FORM 10-QSB.--QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF
THE SECURITIES EXCHANGE ACT OF 1934
QUARTERLY OR TRANSITIONAL REPORT
U.S. SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-QSB
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the quarterly period ended March 31, 1997
[ ] TRANSITION REPORT PURSUANT TO 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
For the transition period.........to.........
Commission file number 0-16209
ANGELES PARTNERS 16
(Exact name of small business issuer as specified in its charter)
California 95-4106417
(State or other jurisdiction of (IRS Employer
incorporation or organization) Identification No.)
One Insignia Financial Plaza
Greenville, South Carolina 29602
(Address of principal executive offices) (Zip Code)
(864) 239-1000
(Issuer's telephone number)
Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days. Yes X No
PART I - FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS
a)
ANGELES PARTNERS 16
BALANCE SHEET
(Unaudited)
(in thousands, except unit data)
March 31, 1997
Assets
Cash and cash equivalents:
Unrestricted $ 583
Restricted--tenant security deposits 69
Accounts receivable 22
Escrow for taxes 172
Restricted escrows (Note D) 1,222
Other assets 214
Investment properties:
Land $ 1,076
Buildings and related personal property 10,689
11,765
Less accumulated depreciation (3,378) 8,387
$ 10,669
Liabilities and Partners' Deficit
Liabilities
Accounts payable $ 22
Tenant security deposits 69
Accrued taxes 362
Accrued interest 1,488
Other liabilities (Note D) 856
Notes payable, including $7,193 in default 13,610
Partners' Deficit
General partner $ (175)
Limited partners (13,993 units
issued and outstanding) (5,563) (5,738)
$ 10,669
See Accompanying Notes to Financial Statements
b)
ANGELES PARTNERS 16
STATEMENTS OF OPERATIONS
(Unaudited)
(in thousands, except unit data)
Three Months Ended
March 31,
1997 1996
Revenues:
Rental income $ 609 $ 591
Other income 53 53
Total revenues 662 644
Expenses:
Operating 237 215
General and administrative 25 37
Maintenance 40 34
Depreciation 75 73
Interest 287 322
Property taxes 107 121
Total expenses 771 802
Loss before gain on sale of
investment property (109) (158)
Gain on sale of investment
property -- 64
Net loss $ (109) $ (94)
Loss allocated to general
partner (1%) $ (1) $ (1)
Loss allocated to limited
partners (99%) (108) (93)
Net loss $ (109) $ (94)
Net loss per limited partnership unit: $ (7.72) $ (6.63)
See Accompanying Notes to Financial Statements
c)
ANGELES PARTNERS 16
STATEMENT OF CHANGES IN PARTNERS' DEFICIT
(Unaudited)
(in thousands, except unit data)
<TABLE>
<CAPTION>
Limited
Partnership General Limited
Units Partner Partners Total
<S> <C> <C> <C> <C>
Original capital contributions 14,050 $ 1 $ 14,050 $ 14,051
Partners' deficit at
December 31, 1996 13,993 $ (174) $ (5,455) $ (5,629)
Net loss for the three months
ended March 31, 1997 -- (1) (108) (109)
Partners' deficit at
March 31, 1997 13,993 $ (175) $ (5,563) $ (5,738)
<FN>
See Accompanying Notes to Financial Statements
</TABLE>
d)
ANGELES PARTNERS 16
STATEMENTS OF CASH FLOWS
(Unaudited)
(in thousands)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1997 1996
<S> <C> <C>
Cash flows from operating activities:
Net loss $ (109) $ (94)
Adjustments to reconcile net loss to net cash
provided by operating activities:
Depreciation 75 73
Amortization of loan costs 2 2
Gain on sale of investment property -- (64)
Change in accounts:
Restricted cash (2) (1)
Accounts receivable 1 126
Escrows for taxes 53 65
Other assets (2) --
Accounts payable (15) (11)
Tenant security deposit liabilities 4 2
Accrued taxes (43) (46)
Accrued interest 157 189
Other liabilities (52) (44)
Net cash provided by operating activities 69 197
Cash flows from investing activities:
Property improvements and replacements (18) (6)
Deposits to restricted escrows (116) (94)
Withdrawals from restricted escrows 137 155
Net cash provided by investing activities 3 55
Cash flows used in financing activities:
Payments on notes payable (18) (139)
Net increase in unrestricted cash and cash equivalents 54 113
Unrestricted cash and cash equivalents at
beginning of period 529 406
Unrestricted cash and cash equivalents at
end of period $ 583 $ 519
Supplemental disclosure of cash flow information:
Cash paid for interest $ 127 $ 131
<FN>
See Accompanying Notes to Financial Statements
</TABLE>
e)
ANGELES PARTNERS 16
NOTES TO FINANCIAL STATEMENTS
(Unaudited)
March 31, 1997
NOTE A - GOING CONCERN
The financial statements have been prepared assuming Angeles Partners 16 (the
"Partnership") will continue as a going concern. The Partnership has incurred
recurring operating losses, is in default on a portion of its indebtedness and
continues to suffer from inadequate liquidity. As a result, the Partnership has
not had cash available to perform the substantial rehabilitation necessary at
each of the investment properties.
