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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
(MARK ONE)
/X/ QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES
EXCHANGE ACT OF 1934
FOR THE QUARTERLY PERIOD ENDED JUNE 30, 1995
OR
/ / TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES
EXCHANGE ACT OF 1934
FOR THE TRANSITION PERIOD FROM TO
COMMISSION FILE NO. 33-13437
DEL TACO INCOME PROPERTIES IV
A CALIFORNIA LIMITED PARTNERSHIP
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)
CALIFORNIA
(STATE OR OTHER JURISDICTION OF
INCORPORATION OR ORGANIZATION)
33-0241855
(I.R.S. EMPLOYER
IDENTIFICATION NUMBER)
1800 W. KATELLA AVENUE, ORANGE, CALIFORNIA
(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES)
92667
(ZIP CODE)
(714) 744-4334
(REGISTRANT'S TELEPHONE NUMBER, INCLUDING AREA CODE)
INDICATE BY CHECK MARK WHETHER THE REGISTRANT (1) HAS FILED ALL REPORTS
REQUIRED TO BE FILED BY SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF
1934 DURING THE PRECEDING 12 MONTHS (OR FOR SUCH SHORTER PERIOD THAT THE
REGISTRANT WAS REQUIRED TO FILE SUCH REPORTS), AND (2) HAS BEEN SUBJECT TO SUCH
FILING REQUIREMENTS FOR THE PAST 90 DAYS. YES X NO
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INDEX
DEL TACO INCOME PROPERTIES IV
<TABLE>
<CAPTION>
PART I. FINANCIAL INFORMATION PAGE NUMBER
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<S> <C>
Item 1. Financial Statements and Supplementary Data
Balance Sheets at June 30, 1995 (Unaudited) and
December 31, 1994 3
Statements of Income for the three and six months ended
June 30, 1995 and 1994 (Unaudited) 4
Statements of Cash Flows for the six months ended
June 30, 1995 and 1994 (Unaudited) 5
Notes to Financial Statements 6
Item 2. Management's Discussion and Analysis of
Financial Condition and Results of Operations 8
PART II. OTHER INFORMATION
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Item 6. Exhibits and Reports on Form 8-K 10
SIGNATURES 11
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</TABLE>
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DEL TACO INCOME PROPERTIES IV
BALANCE SHEETS
<TABLE>
<CAPTION>
JUNE 30 December 31
1995 1994
----------- -----------
(UNAUDITED)
ASSETS
------
<S> <C> <C>
CURRENT ASSETS:
Cash $ 59,924 $ 74,956
Receivable from General Partner (Note 4) 22,904 22,996
Deposits 400 400
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Total current assets 83,228 98,352
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PROPERTY AND EQUIPMENT, AT COST
Land and improvements 1,236,700 1,236,700
Buildings and improvements 1,289,860 1,289,860
Machinery and equipment 484,789 484,789
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3,011,349 3,011,349
Less--accumulated depreciation 558,162 506,296
---------- ----------
2,453,187 2,505,053
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$2,536,415 $2,603,405
========== ==========
LIABILITIES AND PARTNERS' EQUITY
--------------------------------
CURRENT LIABILITIES:
Payable to Limited Partners $ 2,090 $ 2,236
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Total current liabilities 2,090 2,236
---------- ----------
OBLIGATION TO GENERAL PARTNER 137,953 137,953
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PARTNERS' EQUITY
Limited Partners 2,403,543 2,469,723
General Partner-Del Taco, Inc. (7,171) (6,507)
---------- ----------
2,396,372 2,463,216
---------- ----------
$2,536,415 $2,603,405
========== ==========
</TABLE>
The accompanying notes are an
integral part of these financial statements
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DEL TACO INCOME PROPERTIES IV
STATEMENTS OF INCOME
(UNAUDITED)
<TABLE>
<CAPTION>
THREE MONTHS ENDED Six Months Ended
JUNE 30 June 30
1995 1994 1995 1994
-------- -------- -------- --------
<S> <C> <C> <C> <C>
REVENUES:
Rent (Notes 3 and 4) $ 68,567 $ 66,678 $132,728 $127,206
Interest 301 350 501 918
Other - - 75 150
-------- -------- -------- --------
68,868 67,028 133,304 128,274
-------- -------- -------- --------
EXPENSES:
General and administrative 6,161 6,535 26,141 26,689
Depreciation 25,939 25,924 51,865 51,859
-------- -------- -------- --------
32,100 32,459 78,006 78,548
-------- -------- -------- --------
Net income $ 36,768 $ 34,569 $ 55,298 $ 49,726
======== ======== ======== ========
Net income per Limited
Partnership Unit (Note 2) $.22 $.21 $.33 $.30
==== ==== ==== ====
</TABLE>
The accompanying notes are an
integral part of these financial statements.
