIES TRUST AND SUBSIDIARIES
(In thousands)
A S S E T S
-----------
<TABLE>
<CAPTION>
March 31, December 31,
----------- ------------------
1998 1997 1996
----------- -------- --------
(unaudited)
<S> <C> <C> <C>
CASH AND CASH EQUIVALENTS
Unrestricted $ 2,126 $ 2,127 $ 2,143
Restricted 2,002 374 895
-------- -------- --------
4,128 2,501 3,038
-------- -------- --------
ASSETS RELATED TO RENTAL PROPERTIES
Operating properties, net of accumulated
depreciation of $21,707, $21,392 and $20,658,
as of March 31, 1998, December 31, 1997 and 1996,
respectively 37,860 37,829 39,219
Investment in unconsolidated rental property
partnerships 7,015 8,657 11,693
Other receivables, net of reserves of $285, $223 and $52
as of March 31, 1998, December 31, 1997
and 1996, respectively 665 621 785
-------- -------- --------
45,540 47,107 51,697
-------- -------- --------
ASSETS RELATED TO COMMUNITY DEVELOPMENT
Land and development costs
Puerto Rico 32,202 34,268 35,068
St. Charles, Maryland 22,437 21,750 21,043
Other United States locations -- -- 1,636
Notes receivable on lot sales and other,
substantially all due from affiliates 3,604 5,629 5,253
-------- -------- --------
58,243 61,647 63,000
-------- -------- --------
ASSETS RELATED TO HOMEBUILDING
Investment in joint venture 853 591 275
-------- -------- --------
OTHER ASSETS
Receivables and other 1,782 2,514 1,765
Property, plant and equipment, less accumulated
depreciation of $1,615, $1,675 and $1,770 as of
March 31, 1998, December 31, 1997 and 1996,
respectively 423 448 487
-------- -------- --------
2,205 2,962 2,252
-------- -------- --------
TOTAL ASSETS $110,969 $114,808 $120,262
======== ======== ========
</TABLE>
The accompanying notes are an integral part of these combined historical
statements.
F-3
<PAGE>
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
COMBINED HISTORICAL STATEMENTS OF ASSETS
AND LIABILITIES TO BE TRANSFERRED TO
AMERICAN COMMUNITY PROPERTIES TRUST AND SUBSIDIARIES
(In thousands)
LIABILITIES AND CAPITAL
-----------------------
<TABLE>
<CAPTION>
March 31, December 31,
----------- ------------------
1998 1997 1996
----------- ------- -------
(unaudited)
<S> <C> <C> <C>
LIABILITIES RELATED TO RENTAL PROPERTIES
Recourse debt $ 918 $ 969 $ 1,139
Non-recourse debt 38,995 39,101 39,508
Accounts payable and accrued liabilities 3,031 2,701 2,155
-------- -------- --------
42,944 42,771 42,802
-------- -------- --------
LIABILITIES RELATED TO COMMUNITY DEVELOPMENT
Recourse debt 34,128 39,784 38,943
Non-recourse debt 2,324 2,295 2,153
Accounts payable, accrued liabilities
and deferred income 4,444 5,100 4,678
-------- -------- --------
40,896 47,179 45,774
-------- -------- --------
OTHER LIABILITIES
Accounts payable and accrued liabilities 3,467 3,246 2,676
Notes payable and capital leases 145 173 157
Accrued income tax liability - current 2,452 1,539 3,976
Accrued income tax liability - deferred 3,491 4,120 5,041
-------- -------- --------
9,555 9,078 11,850
-------- -------- --------
TOTAL LIABILITIES 93,395 99,028 100,426
-------- -------- --------
CAPITAL 17,574 15,780 19,836
-------- -------- --------
TOTAL LIABILITIES AND CAPITAL $110,969 $114,808 $120,262
======== ======== ========
</TABLE>
The accompanying notes are an integral part of these combined historical
statements.
F-4
<PAGE>
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
COMBINED HISTORICAL STATEMENTS OF CASH FLOWS OF ASSETS
AND LIABILITIES TO BE TRANSFERRED TO
AMERICAN COMMUNITY PROPERTIES TRUST AND SUBSIDIARIES
(In thousands)
<TABLE>
<CAPTION>
Three Months Ended
March 31, Year Ended December 31,
------------------ ------------------------------
1998 1997 1997 1996 1995
-------- -------- -------- --------- ---------
(unaudited)
<S> <C> <C> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income $ 1,044 $ 666 $ 1,555 $ 12,891 $ 3,983
Adjustments to reconcile net income
to net cash provided by
operating activities:
Extraordinary item -- -- -- 932 --
Depreciation and amortization 471 470 1,850 1,726 841
(Benefit) provision for deferred income taxes (629) 93 (920) 419 646
Equity in earnings from unconsolidated
partnerships and developer fees (243) (419) (1,417) (16,718) (2,693)
Distributions from
unconsolidated partnerships 1,750 331 5,155 15,666 1,216
Cost of sales-community development 3,608 970 8,494 9,378 7,801
Equity in (earnings) loss from homebuilding
joint venture (262) 21 (92) 75 --
Write-off of deferred project costs -- 5 6 321 --
Changes in notes and accounts
receivable 2,422 (860) (186) (3,065) (1,738)
Changes in accounts payable,
accrued liabilities and deferred
income 808 256 (900) 4,997 (358)
------- ------ ------- -------- --------
Net cash provided by operating activities 8,969 1,533 13,545 26,622 9,698
------- ------ ------- -------- --------
CASH FLOWS FROM INVESTING ACTIVITIES:
Investment in land development for future sales (2,229) (335) (6,764) (10,658) (15,066)
Change in assets related to unconsolidated
rental property partnerships 135 36 (708) (84) 555
Change in restricted cash (1,628) (125) 521 1,150 3,588
(Additions to) dispositions of rental
operating properties (458) (257) 141 (1,275) 658
Dispositions (acquisitions) of other assets, net 272 534 (1,338) (117) (746)
Contributions to homebuilding joint venture -- (224) (224) (100) (250)
Acquisition of rental property partnership
interests -- -- -- -- (170)
------- ------ ------- -------- --------
Net cash used in investing activities (3,908) (371) (8,372) (11,084) (11,431)
------- ------ ------- -------- --------
</TABLE>
The accompanying notes are an integral part of these combined historical
statements.