The first mortgage, in the amount of $4,306,000, which is secured by Whispering
Pines Apartments, is in default due to nonpayment upon its maturity in January
1997. Angeles Realty Corporation II (the "General Partner") is in negotiations
with the current lender and others to refinance this indebtedness, however there
can be no assurances that these negotiations will be successful. In addition,
the second trust deed, in the amount of $375,000, which is secured by Silver
Ridge Apartments, matures in December 1997. The General Partner anticipates that
the Partnership will be able to repay this obligation upon maturity.
The Partnership is in default on $2,887,000 of unsecured indebtedness payable to
Angeles Mortgage Investment Trust ("AMIT") (See "Note C"), plus related accrued
interest of $815,000, due to its inability to make interest and principal
payments when due. The lender has obtained a judgment against the Partnership
that secures their position, however the lender has also indicated that they
will not act on the judgment. The Partnership also has an unsecured working
capital loan payable to Angeles Acceptance Pool, L.P. ("AAP") of $1,517,000 plus
related accrued interest of $629,000 that is due in November 1997. The General
Partner is presently negotiating forbearance agreements with AMIT and AAP,
however there can be no assurance that these negotiations with the lenders will
be successful.
Limited sources of additional financing are available to the Partnership and the
General Partner does not have any other plans to remedy the liquidity problems
the Partnership is currently experiencing. The General Partner anticipates
positive cash flow after the payment of operating and capital expenditures for
Whispering Pines Apartments for 1997. Additionally, the General Partner
anticipates positive cash flow after the payment of operating and capital
expenditures and debt service for Silver Ridge Apartments for 1997. The General
Partner anticipates that the unrestricted cash of $583,000 at March 31, 1997,
will be sufficient to cover all Partnership level operating expenditures for the
remainder of 1997; however, it does not anticipate paying all AMIT and AAP debt
service costs.
As a result of the above conditions, there is substantial doubt about the
Partnership's ability to continue as a going concern. The financial statements
do not include any adjustments to reflect the possible future effects on the
recoverability or classification of assets or amounts or classification of
liabilities that may result from these uncertainties.
NOTE B - BASIS OF PRESENTATION
The accompanying unaudited financial statements have been prepared in accordance
with generally accepted accounting principles for interim financial information
and with the instructions to Form 10-QSB and Item 310(b) of Regulation S-B.
Accordingly, they do not include all of the information and footnotes required
by generally accepted accounting principles for complete financial statements.
In the opinion of the General Partner, all adjustments (consisting of normal
recurring accruals) considered necessary for a fair presentation have been
included. Operating results for the three month period ended March 31, 1997,
are not necessarily indicative of the results that may be expected for the
fiscal year ending December 31, 1997. For further information, refer to the
financial statements and footnotes thereto included in the Partnership's annual
report on Form 10-KSB for the fiscal year ended December 31, 1996.
Certain reclassifications have been made to the 1996 balances to conform to the
1997 presentation.
NOTE C - TRANSACTIONS WITH AFFILIATED PARTIES
The Partnership has no employees and is dependent on the General Partner and its
affiliates for the management and administration of all Partnership activities.