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DEL TACO INCOME PROPERTIES IV
STATEMENTS OF CASH FLOWS
(UNAUDITED)
<TABLE>
<CAPTION>
SIX MONTHS ENDED
JUNE 30
1995 1994
-------- --------
<S> <C> <C>
SOURCE OF CASH:
From operations:
Net income $ 55,298 $ 49,726
Depreciation 51,865 51,859
-------- --------
Total cash provided from operations 107,163 101,585
Cash distributions 122,142 184,998
--------- --------
Excess (deficiency) of cash
generated over distributions (14,979) (83,413)
Decrease in receivable from General Partner 92 -
Decrease in accounts payable - 1,593
-------- --------
(14,887) (81,820)
-------- --------
USE OF CASH:
Increase in receivable from General Partner - 1,153
Decrease in payable to Limited Partners 145 4,149
-------- --------
145 5,302
-------- --------
Decrease in cash during period (15,032) (87,122)
Beginning cash balance 74,956 176,725
-------- --------
Ending cash balance $ 59,924 $ 89,603
======== ========
</TABLE>
The accompanying notes are an
integral part of these financial statements.
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DEL TACO INCOME PROPERTIES IV
NOTES TO FINANCIAL STATEMENTS
JUNE 30, 1995
NOTE 1 - BASIS OF PRESENTATION
The accompanying financial statements, some of which are unaudited, have been
prepared in accordance with generally accepted accounting principles for
interim financial information and with the instructions to Form 10-Q and
Article 10 of Regulation S-X. Accordingly, they do not include all of the
information and footnotes required by generally accepted accounting principles
for complete financial statements and should therefore be read in conjunction
with the financial statements and notes thereto contained in the Registrant's
annual report on Form 10-K for the year ended December 31, 1994. In the
opinion of management, all adjustments (consisting of normal recurring
accruals) necessary to present fairly the partnership's financial position at
June 30, 1995, the results of operations and cash flows for the six month
periods ended June 30, 1995 and 1994 have been included. Operating results for
the three and six months ended June 30, 1995 are not necessarily indicative of
the results that may be expected for the year ending December 31, 1995.
NOTE 2 - NET INCOME PER LIMITED PARTNERSHIP UNIT
Net income per Limited Partnership Unit is based upon the weighted average
number of Units outstanding during the periods presented which amounted to
165,415 in 1995 and 1994.
Pursuant to the Partnership Agreement, annual partnership income or loss is
allocated one percent to the General Partner and 99 percent to the Limited
Partners. Partnership gains from any sale or refinancing will be allocated one
percent to the General Partner and 99 percent to the Limited Partners until
allocated gains and profits equal losses, distributions and syndication costs,
and until each class of Limited Partners receive their priority return as
defined in the Partnership Agreement. Additional gains will be allocated 12
percent to the General Partner and 88 percent to the Limited Partners.
NOTE 3 - LEASING ACTIVITIES
The Registrant leases (the "Leases") certain properties (the "Properties") for
operation of restaurants to Del Taco, Inc. ("General Partner") on a triple net
basis. The Leases are for terms of 32 years
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DEL TACO INCOME PROPERTIES IV
NOTES TO FINANCIAL STATEMENTS - CONTINUED
JUNE 30, 1995
commencing with the completion of the restaurant facility located on each
Property and require monthly rentals equal to 12 percent of the gross sales of
the restaurants. There is no minimum rental under any of the Leases. The
Registrant had a total of three Properties leased as of June 30, 1995 and 1994,
one of which has been subleased to a Del Taco franchisee.
NOTE 4 - TRANSACTIONS WITH DEL TACO
The receivable from the General Partner consists primarily of rent accrued for
the month of June. The June rent was collected on July 13, 1995.
Del Taco, Inc. serves in the capacity of general partner in other partnerships
which are engaged in the business of operating restaurants, and four
partnerships which were formed for the purpose of acquiring real property in
California for construction of Mexican-American restaurants for lease under
long-term agreements to Del Taco, Inc. for operation under the Del Taco trade
name.
In addition, see Note 5 with respect to certain distributions to the General
Partner.
NOTE 5 - DISTRIBUTIONS
On July 11, 1995, a distribution to the Limited Partners of $51,179, or
approximately $.31 per Limited Partnership Unit, was approved. Such
distribution was paid on July 12, 1995. The General Partner also received a
distribution of $517 with respect to its 1% partnership interest.