F-5
<PAGE>
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
COMBINED HISTORICAL STATEMENTS OF CASH FLOWS OF ASSETS
AND LIABILITIES TO BE TRANSFERRED TO
AMERICAN COMMUNITY PROPERTIES TRUST AND SUBSIDIARIES (CONTINUED)
(In thousands)
<TABLE>
<CAPTION>
Three Months Ended
March 31, Year Ended December 31,
------------------ -------------------------
1998 1997 1997 1996 1995
---- ---- ------- ------- -------
(unaudited)
<S> <C> <C> <C> <C> <C>
CASH FLOWS FROM FINANCING ACTIVITIES:
Cash (payments on) proceeds from debt
financing, net (5,812) (1,509) 422 (10,809) 5,040
Cash distributions to Unitholders -- -- -- (1,140) --
Cash contributions from (distributions to) IGC, net 750 (792) (5,890) (4,828) (1,174)
Issuance of warrants -- -- 279 -- --
Exercise of employee IGC Unit options -- -- -- -- 171
------- ------- ------- -------- -------
Net cash (used in) provided by
financing activities (5,062) (2,301) (5,189) (16,777) 4,037
------- ------- ------- -------- -------
NET (DECREASE) INCREASE IN CASH
AND CASH EQUIVALENTS (1) (1,139) (16) (1,239) 2,304
CASH AND CASH EQUIVALENTS
BEGINNING OF PERIOD 2,127 2,143 2,143 3,382 1,078
------- ------- ------- ------- -------
CASH AND CASH EQUIVALENTS
END OF PERIOD $ 2,126 $ 1,004 $ 2,127 $ 2,143 $ 3,382
======= ======= ======= ======= =======
</TABLE>
The accompanying notes are an integral part of these combined historical
statements.
F-6
<PAGE>
AMERICAN COMMUNITY PORTFOLIO PROPERTIES
NOTES TO COMBINED HISTORICAL FINANCIAL STATEMENTS OF ASSETS
AND LIABILITIES TO BE TRANSFERRED TO
AMERICAN COMMUNITY PROPERTIES TRUST AND SUBSIDIARIES
(1) ORGANIZATION AND BASIS OF PRESENTATION
Interstate General Company L.P. ("IGC") was formed as a Delaware limited
partnership in 1986. Directly and through predecessors, IGC has been engaged in
business since 1957. IGC has traded publicly as a master limited partnership
since February 1987 on the American Stock Exchange and Pacific Stock Exchange.
Company Management and the Board of Directors of IGC's Managing General Partner
are presently undertaking steps to restructure IGC.
IGC is a diversified real estate organization specializing in community
development, investment apartment properties, property management services and
homebuilding. IGC owns and participates in these operations directly and through
the following subsidiaries: Interstate General Properties, S.E. ("IGP"); St.
Charles Associates Limited Partnership ("SCA"); Land Development Associates,
S.E. ("LDA"); and American Family Homes, Inc. ("AFH"). IGC's assets and
operations are concentrated primarily in the metropolitan areas of Washington,
D.C. and San Juan, Puerto Rico. Additionally, its homebuilding operations are
active in Virginia, North Carolina and South Carolina. Through its wholly owned
subsidiary Interstate Waste Technologies, Inc. ("IWT"), IGC is involved in the
pre-development of municipal waste treatment facilities.
American Community Properties Trust ("ACPT"), American Rental Properties
Trust ("American Rental"), American Rental Management Company ("American
Management"), American Land Development U.S., Inc. ("American Land") and
Interstate General Properties Group, S.E. ("IGP Group") are or will be formed to
carry out the restructuring of IGC. These entities and their subsidiaries
collectively represent American Community Portfolio Properties ("ACPP"). IGC
expects to transfer its principal operations to ACPT and distribute to the
partners of IGC, including its Unitholders, all the common shares of ACPT (the
"Restructuring"). Due to these companies being commonly controlled entities, the
transfers to ACPT will occur at book value.
ACPT is a Maryland real estate investment trust that is expected to be
taxed as a partnership. It is a self-managed holding company that owns all of
the outstanding equity interests in American Management, American Land, and IGP
Group and all of the common stock of American Rental.
American Rental.
- ---------------
IGC expects to transfer to American Rental its partnership interests in
United States investment properties and its land in the United States presently
intended for development as apartment properties. The partnership interests in
13 investment apartment properties ("U.S. Apartment Partnerships") will be held
by American Rental indirectly through American Housing Properties L.P.
("American Housing"), a Maryland partnership, in which American Rental will have
a 99% limited partner interest and American Housing Management Company, a wholly
owned subsidiary of American Rental, will have a 1% general partner interest.
F-7
<PAGE>
American Management.
- -------------------
IGC expects to transfer to American Management its United States property
management operations. The United States property management operations provide
management services for the United States apartment properties and for other
rental apartments not owned by IGC.
American Land.
- -------------
IGC expects to transfer to American Land its principal United States
property assets and operations. These will include the following:
1. A 100% interest in St. Charles Community LLC which holds 4,500 acres
of land in St. Charles, Maryland. This constitutes all of the land
formerly held by SCA, a partnership in which IGC holds a 99%
partnership interest and Interstate Business Corporation ("IBC") holds
a 1% partnership interest, except for a 50% interest in Brandywine
Investment Associates L.P., which holds 277 acres of land held for
development in Brandywine, Maryland, that will continue to be held by
SCA. IGC also will retain Parcel A-3 in Dorchester, a neighborhood in
St. Charles, 26 remaining single-family lots in Dorchester and an 800
acre tract held for development in Pomfret, Maryland, 90 acres and 27
acres, respectively, in the communities of Montclair and Westbury and
the Wetlands Properties.
2. A 41.0346% interest in Maryland Cable Limited Partnership which holds
receivables from the 1988 sale of IGC's cable television assets.
3. The Class B IGP interest that represents IGP's rights to income, gains
and losses associated with land in Puerto Rico held by LDA and
designated for development as saleable property.
IGP Group.
- ---------
IGC expects to transfer to IGP Group its entire 99% limited partnership
interest and 1% general partner interest in Interstate General Properties
Limited Partnership S.E., a Maryland partnership ("IGP") other than the Class B
IGP interest to be held by American Land. IGP's assets and operations will
continue to include:
1. an 80% partnership interest in LDA, a Puerto Rico special partnership,
which holds 312 acres of land in the planned community of Parque
Escorial and 543 acres of land in Canovanas;
2. a 50% partnership interest in Escorial Builders Associates S.E.
("Escorial Builders"), which is engaged in the construction of
condominiums in the planned community of Parque Escorial;
3. a 1% interest in El Monte Properties S.E., a Puerto Rico special
partnership which owns El Monte Mall Complex, a 169,000 square foot
office complex in San Juan, Puerto Rico; and
4. general partner interests in 11 Puerto Rico apartment partnerships.
F-8
<PAGE>
After these asset transfers have been completed, IGC expects to distribute
all of the outstanding common shares of ACPT to the general and limited partners
(including Unitholders) of IGC pro rata in accordance with their percentage
interest in IGC (the "Distribution"). Unitholders in the aggregate will receive
99% of ACPT's common shares.
BASIS OF PRESENTATION
- ---------------------
The accompanying historical financial statements of ACPP have been
presented on a combined historical cost basis because of affiliated ownership,
common management and because assets and liabilities of IGC are expected to be
transferred to ACPT, a newly formed entity with no prior operations. IGC's
historical basis in the assets and liabilities of ACPP has been carried over to
the combined historical financial statements. Certain assets and liabilities of
IGC will not be contributed to ACPP and, therefore, these financial statements
are not intended to represent the financial positions and results of operations
of IGC or any entity included therein. In management's opinion, these financial
statements include the assets, liabilities, revenues and expenses associated
with the portions of IGC intended to be transferred to ACPT. All significant
intercompany balances and transactions have been eliminated in the presentation.