The Partnership Agreement provides for payments to affiliates for services and
as a reimbursement of certain expenses incurred by affiliates on behalf of the
Partnership. The following amounts were paid to the General Partner and
affiliates during the three months ended March 31, 1997 and 1996:
1997 1996
(in thousands)
Property management fees $32 $31
Reimbursement for services of affiliates 15 14
The Partnership insures its properties under a master policy through an agency
and insurer unaffiliated with the General Partner. An affiliate of the General
Partner acquired, in the acquisition of a business, certain financial
obligations from an insurance agency which were later acquired by the agent who
placed the current year's master policy. The current agent assumed the
financial obligations to the affiliate of the General Partner, who receives
payment on these obligations from the agent. The amount of the Partnership's
insurance premiums accruing to the benefit of the affiliate of the General
Partner by virtue of the agent's obligations is not significant.
In November 1992, AAP, a Delaware limited partnership was organized to acquire
and hold the obligations evidencing the working capital loan previously provided
to the Partnership by Angeles Capital Investments, Inc. ("ACII"). Angeles
Corporation ("Angeles") is the 99% limited partner of AAP and Angeles Acceptance
Directives, Inc. ("AAD"), an affiliate of the General Partner, was, until April
14, 1995, the 1% general partner of AAP. On April 14, 1995, as part of a
settlement of claims between affiliates of the General Partner and Angeles, AAD
resigned as general partner of AAP and simultaneously received a 1/2% limited
partner interest in AAP. An affiliate of Angeles now serves as the general
partner of AAP.
The AAP working capital loan funded the Partnership's operating deficits in
prior years. Total indebtedness, including accrued interest of $629,000, was
$2,146,000 at March 31, 1997, with monthly interest only payments at the prime
rate plus 2% from available cash flow. Principal is to be paid the earlier of
i) the availability of funds, ii) the sale of one or more properties owned by
the Partnership generating excess proceeds, or iii) November 25, 1997. Total
interest expense for this loan was $39,000 for the three months ended March 31,
1997 and 1996.
AMIT currently holds two unsecured notes receivable from the Partnership. Total
indebtedness of $2,887,000 is in default at March 31, 1997, due to non-payment
of principal and interest when due. Total interest expense on this financing was
$118,000 and $155,000 for the three months ended March 31, 1997 and 1996,
respectively. Accrued interest was $815,000 at March 31, 1997.
MAE GP Corporation ("MAE GP"), an affiliate of the General Partner, owns
1,675,113 Class B Shares of AMIT. The terms of the Class B Shares provide that
they are convertable, in whole or in part, into Class A Shares on the basis of 1
Class A Share for every 49 Class B Shares (however, in connection with the
settlement agreement described in the following paragraph, MAE GP has agreed not
to convert the Class B Shares so long as AMIT's option is outstanding). These
Class B Shares entitle MAE GP to receive 1% of the distributions of net cash
distributed by AMIT. These Class B Shares also entitle MAE GP to vote on the
same basis as Class A Shares, providing MAE GP with approximately 39% of the
total voting power of AMIT (unless and until converted to Class A Shares, in
which case the percentage of the vote controlled represented by the shares held
by MAE GP would approximate 1.3% of the vote). Between the date of acquisition
of these shares (November 24, 1992) and March 31, 1995, MAE GP declined to vote
these shares. Since that date, MAE GP voted its shares at the 1995 and 1996
annual meetings in connection with the election of trustees and other matters.
MAE GP has not exerted and continues to decline to exert any management control
over or participate in the management of AMIT. MAE GP may choose to vote these
shares as it deems appropriate in the future. In addition, Insignia Properties,
L.P. ("IPLP"), an affiliate of the General Partner and an affiliate of Insignia
Financial Group, Inc. ("Insignia"), which provides property management and
partnership administration services to the Partnership, owns 96,800 Class A
Shares of AMIT at March 31, 1997. These Class A Shares represent approximately
2.2% of the total voting power of AMIT.
As part of a settlement of certain disputes with AMIT, MAE GP granted to AMIT an
option to acquire the Class B shares owned by it. This option can be exercised
at the end of 10 years or when all loans made by AMIT to partnerships affiliated
with MAE GP as of November 9, 1994 (which is the date of execution of a
definitive Settlement Agreement) have been paid in full, but in no event prior
to November 9, 1997. In connection with such settlement, AMIT delivered to MAE
GP cash in the sum of $250,000 at closing (which occurred April 14, 1995) as
payment for the option. If and when the option is exercised, AMIT will be
required to remit to MAE GP an additional $94,000.
Simultaneously with the execution of the option and as part of the settlement,
MAE GP executed an irrevocable proxy in favor of AMIT, the result of which is
that MAE GP is permitted to vote the Class B Shares on all matters except those
involving transactions between AMIT and MAE GP affiliated borrowers or the
election of any MAE GP affiliate as an officer or trustee of AMIT. On those
matters, MAE GP is obligated to deliver to the AMIT trustees, in their capacity
as trustees of AMIT, proxies with regard to the Class B Shares instructing such
trustees to vote said Class B Shares in accordance with the vote of the majority
of the Class A Shares voting to be determined without consideration of the votes
of "Excess Class A Shares" (as defined in Section 6.13 of the Declaration of
Trust of AMIT).
On April 3, 1997, Insignia and AMIT entered into a non-binding agreement in
principle contemplating, among other things, a business combination of AMIT and
Insignia Properties Trust, an entity owned 98% by Insignia and its affiliates
("IPT"). It is anticipated that the resulting combined entity would be owned
approximately 82% by Insignia and its affiliates and 18% by the pre-combination
AMIT shareholders (including MAE GP and IPLP). The proposed transaction is
contingent upon, among other things, satisfactory review of the business,
operations, properties and assets of AMIT and IPT, the negotiation and execution
of definitive agreements and the approval of the proposed transaction by the
trustees and shareholders of each of AMIT and IPT.
NOTE D - SALE OF INVESTMENT PROPERTY
On June 12, 1995, the Partnership sold the North Prior Industrial Park to an
unrelated party. The net proceeds were used to pay the first mortgage and
related accrued interest, to pay AMIT in partial satisfaction of a recourse
second mortgage, and to fund restricted escrows. The holder of the first
mortgage forgave $56,000, which the Partnership recognized as an extraordinary
gain on extinguishment of debt. The unpaid balance of the note payable to AMIT
is now unsecured Partnership debt (see "Note C").
As required by the sales agreement, the Partnership established three escrows,
two of which have not been expended at March 31, 1997, as described below:
Environmental Escrow - This escrow was established for costs associated with
fuel oil contamination at the property. In January 1993, a local fuel oil
distributor pumped fuel oil into a testing well instead of into the storage tank
at North Prior Industrial Park. The Partnership notified the necessary
authorities and engaged an environmental engineering firm to develop a plan of
action to clean up the site. The cost of the clean up, which is not covered by
insurance, is estimated to be approximately $900,000 over a five year period. A
liability has been recorded to cover the estimated costs to clean-up the site
and is included in "Other liabilities", and the funds have been set aside in an
escrow account. At March 31, 1997, the balance remaining in the account was
$860,000. The Partnership entered into an agreement with the buyer of the
property limiting the Partnership's liability, with regard to the clean up of
this site, to the balance of the escrow account. This agreement will terminate
when the Partnership receives a "Site Closure Letter" from the Minnesota
Pollution and Control Agency. Upon receipt of this letter, any remaining funds
in the escrow account will be used to pay down the AMIT debt discussed at Note
C.
Attorney Fee Escrow - This escrow is being held for attorney fees relating to
the environmental issue described above. At March 31, 1997, the balance in this
account is $2,000. All funds are expected to be used for attorney fees;
however, any remaining funds will be used to reduce the debt to AMIT.
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS
The Partnership's investment properties consist of two apartment complexes. The
following table sets forth the average occupancy of the properties for the three
months ended March 31, 1997 and 1996:
Average
Occupancy
Property 1997 1996
Whispering Pines Apartments
Fitchburg, Wisconsin (1) 98% 90%
Silver Ridge Apartments
Maplewood, Minnesota 96% 99%
1)Average occupancy at Whispering Pines Apartments increased due to rental
concessions being offered, as well as the completion of construction that was
impeding access to the property.
The Partnership's net loss for the three months ended March 31, 1997, was
$109,000, versus a net loss of $94,000 for the three months ended March 31,
1996. Although, during the first quarter of 1997, total revenues increased
slightly and total expenses decreased slightly, there was an increase in net
loss for the period ended March 31, 1997, versus March 31, 1996, as a result of
a gain on the sale of North Prior Industrial Park of $64,000, which was
recognized during the first quarter of 1996.