Changes in the capital account represent the net income of ACPP, the exercise of
employee and director options, asset transfers less cash distributions to
Unitholders and net cash (distributions to) contributions from IGC.
The combined historical financial statements include the accounts of ACPP
and its majority owned partnerships and subsidiaries, after eliminating
intercompany transactions. All of the entities included in the combined
historical financial statements are hereinafter referred to collectively as the
"Company" or "ACPP". As of December 31, 1997, the combined group includes ACPT,
American Rental, American Management, American Land and IGP Group. The following
entities are consolidated with American Rental: Lancaster Apartments Limited
Partnership, New Forest Apartments Partnership, Fox Chase Apartments General
Partnership, Palmer Apartments Associates Limited Partnership, Headen House
Associates Limited Partnership, Wakefield Terrace Associates Limited Partnership
and Wakefield Third Age Associates Limited Partnership.
F-9
<PAGE>
An analysis of the activity in the capital account for each of the three
years ended December 31, 1997 is as follows (in thousands):
<TABLE>
<S> <C>
Balance, December 31, 1994 $ 9,953
Net income 3,983
Employee and director IGC Unit options exercised 171
Cash (distributions to) contributions from IGC, net (1,174)
-------
Balance, December 31, 1995 $12,933
Net income
Exchange of assets between Company and Unitholder 12,891
Cash distributions to Unitholders (20)
Cash (distributions to) contributions from IGC, net (1,140)
(4,828)
-------
Balance, December 31, 1996 $19,836
Net income
Issuance of warrants 1,555
Cash (distributions to) contributions from IGC, net 279
(5,890)
-------
Balance, December 31, 1997 $15,780
=======
</TABLE>
Certain general and administrative costs of IGC are allocated to ACPP,
principally based on IGC's specific identification of individual cost items and
otherwise based upon estimated levels of effort devoted by its general and
administrative departments to individual entities or relative measures of size
of the entities based on assets or operating profit. Such allocated amounts are
included in general and administrative expenses. In the opinion of management,
the methods for allocating corporate general and administrative expenses and
other direct costs are reasonable. It is not practicable to estimate the costs
that would have been incurred by ACPP if it had been operated on a stand-alone
basis. ACPP has estimated that the general and administrative annual expense
levels would increase approximately $130,000 annually after the Restructuring.
(2) SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
A summary of the significant accounting policies is as follows:
SALES AND PROFIT RECOGNITION AND COST CAPITALIZATION
----------------------------------------------------
Community development land sales are recognized at closing only when
sufficient down payments have been obtained, possession and other attributes of
ownership have been transferred to the buyer, and ACPP has no significant
continuing involvement.
The costs of acquiring and developing land are allocated to these assets
and charged to cost of sales as the related inventories are sold. ACPP's
interest costs related to land assets are allocated to these assets based on
their development stage and relative book value. The portion of interest
allocated to land during
F-10
<PAGE>
the development and construction period is capitalized. Remaining interest
costs are expensed. ACPP carries rental properties, land and development costs
at the lower of cost or net realizable value.
Quarterly, ACPP evaluates the carrying value of its long-lived assets in
accordance with SFAS No. 121, "Accounting for the Impairment of Long-Lived
Assets and for Long-Lived Assets to be Disposed Of." In cases where management
is holding for sale particular properties, ACPP assesses impairment based on
whether the net realizable value (estimated sales price less costs of disposal)
of each individual property to be sold is less than the net book value. A
property is considered to be held for sale when ACPP has made the decision to
dispose of the property. Otherwise, ACPP assesses impairment of its real estate
properties based on whether it is probable that undiscounted future cash flows
from each individual property will be less than its net book value. If a
property is impaired, its basis is adjusted to its fair market value.
SELLING AND MARKETING EXPENSES
------------------------------
Selling and marketing expenses consist primarily of advertising costs,
which include costs of printed materials, signs, displays, and general marketing
costs. These costs are expensed as incurred.
MANAGEMENT FEES
---------------
ACPP records management fees in the period in which services are rendered.
DEPRECIATION AND AMORTIZATION
-----------------------------
Buildings are depreciated over 35 to 40 years using the straight-line
method. Furniture, fixtures and equipment are depreciated over five to seven
years using the straight-line method. Deferred expenses are amortized over the
period of estimated benefit using the straight-line method.
INVESTMENT IN RENTAL PROPERTY PARTNERSHIPS
------------------------------------------
ACPP's investment in rental property partnerships consists of long-term
receivables, nominal capital contributions, working capital loans and ACPP's
share of unconsolidated partnership income and losses. The working capital
loans receive priority distributions from the cash flow generated from the
operations of the partnerships. The long-term receivables represent loans to
the partnerships for payment of construction and development costs in excess of
the project mortgages. Substantially all of the long-term receivables are non-
interest bearing and have been discounted at an effective rate of 14% based on
the projected maturity date which will occur upon the refinancing, sale or other
disposition of the partnerships' properties. The discount, which represents
deferred sponsor and developer fees, is netted in the combined historical
financial statements against the long-term receivables.
Certain partnerships are accumulating cash from operations in excess of the
maximum distribution amounts permitted by U.S. Department of Housing and Urban
Development ("HUD") and other regulatory authorities. This cash, accumulated in
restricted cash accounts, will be available to pay the long-term receivables due
to ACPP and to make cash distributions to ACPP and the limited partners when the
partnerships' projects are refinanced or sold.
Pursuant to the partnership agreements, the general partners of the
unconsolidated partnerships are prohibited from selling or refinancing the
apartment complexes without majority limited partner approval.
F-11
<PAGE>
Due to the absence of control and non-majority ownership, these partnerships are
accounted for under the equity method of accounting.
CASH AND CASH EQUIVALENTS
-------------------------
Cash and cash equivalents include cash on hand, unrestricted deposits with
financial institutions and short-term investments with original maturities of
three months or less.
INCOME TAXES
------------
ACPP does not expect to be subject to U.S. income taxes under current law.
Its Unitholders are expected to be taxed directly on their share of ACPP's
income. Subsequent to the completion of the Distribution, American Land and
American Management are expected to be subject to tax at the applicable
corporate rates. American Rental, which expects to qualify as a real estate
investment trust, does not expect to be subject to tax under current law.
Furthermore, IGP is expected to be subject to Puerto Rico income tax on its
Puerto Rico source income.
The combined historical financial statements of ACPP have been presented
without effect for income taxes of American Land, American Management and
American Rental because IGC is not currently subject to U.S. income tax on its
U.S. source income.
USE OF ESTIMATES
----------------
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.
IMPACT OF RECENTLY ISSUED ACCOUNTING STANDARDS
----------------------------------------------
In February 1997, the Financial Accounting Standards Board issued SFAS No.
128 "Earnings Per Share", which is effective for fiscal years ending after
December 15, 1997, including interim periods. ACPP adopted SFAS No. 128 in the
fourth quarter of 1997 and the impact was not significant.