Rental income increased due to an increase in occupancy at Whispering Pines
Apartments. Total expenses decreased as a result of decreases in general and
administrative expenses and property tax expense. The decrease in general and
administrative expense is due to a decrease in professional fees and the timing
of administrative expenses associated with investor correspondence. The
decrease in property tax expense is due to a decrease in the tax rate at Silver
Ridge Apartments. These decreases were partially offset by an increase in
operating expense resulting from concessions being offered at Whispering Pines
Apartments, in an effort to increase occupancy.
As mentioned previously, the Partnership sold North Prior Industrial Park on
June 12, 1995. As a result of the sale, tenant receivable balances were written
off due to the doubts regarding the collectibility of such amounts. However,
during the three months ended March 31, 1996, $8,000 in receivables were
collected and the funds were remitted to AMIT to reduce the principal balance.
In addition, during the three months ended March 31, 1996, tenant improvement
projects were completed, as required by the sale of the property, and funds
remaining in the escrow account were also remitted to AMIT to reduce the
principal balance. The funds remitted amounted to $56,000. As a result of
these transactions, the Partnership recognized an additional $64,000 gain on the
sale of the investment property during the three months ended March 31, 1996.
As part of the ongoing business plan of the Partnership, the General Partner
monitors the rental market environment of each of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expenses. As part of
this plan, the General Partner attempts to protect the Partnership from the
burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level. However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
General Partner will be able to sustain such a plan.
At March 31, 1997, the Partnership had unrestricted cash and cash equivalents of
$583,000 versus $519,000 at March 31, 1996. Net cash provided by operating
activities decreased due to a lesser decrease in accounts receivable for the
three months ended March 31, 1997, versus the three months ended March 31, 1996.
Additionally, as a result of debt that is in default, the Partnership is not
servicing this debt on a monthly basis and interest continues to accrue. Net
cash provided by investing activities decreased due to increased deposits to
restricted escrows and decreased withdrawals from restricted escrows. Cash
flows used in financing activities decreased due to decreased principal payments
made on mortgage notes payable. For the three months ended March 31, 1996, the
Partnership made additional principal payments on the debt to AMIT, which was
previously secured by the North Prior Industrial Park. These additional
payments were the result of unused funds that were previously held in escrow.
The financial statements have been prepared assuming the Partnership will
continue as a going concern. The Partnership has incurred recurring operating
losses and continues to suffer from inadequate liquidity. In addition, there
are limited identified capital resources available to the Partnership. As a
result, the Partnership has not had cash available to perform the substantial
rehabilitation necessary at each of the investment properties. As mentioned
previously, the Partnership is in default on $4,306,000 of debt secured by
Whispering Pines Apartments and on $2,887,000 of its indebtedness to AMIT, due
to its inability to make interest and principal payments when due. The debt to
AMIT is unsecured debt of the Partnership. The Partnership is presently paying
non-debt related expenses of the properties and is negotiating forbearance
agreements with AMIT on the debt in default. The General Partner anticipates
positive cash flow after the payment of operating and capital expenditures for
Whispering Pines Apartments for 1997. The General Partner anticipates positive
cash flow after the payment of operating and capital expenditures and debt
service for Silver Ridge Apartments for 1997. In addition, the General Partner
anticipates that the unrestricted cash of $583,000 at March 31, 1997, will be
sufficient to cover all Partnership level operating expenditures for the
remainder of 1997; however, it does not anticipate paying all AMIT and AAP debt
service costs. As a result of the above conditions, there is substantial doubt
about the Partnership's ability to continue as a going concern. The financial
statements do not include any adjustments to reflect the possible future effects
on the recoverability or classification of assets or amounts or classification
of liabilities that may result from these uncertainties.
The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and other operating needs of the Partnership. The mortgage indebtedness
of $13,610,000 consists of, (1) a first mortgage of $4,306,000, which is in
default due to its maturity in January 1997 (2) a second trust deed and a
working capital loan with principal balances of $375,000 and $1,517,000,
respectively and with maturity dates in December and November 1997,
respectively; and (3) a first mortgage bond payable in the principal amount of
$4,525,000 due July 2023. The Partnership also has unsecured debt to AMIT in
the amount of $859,000 and $2,028,000 with maturity dates of June 1997 and June
1996, respectively, which is in default due to non-payment of principal and
interest when due. Future cash distributions will depend on the levels of net
cash generated from operations, refinancings and property sales. There were no
cash distributions during the three months ended March 31, 1997 or March 31,
1996. At this time, the General Partner does not anticipate making a cash
distribution during fiscal 1997.