During 1997, ACPP adopted the provisions of SFAS No. 129 "Disclosure of
Information about Capital Structure." The adoption of SFAS No. 129 did not have
a material effect on ACPP's financial statements.
In June 1997, the Financial Accounting Standards Board issued SFAS No. 130
"Reporting Comprehensive Income", which is effective for fiscal years beginning
after December 15, 1997. The statement establishes standards for reporting and
display of comprehensive income and its components. ACPP plans to adopt SFAS
No. 130 in 1998 and the impact is not expected to be significant.
In June 1997, the Financial Accounting Standards Board issued SFAS No. 131
"Disclosures about Segments of an Enterprise and Related Information", which is
effective for fiscal years beginning after December 15, 1997. ACPP plans to
adopt SFAS No. 131 in 1998.
F-12
<PAGE>
In February 1998, the Financial Accounting Standards Board issued SFAS No.
132, "Employers' Disclosures about Pensions and Other Postretirement Benefits."
The statement revises employers' disclosures about pension and other
postretirement benefit plans and is effective for fiscal years beginning after
December 15, 1997. ACPP plans to adopt SFAS No. 132 in 1998 and the impact is
not expected to be significant.
(3) FINANCING AND CASH MANAGEMENT MATTERS
ACPP has historically met its liquidity requirements principally from cash
flow generated from home and land sales, property management fees, distributions
from residential rental partnerships and from bank financing providing funds for
development and working capital.
Over the past several years, cash flows have been constrained because of
the terms of its existing debt agreements and the reluctance of new lending
opportunities as a result of the Wetlands litigation (see Note 6). As a result,
substantially all of the cash generated has been used to pay debt service
requirements with existing lenders. This resulted in limited opportunities for
new construction and development. The recently closed Banc One financing
provided funding to commence construction in Fairway Village, the third village
in St. Charles, and will allow ACPP to retain a greater portion of its U.S. land
sales proceeds. ACPP currently has other development projects in various stages
of completion. Substantially all of the projects under construction have
sufficient development loans in place to complete the construction.
ACPP's principal demands for liquidity are expected to be the continued
funding of its current debt service and operating requirements. After the
Distribution, management expects to obtain additional funding which can be used
to fund new community development projects. There is no assurance that
sufficient funding will be obtained to meet its future debt service or other
operating cash flow needs.
(4) INVESTMENT IN UNCONSOLIDATED PARTNERSHIPS
HOUSING PARTNERSHIPS
--------------------
The following information summarizes financial data and principal
activities of unconsolidated housing partnerships which ACPP accounts for under
the equity method. The information is presented to show the effect of the sale
of four apartment projects in 1996 and the elimination of four apartment
projects that were initially combined on April 1, 1996 and are currently
included in ACPP's combined financial statements (in thousands).
<TABLE>
<CAPTION>
SUMMARY OF FINANCIAL POSITION: AS OF DECEMBER 31,
--------------------
1997 1996
---- ----
<S> <C> <C>
Total assets $111,974 $113,514
Total non-recourse debt 118,002 109,593
Total other liabilities 10,016 9,751
Total equity (16,043) (5,800)
Company's investment 8,657 11,693
</TABLE>
F-13
<PAGE>
<TABLE>
<CAPTION>
SUMMARY OF OPERATIONS: FOR THE YEAR ENDED
----------------------------
1997 1996 1995
---- ---- ----
<S> <C> <C> <C>
Total revenue $27,913 $30,872 $36,858
Net income 328 1,698 2,500
Company's recognition of equity
in earnings and developer fees 1,417 2,081 2,693
SUMMARY OF OPERATING CASH FLOWS: FOR THE YEAR ENDED
-----------------------------
1997 1996 1995
---- ---- ----
Cash flows from operating activities $ 3,412 $ 7,358 $ 8,613
Company's share of cash flows from
operating activities 1,051 2,868 3,731
Operating cash distributions 10,648 1,620 2,607
Company's share of operating cash
distributions 5,155 501 1,216
SUMMARY OF 1996 SALES TRANSACTION:
Gain on sale $39,934
Company's equity and earnings recognition 14,637
Total distribution of sales proceeds 36,235
Company's share of sales proceeds distribution 15,165
</TABLE>
COMPARABLE PARTNERSHIP RESULTS: The unconsolidated rental properties
partnerships as of December 31, 1997 include 17 partnerships owning 4,159 rental
units in 20 apartment complexes. ACPP holds a general partner interest in these
partnerships and generally shares in zero to 5% of profits, losses and cash flow
from operations until such time as the limited partners have received cash
distributions, equal to their capital contributions. Thereafter, ACPP generally
shares in 50% of cash distributions from operations.
Lakeside Apartments was placed in service in 1996. The remaining complexes
owned by Alturas Del Senorial Associates Limited Partnership, Bannister
Associates Limited Partnership, Bayamon Gardens Associates Limited Partnership,
Brookside Gardens, Carolina Associates Limited Partnership, Colinas de San Juan
Associates Limited Partnership, Crossland Associates Limited Partnership, Essex
Apartments Associates, Huntington Associates Limited Partnership, Jardines de
Caparra Associates Limited Partnership, Monserrate Associates Limited
Partnership, Monte de Oro Associates Limited Partnership, New Center Associates
Limited Partnership, San Anton Associates Limited Partnership, Turabo Limited
Dividend Partnership and Valle del Sol Limited Partnership were placed in
service prior to 1995.
ACTIVITY PRIOR TO CONSOLIDATION OF FOUR PARTNERSHIPS: On April 1, 1996,
ACPP acquired a controlling interest in four partnerships owning 596 rental
units, Wakefield Third Age L.P., Wakefield Terrace Associates L.P., Palmer
Apartments L.P. and Headen House Associates L.P. Effective April 1, 1996, the
results of operations and balance sheets of these partnerships are consolidated
in the accompanying combined historical financial statements.
F-14
<PAGE>
ACTIVITY PRIOR TO SALE OF FOUR APARTMENTS: In March 1996, ACPP completed
the sale of four Puerto Rico apartment properties. The four properties, Las
Americas I, Las Americas II, Las Lomas and Monacillos, totaling 918 units were
purchased by non-profit organizations with financing provided by HUD through
capital grants authorized by the Low Income Housing Preservation and Resident
Homeownership Act ("LIHPRHA"). ACPP retained the management contract for these
properties. Prior to the sale, the properties were accounted for using the
equity method of accounting.
HOMEBUILDING JOINT VENTURE
--------------------------
ACPP holds a 50% joint venture interest in Escorial Builders S.E. Escorial
Builders was formed in 1995 to purchase lots from ACPP and construct homes for
resale. During 1997 and 1996, it purchased 118 and 98 lots, respectively. The
profit on these lots are deferred until sold by Escorial Builders to a third
party. ACPP's share of the income (loss) and its investment are included with
ACPP's assets related to homebuilding in the accompanying combined historical
financial statements. The table summarizes Escorial Builders' financial
information (in thousands):
<TABLE>
<CAPTION>
SUMMARY OF FINANCIAL POSITION: AS OF DECEMBER 31,
--------------------
1997 1996
---- ----
<S> <C> <C>
Total assets $13,719 $ 5,586
Total liabilities 12,536 5,047
Total equity 1,183 539
Company's investment 591 275
<CAPTION>
SUMMARY OF OPERATIONS: FOR THE YEAR ENDED
---------------------------
1997 1996 1995
---- ---- ----
<S> <C> <C> <C>
Total revenue $ 2,491 $ -- $ --
Net income (loss) 183 (151) --
Company's recognition of equity
in earnings 92 (75) --
SUMMARY OF OPERATING CASH FLOWS: FOR THE YEAR ENDED
---------------------------
1997 1996 1995
---- ---- ----
Cash flows from operating activities $(7,326) $(4,361) $ --
Company's share of cash flows from
operating activities (3,663) (2,181) --
Operating cash distributions -- -- --
Company's share of operating cash
distributions -- -- --
</TABLE>
F-15
<PAGE>
(5) DEBT AND EXTRAORDINARY ITEM - EARLY EXTINGUISHMENT OF DEBT
DEBT
----
ACPP's outstanding debt is collateralized primarily by land, land
improvements, housing, receivables, investments in partnerships, and rental
properties. In certain cases, there are cross-collateral and cross-default
provisions pursuant to the debt agreements. The following table summarizes the
indebtedness expected to be transferred to ACPP as of December 31, 1997 and 1996
(in thousands):
<TABLE>
<CAPTION>
Maturity Interest Outstanding
---------------------
Dates Rates December 31,
--------------------
From/To From/To 1997 1996
------- -------- --------- -------
<S> <C> <C> <C> <C>
Related to community
development:
Recourse debt Demand/ 9.0%/ $39,784 $38,943
07-31-04 10.0%
Non-recourse debt 08-02-09 P+1.5% 2,295 2,153
Related to rental
properties:
Recourse debt Demand 7.35% 969 1,139
Non-recourse debt 10-01-19/ 6.85%/ 39,101 39,508
10-01-28 8.50%
General:
Notes payable and capital leases 04-30-98/ 7.4%/ 173 157
------- --------
08-01-02 12.00%
Total debt $82,322 $81,900
======= =======
</TABLE>
P = Prime lending interest rate.
ACPP's loans contain various financial, cross-default and technical
provisions.
ACPP's weighted average interest rate during 1997 on its variable rate debt
was 10.07%
As of December 31, 1997, the $39,784,000 of recourse debt related to
community development assets is fully collateralized by substantially all of the
community development assets. Approximately $15,054,000 of this amount is
further secured by investments in apartment rental partnerships.
As of December 31, 1997, recourse investment property debt is secured by a
letter of credit issued to ACPP pursuant to the terms of a sales contract. The
non-recourse investment properties debt is collateralized by apartment projects.
Mortgage notes payable of $7,244,000 have stated interest rates of 7.5% and
7.75%. After deducting interest payments provided by HUD, the effective interest
rate over the life of the loan is 1%.
ACPP's loan with Banc One, obtained during 1997, requires additional
interest payments on each annual anniversary date. The additional amount due is
1% of the outstanding balance in 1998 and 1999, and increases 1/2% each year
thereafter, through 2003.
F-16
<PAGE>
The stated maturities (assuming no accelerations) of ACPP's indebtedness at
December 31, 1997 are as follows (in thousands):
<TABLE>
<CAPTION>
<S> <C>
1998 $19,422
1999 5,511
2000 3,552
2001 3,601
2002 3,681
Thereafter 46,555
-------
$82,322
=======
</TABLE>
The interest costs incurred were accounted for as follows (in thousands):
<TABLE>
<CAPTION>
December 31,
-----------------------
1997 1996 1995
---- ---- ----
<S> <C> <C> <C>
Expensed $3,820 $ 4,433 $4,263
Capitalized 3,434 4,394 3,665
------ ------- ------
$7,254 $ 8,827 $7,928
====== ======= ======
</TABLE>
EXTRAORDINARY ITEM - EARLY EXTINGUISHMENT OF DEBT
-------------------------------------------------
On December 23, 1996, ACPP completed the restructuring of two non-recourse
mortgages that will provide an interest savings of approximately $12,000,000
over the life of the loan. The new mortgage notes payable of $18,700,000 bear
average annual interest rate over the life of the loans at approximately 6.8%
compared to approximately 9.7% for the old loans. Prepayment fees of $932,000
were paid to the prior lender and charged as an extraordinary item in the
accompanying financial statements. The loans are secured by the rental
properties owned by two consolidated partnerships.
(6) OTHER COMMITMENTS AND CONTINGENT LIABILITIES
WETLANDS LITIGATION
-------------------
On February 29, 1996, IGC, SCA and James J. Wilson were convicted on four
felony counts of violations of Section 404 (wetlands) of the U.S. Clean Water
Act relating to discharge without a permit of fill material into wetlands within
the U.S. Army Corps of Engineers' regulatory jurisdiction. The nine civil
violations of the U.S. Clean Water Act filed by the U.S. Attorney were dismissed
without prejudice. On June 17, 1996, IGC and SCA were fined $2,000,000 and
$1,000,000, respectively, placed on probation for five years and ordered to
implement a wetlands restoration and mitigation plan proposed by the government.
Mr. Wilson was fined $1,000,000 and sentenced to 21 months imprisonment and one
year of supervised release. Appeals were filed and Mr. Wilson's sentence was
stayed pending appeal by the Court of Appeals. The wetlands properties subject
to this litigation are being retained by IGC which remain responsible for
restoration and mitigation costs. IGC has paid the aggregate $3,000,000 in fines
on behalf of itself and SCA.
F-17
<PAGE>
On December 23, 1997, the United States Court of Appeals for the Fourth
Circuit reversed the 1996 wetlands convictions of IGC, SCA and James J. Wilson,
IGC's Chief Executive Officer. The Court's action eliminates the $3,000,000 fine
and remediation obligation that had been imputed as part of IGC's criminal
sentence. On January 26, 1998, the U.S. Attorney's office petitioned for the
Court of Appeals' panel to rehear the case. The Court of Appeals denied their
request. The U.S. Attorney can retry the case or pursue the civil violations
subject to the Court of Appeals published opinions. As a result of the
convictions being reversed by the Court of Appeals, the fine of $3,000,000 which
was previously paid has been refunded to IGC.
In reversing the convictions, the Appeals Court voided regulations that
defined "waters of the United States" to include intrastate wetlands that could
affect interstate commerce. However, the appellate decision did not foreclose a
determination upon retrial that IGC's Wetlands Properties are "waters of the
United States" because they are "adjacent" to "navigable waters" within the
meaning of the Clean Water Act. Other courts have construed "adjacent" to mean
"reasonably proximate" or "closely related." IGC's Wetlands Properties are over
9 miles from the nearest "navigable waters."