PART II - OTHER INFORMATION
ITEM 1. LEGAL PROCEEDINGS
In January 1993, a local fuel oil distributor pumped fuel oil into a testing
well instead of into the storage tank at North Prior Industrial Park. The
Partnership notified the necessary authorities and engaged an environmental
engineering firm to develop a plan of action to clean up the site. The cost of
the clean up, which is not covered by insurance, is estimated to be
approximately $900,000 over a five year period. A liability has been recorded
to cover the estimated costs to clean up the site and the funds have been set
aside in an escrow account. The Partnership entered into an Environmental
Undertaking and Indemnity Agreement with the buyer of the property limiting the
Partnership's liability with regard to the clean up of this site to the balance
of the escrow account. This agreement will terminate when the Partnership
receives a "Site Closure Letter" from the Minnesota Pollution and Control
Agency. Upon receipt of this letter, any remaining funds in the escrow account
will be used to pay down Partnership debt to AMIT. In January 1995, the holder
of the first mortgage, along with the former receiver, initiated two separate
lawsuits against the Partnership, among others, for damages sustained as a
result of the above. In June 1995 the suit with the former holder of the first
mortgage was dismissed. During November 1995, the Partnership was removed as
the defendant and became the Plaintiff in the lawsuit initiated by the former
receiver in a suit filed against the fuel distributor, among others. The former
receiver was removed as Plaintiff in the suit due to it no longer being a party-
in-interest. A mediation hearing was held in December 1996 in which the
defendants have tentatively agreed that the claims may be resolved by payment by
the defendants to the Partnership. Settlement documents are under discussion,
however a complete settlement of the litigation has not yet been concluded.
During the third quarter of 1996, AMIT filed a complaint against the
Partnership, in the State of Minnesota, demanding payment on the $2,028,000
obligation plus accrued interest. At March 31, 1997, accrued interest on this
debt payable to AMIT totaled $392,000. The debt was in default previously due
to non-payment of interest and now is in default due to non-payment upon
maturity. AMIT has obtained a judgment against the Partnership, however they
have indicated that they will not act on the judgment.
The Partnership is unaware of any other pending or outstanding litigation that
is not of a routine nature. The General Partner of the Partnership believes
that all such pending or outstanding litigation will be resolved without a
material adverse effect upon the business, financial condition, or operations of
the Partnership.
ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K
a) Exhibits:
Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
report.
b) Reports on Form 8-K:
None filed during the three months ended March 31, 1997.
SIGNATURES
In accordance with the requirements of the Exchange Act, the registrant
caused this report to be signed on its behalf by the undersigned, thereunto duly
authorized.
ANGELES PARTNERS 16
By: Angeles Realty Corporation II
General Partner
By: /s/Carroll D. Vinson
Carroll D. Vinson
President
By: /s/Robert D. Long
Robert D. Long
Vice President/CAO
Date: May 8, 1997
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from Angeles
Partners 16 1997 First Quarter 10-QSB and is qualified in its entirety by
reference to such 10-QSB filing.
</LEGEND>
<CIK> 0000812187
<NAME> ANGELES PARTNERS 16
<MULTIPLIER> 1,000
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> MAR-31-1997
<CASH> 583
<SECURITIES> 0
<RECEIVABLES> 22
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0<F1>
<PP&E> 11,765
<DEPRECIATION> 3,378
<TOTAL-ASSETS> 10,669
<CURRENT-LIABILITIES> 0<F1>
<BONDS> 13,610
0
0
<COMMON> 0
<OTHER-SE> (5,738)
<TOTAL-LIABILITY-AND-EQUITY> 10,669
<SALES> 0
<TOTAL-REVENUES> 662
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 771
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 287
<INCOME-PRETAX> (109)
<INCOME-TAX> 0
<INCOME-CONTINUING> (109)
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (109)
<EPS-PRIMARY> (7.72)<F2>
<EPS-DILUTED> 0
<FN>
<F1>Registrant has an unclassified balance sheet.
<F2>Multiplier is 1.
</FN>
</TABLE>