In the event that IGC is convicted should there be a retrial, IGC may be
responsible for paying the costs incurred in implementing a restoration and
remediation plan. The terms of the Banc One credit facility provide that IGC may
borrow up to $2,000,000 solely for use to pay remediation costs resulting from
the wetlands litigation. However, ACPP will assume the repayment responsibility
for the amounts drawn by IGC for remediation purposes. Management of IGC intends
to dispose of the retained land or borrow against its value to the extent
necessary to pay remediation costs.
The ultimate outcome of this litigation remains uncertain. Representatives
of the U.S. Attorney's office have stated publicly that the government intends
to retry the criminal case.
OTHER
-----
As of December 31, 1997, ACPP is guarantor of $7,178,000 of letters of
credit and surety bonds for land development completion.
IGP Group has assigned the receivables and cash proceeds from three
apartment properties to serve as collateral for a letter of credit in the amount
of $4,569,000 issued for the benefit of Chastleton Apartment Associates Limited
Partnership, an entity related to IBC and IGC.
ACPP will enter into a consulting and retirement compensation agreement
with IGC's founder and Chief Executive Officer, James J. Wilson, to become
effective on the date of the Restructuring (the "Consulting Agreement"). The
Consulting Agreement will provide for annual cash payments during the first two
years of $500,000 and annual cash payments for eight years thereafter of
$200,000.
In the normal course of business, ACPP is involved in various types of
pending or unasserted claims. In the opinion of management, these will not have
a material impact on the financial condition or future operations of ACPP.
F-18
<PAGE>
(7) LEASES
ACPP operates certain property and equipment under leases, some with
purchase options that expire at various dates through 2005. ACPP is also
obligated under several non-cancelable operating leases for office space and
equipment. Future minimum lease payments are as follows (in thousands):
<TABLE>
<CAPTION>
Operating Capitalized
Leases Leases
--------- -----------
<S> <C> <C>
1998 $ 413 $ 65
1999 396 54
2000 381 46
2001 298 26
2002 149 15
Thereafter 370 --
------ ----
Total minimum lease payments $2,007 206
Less amount representing interest 33
----
Present value of lease payments $173
</TABLE>
Rental expense under noncancelable operating leases was $417,000 in 1997,
$441,000 in 1996 and $393,000 in 1995 and is included in general and
administrative expenses in the accompanying combined historical statements of
operations.
(8) RETIREMENT PLAN
ACPP will continue and assume all of IGC's obligations under the retirement
plan currently maintained by IGC (the "Retirement Plan"). Employees are
generally eligible to participate when they complete one year of service. The
Retirement Plan is a defined contribution plan which provides for contributions
by ACPP for the accounts of eligible employees in amounts equal to 4% of base
salaries and wages not in excess of the U.S. Social Security taxable wage base,
and 8% of salaries (limited to $150,000) that exceeded that wage base. Eligible
employees also may make voluntary contributions to their accounts and self-
direct the investment of their account balances in various investment funds that
may be selected under the plan.
Contributions to the Retirement Plan were $467,000, $407,000 and $349,000
for the years ended December 31, 1997, 1996 and 1995, respectively.
F-19
<PAGE>
(9) RELATED PARTY TRANSACTIONS
Certain officers, trustees and one consultant of ACPP, Interstate General
Company L.P. ("IGC") and Interstate Business Corporation ("IBC"), a general
partner of IGC, have ownership interests in various entities that conduct
business with ACPP. The financial impact of the related party transactions on
the accompanying combined historical statements of operations and combined
historical statements of assets and liabilities are reflected below (in
thousands):
<TABLE>
<CAPTION>
STATEMENT OF OPERATIONS IMPACT: 1997 1996 1995
---- ---- ----
<S> <C> <C> <C> <C>
Community Development - Land Sales (A)
- ---------------------
IGC $ 105 $ 980 $ 875
Affiliate of IGC former director (A1) -- 2,984 3,233
Affiliate of IGC former director (A1) -- 2,720 --
IBC, general partner of IGC -- 1,869 --
Affiliate of IBC, general partner of IGC -- 1,513 --
Affiliate of IBC, general partner of IGC and
James Michael Wilson, IGC director (A2) 3,000 -- --
------- ------- ------
$ 3,105 $10,066 $4,108
======= ======= ======
Cost of Land Sales
- ------------------
IGC $ 74 $ 686 $ 613
Affiliate of IGC former director -- 1,813 1,539
Affiliate of IGC former director -- 2,310 --
IBC, general partner of IGC -- 586 --
Affiliate of IBC, general partner of IGC -- 680 --
Affiliate of IBC, general partner of IGC and
James Michael Wilson, IGC director (A2) 1,689 -- --
------- ------- ------
$ 1,763 $ 6,075 $2,152
======= ======= ======
Management and Other Fees (B)
- -------------------------
Unconsolidated subsidiaries $2,790 $ 3,993 $2,908
Affiliate of IBC, general partner of IGC (B1,2) 343 248 650
Affiliates of James Michael Wilson, trustee and IGC
director, Thomas B. Wilson, trustee and
IGC director, and James J. Wilson, IGC director 148 193 239
Affiliate of James Michael Wilson, trustee and IGC
director, Thomas B. Wilson, trustee and IGC director,
James J. Wilson, IGC director and an affiliate of IBC,
general partner of IGC 68 113 67
IBC, general partner of IGC -- 12 30
------- ------- ------
$ 3,349 $ 4,559 $3,894
======= ======= ======
Interest and Other Income
- -------------------------
Unconsolidated subsidiaries $ 49 $ 49 $ 90
Affiliate of IGC former director 263 429 197
Affiliate of IBC, general partner of IGC 120 -- --
IBC, general partner of IGC -- 8 33
Affiliate of Thomas B. Wilson, trustee, IGC director 16 17 18
------- ------- ------
$ 448 $ 503 $ 338
======= ======= ======
General and Administrative Expense
- ----------------------------------
Affiliate of IBC, general partner of IGC (C1) $ 339 $ 361 $ 369
Reserve additions (reductions) and other write-offs
Affiliate of IGC former director (A1) 388 319 32
Affiliate of IBC, general partner of IGC (B) 117 69 --
Affiliate of Thomas B. Wilson, trustee and IGC director 83 -- --
Unconsolidated subsidiary 213 101 91
------ ------- ------
$1,140 $ 850 $ 492
====== ======= ======
</TABLE>
F-20
<PAGE>
<TABLE>
<CAPTION>
Increase Increase
(Decrease) (Decrease)
Balance in Balance in
December 31, Reserves December 31, Reserves
1997 1997 1996 1996
------------ ---------- ------------ ----------
<S> <C> <C> <C> <C> <C>
STATEMENT OF ASSETS AND LIABILITIES:
Assets Related to Rental Properties - Receivables (B) all unsecured and
- -----------------------------------
due on demand
Unconsolidated subsidiaries $ 539 $ 111 $ 668 $(315)
Affiliates of IBC, general partner of IGC (B1,2) 51 (9) 65 69
Affiliates of James Michael Wilson, trustee and IGC
director and James J. Wilson, IGC director 20 -- 64 --
Affiliate of James J. Wilson, IGC director -- -- -- --
------ ----- ------- ------
$ 610 $102 $ 797 $(246)
====== ===== ======= ======
Assets Related to Community Development
- ---------------------------------------
Notes receivable and accrued interest
Affiliate of IGC former director interest 10% (A1)
secured by land payments per month
$27,000 matures
April 1, 1998 $ 980 $ -- $1,042 $ 222
Affiliate of IGC former director interest 10% (A1)
secured by land payments per month
$27,000, matures
April 1, 1999 2,088 388 2,502 97
Affiliates of IBC, general partner of IGC interest 8% -- -- 1,193 --
secured by land matured December
15, 1997, paid
Affiliate of IBC, general partner of IGC interest P+1.5%
secured by land matures
June 29, 1998 (A2) 2,520 -- -- --
------ ----- ------- ------
$5,588 $388 $4,737 $ 319
====== ===== ======= ======
Other Assets - Receivables all unsecured
- ------------
IBC, general partner of IGC payable from IGC
distributions (C2) $ 681 $ -- $ 881 $ --
Affiliate of Thomas B. Wilson, trustee, payable from
IGC director surplus cash
matures -- -- 281 --
Affiliates of IBC, general partner of IGC demand (B) 12 -- 79 --
------ ----- ------- ------
$ 693 $ -- $1,241 $ --
====== ===== ======= ======
Liabilities Related to Community Development
- --------------------------------------------
Accounts payable
Whitman Requardt (C3) $ 121 $ -- $ 324 $ --
====== ===== ======= ======
</TABLE>
(A) LAND SALES
----------
ACPP sells land to affiliates and non-affiliates with similar terms on a
routine basis. The sales prices to affiliates are based on third party
appraisals, payable in cash or a combination of a 20% cash down payment and a
note for the balance. The notes receivable are secured by deeds of trust on the
land sold, bear an interest rate equal to those charged at that time for land
sales. The notes mature in one year
F-21
<PAGE>
or mature in five or less years with annual amortizations. As circumstances
dictate, the maturity dates and repayment terms of the notes receivable due from
affiliates or non-affiliates have been modified. Any sales transactions that
vary from these terms are described below:
(1) The notes receivable due from an affiliate of Jorge Colon-Nevares, a
former director of IGC, did not bear interest until certain
infrastructure improvements were completed. This infrastructure was
delayed and the interest commencement dates modified. These delays
created the additional discounts reflected above.
(2) On June 30, 1997, ACPP sold 374 acres to an affiliate of IBC for
$3,000,000 and recognized a profit of $1,311,000. As payment for this
parcel, ACPP received a 20% down payment and assumption of a note
payable.
(B) MANAGEMENT AND OTHER SERVICES
-----------------------------
ACPP provides management and other support services to its unconsolidated
subsidiaries and other related entities in the normal course of business. These
fees are typically collected on a monthly basis, one month in arrears. These
receivables are unsecured and due upon demand. Certain partnerships
experiencing cash shortfalls have not paid timely. As such, these receivable
balances are reserved until satisfied or the prospects of collectibility
improves. Decreases to the reserves for other than routine cash payments are
discussed below:
(1) On April 1, 1996, IBC transferred its remaining 1.1% limited
partnership interest in four housing partnerships to ACPP for its
market value of $69,000 as partial satisfaction of a note receivable.
The balance of this note receivable and other receivables were
purchased by an affiliate of James Michael Wilson for a cash payment
of $1,279,000. The collection of the majority of these receivables was
uncertain and $390,000 had been reserved. This transaction resulted in
income recognition of these reserves during the second quarter of
1996.
(2) During the second quarter of 1997, an affiliate of IBC purchased the
management fees receivable due from Chastleton, Coachman's, Rolling
Hills, and Village Lake for a cash payment of $190,000. The collection
of these receivables had previously been questionable and they had
been fully reserved. This transaction resulted in income recognition
of $190,000.
(C) OTHER
-----
Other transactions with related parties are as follows:
(1) ACPP rents executive office space and other property from affiliates
both in the United States and Puerto Rico pursuant to leases that
expire through 2005. In management's opinion, all leases with
affiliated persons are on terms generally available from unaffiliated
persons for comparable property.
(2) During 1996, the sale of four properties in Puerto Rico triggered a
taxable gain, a portion of which is passed through to the predecessor
of IGC that contributed those assets. IGC's partnership agreement
provides for (1) an allocation to that predecessor of the income tax
F-22
<PAGE>
payable in Puerto Rico on such portion of the gain and (2) a reduction
from its cash distributions in an amount equivalent to the Puerto Rico
income tax specifically allocated to the predecessor. In accordance
with these provisions, ACPP recorded a receivable from IBC of $881,000
and will recover the amount from future distributions due to IBC.
(3) Thomas J. Shafer will become a Trustee of ACPP subsequent to his
retirement from Whitman, Requardt, where he is currently a Senior
Partner. Whitman, Requardt provides engineering services to ACPP. In
management's opinion, services performed are on terms available to
other clients.
(4) James J. Wilson, as a general partner of IGP, is entitled to priority
distributions made by each housing partnership in which IGP is the
general partner. If IGP receives a distribution which represents 1% or
less of a partnership's total distribution, Mr. Wilson receives the
entire distribution. If IGP receives a distribution which represents
more than 1% of a partnership's total distribution, Mr. Wilson
receives the first 1% of such total. Prior to the Restructuring, Mr.
Wilson will transfer his general partner interest in IGP to a
subsidiary of ACPP.
(10) OPTIONS AND APPRECIATION RIGHTS
ACPP expects to adopt a share incentive plan (the "Share Incentive Plan")
and a Trustees share incentive plan (the "Trustee Share Plan") to provide for
Share-based incentive compensation for officers, key employees and Trustees.
Under the Share Incentive Plan, the Compensation Committee of the Board of
Trustees may grant to key employees the following types of share-based incentive
compensation awards ("Awards") (i) options to purchase a specified number of
shares ("Options"), (ii) forfeitable shares that vest upon the occurrence of
certain vesting criteria ("Restricted Shares"), or (iii) Share Appreciation
Rights ("Rights") that entitle the holder to receive upon exercise an amount
payable in cash, shares or other property (or any combination of the foregoing)
equal to the difference between the market value of shares and a base price
fixed on the date of grant. A total of 500,000 shares will be reserved for
issuance under the Share Incentive Plan.
The Share Incentive Plan authorizes the Compensation Committee to determine
the exercise price and manner of payment for Options and the base price for
Rights. The Compensation Committee also is authorized to determine the duration
and vesting criteria for Awards, including whether vesting will be accelerated
upon a change in control of ACPP.
Rights of key employees under Awards are not transferable other than to
immediate family members or by will or the laws of intestate succession.
The Trustee Share Plan authorizes the Board of Trustees, in its discretion,
to grant to eligible Trustees awards of the same types and terms of Awards as
provided under the Share Incentive Plan. Only Trustees who are not employees of
ACPP or any affiliated company are eligible to receive Awards under the Trustee
Share Plan. A total of 100,000 Shares will be reserved for issuance under the
Trustee Share Plan.
Since no Awards have been issued under these Plans, no liability has been
recorded in the accompanying combined historical statements of assets and
liabilities. However, ACPP may be required to recognize compensation expense
under APB Opinion No. 25, "Accounting for Stock Issued to Employees,"
F-23
<PAGE>
associated with Options and Rights issued to holders of IGC Options and Rights.
The primary factor that will determine the amount of compensation expense ACPP
may be required to recognize is ACPT's market price per share subsequent to the
Distribution. Whereas such information cannot be readily determined, no
compensation expense for Options and Rights issued to holders of IGC Options and
Rights has been recorded in the accompanying combined historical statements of
operations.
(11) INCOME TAXES
As a U.S. Company doing business in Puerto Rico, ACPP is subject to Puerto
Rico income tax on its Puerto Rico based income. The taxes reflected below are a
result of that liability.
The calculation below for the provision for income taxes does not include
the income from U.S. operations which is not subject to income taxes. It does
include the Puerto Rico source income which is subject to income taxes in Puerto
Rico at the statutory rate of 29%. The following table reconciles the effective
rate solely attributable to Puerto Rico source income:
F-24
<PAGE>
<TABLE>
<CAPTION>
December 31,
-------------------------------------------------
1997 1996 1995
--------------- --------------- ---------------
% of % of % of
Amount Income Amount Income Amount Income
------ ------- ------ ------- ------ -------
(In thousands, except amounts in %)
<S> <C> <C> <C> <C> <C> <C>
Provision for income taxes at the
statutory income tax rate $470 29% $3,424 29% $1,369 29%
Reduction of provision for partnership
income not taxable to Company -- -- -- -- -- --
Other items -- -- -- -- -- --
---- ------ ------ ------ ------ ------
$470 29% $3,424 29% $1,369 29%
==== ====== ====== ====== ====== ======
</TABLE>
The provision for income taxes consists of the following:
<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-------------------------
1997 1996 1995
------- ------- -------
<S> <C> <C> <C>
Currently payable
United States $ -- $ -- $ --
Puerto Rico 1,390 3,005 723
Deferred (920) 419 646
------ ------ ------
$ 470 $3,424 $1,369
====== ====== ======
</TABLE>
The components of deferred taxes payable include the following:
<TABLE>
<CAPTION>
AT DECEMBER 31,
-----------------
1997 1996
-------- -------
<S> <C> <C>
Tax on amortization of deferred income related to long-term
receivables from partnerships operating in Puerto Rico $ 556 $ 499
Tax on equity in earnings of partnerships operating in Puerto Rico 1,232 2,337
Tax on land development costs capitalized for book purposes but
deducted currently for tax purposes 2,465 2,313
Tax on sale to related party deferred for book purposes
but currently taxable (133) (108)
------ ------
$4,120 $5,041
====== ======
</TABLE>
Deferred income taxes reflect the "temporary differences" between amounts
of assets and liabilities for financial reporting purposes as determined in
accordance with SFAS No. 109 and such amounts as measured by tax laws.
F-25
<PAGE>
The reconciliation between net income per books and net taxable income is as
follows:
<TABLE>
<CAPTION>
December 31,
----------------------------
1997 1996 1995
-------- -------- --------
(In thousands)
<S> <C> <C> <C>
Net income
per books $1,555 $12,891 $ 3,983
Built-in gain allocable
to Predecessors:
Current (464) (3,526) (466)
Deferred (529) (415) (364)
Difference in income or
losses from subsidiary
partnerships (429) (826) (20)
Capitalization of general
and administrative
expenses under the
Uniform Capitalization
Rules 49 (246) 315
Differences in deferred
income 175 (1,431) 349
Difference in cost of sales
due to interest related to
the acquisition of land,
deducted for tax purposes 390 513 505
Deferred income taxes (920) 419 646
Losses from restructuring (225) (200) (61)
Other book to tax
reconciling items, none
of which is individually
significant 3,526 (889) (1,269)
------ ------- -------
Net taxable income
per federal return $3,128 $ 6,290 $ 3,618
====== ======= =======
</TABLE>
(12) FAIR VALUE OF FINANCIAL INSTRUMENTS
The carrying amounts of cash and cash equivalents, receivables and other
current assets approximate fair value due to the short-term nature of these
items. Fair value of long-term debt instruments was determined by discounting
future cash flows using ACPP's current market rates. As of December 31, 1997 and
1996, the fair value of long-term debt instruments was $78,307,000 and
$78,632,000, respectively.
F-26
<PAGE>
(13) SUPPLEMENTAL CASH FLOW INFORMATION
Interest paid and income taxes paid were as follows for the years ended
December 31 (in thousands):
<TABLE>
<CAPTION>
1997 1996 1995
------ ------ ------
<S> <C> <C> <C>
Interest paid $5,583 $7,004 $5,359
Income taxes paid $3,828 $ 371 $2,227
</TABLE>
Significant non-cash financing and investing activities included the
following:
(a) In 1996, ACPP received partnership interests from a Unitholder valued
at $69,000 in satisfaction of $69,000 of notes receivable.
(b) In 1995, ACPP received land in exchange for land sold with a $134,000
book value.
F-27
<PAGE>
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Owners of
American Community Properties Trust:
We have audited the accompanying balance sheet of American Community
Properties Trust (a Maryland trust) as of March 31, 1998. This financial
statement is the responsibility of the Company's management. Our responsibility
is to express an opinion on this financial statement based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable insurance about whether the balance sheet is free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the balance sheet. 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 audit provides a reasonable basis for our opinion.
In our opinion, the balance sheet referred to above presents fairly,
in all material respects, the financial position of American Community
Properties Trust as of March 31, 1998, in conformity with generally accepted
accounting principles.
ARTHUR ANDERSEN LLP
Washington, D.C.
June 2, 1998
F-28
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST
BALANCE SHEET
AS OF MARCH 31, 1998
ASSETS
------
Total Assets $ --
=========
LIABILITIES AND OWNERS' EQUITY
------------------------------
Owners' Equity
Common Stock $1 par value,
1,000 shares authorized
No shares outstanding $ --
=========
The accompanying notes are an integral part of this balance sheet.
F-29
<PAGE>
AMERICAN COMMUNITY PROPERTIES TRUST
NOTES TO BALANCE SHEET
MARCH 31, 1998
ORGANIZATION
On March 17, 1998, American Community Properties Trust ("ACPT") was
formed as a real estate investment trust under Article 8 of the Maryland Trust
Law. The trust is currently a wholly owned subsidiary of Interstate General
Company L.P. ("IGC"). The trust was formed to succeed to most of IGC's real
estate operations.
Under the proposed transaction IGC will transfer the principal real
estate operations and assets to ACPT and will distribute to the partners of IGC
all of the common shares of ACPT. Subject to market conditions, ACPT will seek
to raise up to $35 million in additional equity capital through a private
offering of preferred shares.
The trustees of ACPT are Edwin L. Kelly, J. Michael Wilson and Thomas
B. Wilson.
As of March 31, 1998, the trust had not commenced operations, and
therefore no statements of operations or cash flows have been presented. There
has been no activity since March 31, 1998.
F-30