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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS
Liquidity and Capital Resources
The Registrant commenced offering of Limited Partnership Units on June 5, 1987.
By June 1, 1988, the sale of such Units provided a total capitalization for the
Registrant of $4,135,375 including $1,000 attributable to the Special Limited
Partner. 14.5 percent of the cash received from the sale of Limited
Partnership Units was used to pay commissions to brokers and to reimburse the
General Partner for offering costs incurred. Approximately $3,000,000 of the
remaining funds were expended for the acquisition of sites and construction of
three restaurants. During 1989, the first restaurant opened for business. The
two additional restaurants commenced operation in 1990. In February 1992, the
Registrant distributed to Limited Partners of record on December 31, 1991
$442,270 of net proceeds not utilized as reserves and not invested in
properties.
Since the three restaurants owned by the Registrant opened, cash flow from
Lease payments received from Del Taco, the Registrant's General Partner, which
leases all three restaurants, has provided adequate liquidity for operation of
the Registrant. However, the Registrant's overwhelmingly predominant source of
income to meet its expenses and fund distributions to its Limited Partners is
payments from Del Taco under the Leases, comprising primarily rent calculated
on the basis of the gross sales of the restaurants operated on the Properties,
as to which there are no contractually specified minimum or guaranteed amounts.
Thus, the adequacy of the Registrant's liquidity and capital resources in the
future will depend primarily upon the gross revenues of such restaurants as
well as upon Del Taco's financial condition and results of operations
generally.
Results of Operations
The Registrant owns three Properties that are under long-term lease to Del Taco
for restaurant operations (Del Taco, in turn, has sub-leased one of the
restaurants to a Del Taco franchisee). The Registrant receives rental revenues
equal to 12 percent of restaurant sales. The Registrant had rental revenue of
$68,567 for the three months ended June 30, 1995 representing an increase from
the rental revenues of $66,678 in 1994. The Registrant had rental revenue of
$132,728 for the six months ended June 30, 1995 representing an increase from
the rental revenues of $127,206 in 1994. Such increase is directly
attributable to increased sales at the restaurants.
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The following table sets forth the percentage relationship to total general and
administrative expenses of items included in the Registrant's Statements of
Income:
<TABLE>
<CAPTION>
Percentage of Total
General & Administrative Expense
--------------------------------
Six Months Ended
June 30
1995 1994
------- -------
<S> <C> <C>
Accounting fees 60.92% 62.64%
Distribution of
information to
Limited Partners 36.30 32.81
Other 2.78 4.55
------- -------
100.00% 100.00%
======= =======
</TABLE>
Operating expenses include general and administrative expenses which consist
primarily of accounting fees and costs of distribution of information to the
Limited Partners. For the three months ended June 30, general and
administrative expenses decreased from $6,535 in 1994 to $6,161 in 1995. For
the six months ended June 30, general and administrative expenses decreased
from $26,689 in 1994 to $26,141 in 1995. The Registrant incurred depreciation
expense in the amount of $25,939 and $25,924 for the three months ended June
30, 1995 and 1994 respectively. The Registrant incurred depreciation expense
in the amount of $51,865 and $51,859 for the six months ended June 30, 1995 and
1994 respectively.
As a result of increased revenues totaling $1,840 for the three months ended
June 30, 1995 and decreased expenses totaling $359 for the three months ended
June 30, 1995, the net income of the Registrant increased from $34,569 for the
three months ended June 30, 1994 to $36,768 for the corresponding period in
1995. As a result of increased revenues totaling $5,030 for the six months
ended June 30, 1995 and decreased expenses totaling $542 for the six months
ended June 30, 1995, the net income of the Registrant increased from $49,726
for the six months ended June 30, 1994 to $55,298 for the corresponding period
in 1995.
For the reasons stated under "Liquidity and Capital Resources" above, the
Registrant's results of operations in the future will depend primarily upon the
gross revenues of the restaurants located on the Properties leased to Del Taco
as well as upon Del Taco's financial condition and results of operations
generally.
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PART II. OTHER INFORMATION
Item 6. Exhibits and Reports on Form 8-K
(b) No reports on Form 8-K were filed during the six months ended
June 30, 1995.
(c) Exhibit 27 - Financial Data Schedule
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.
DEL TACO INCOME PROPERTIES IV
(a California limited partnership)
Registrant
Del Taco, Inc.
General Partner
Date: July 20, 1995 /s/ Robert J. Terrano
------------------------------
Robert J. Terrano
Executive Vice President,
Chief Financial Officer
(duly authorized to sign on
behalf of the Registrant)
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<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 6-MOS
<FISCAL-YEAR-END> DEC-31-1994
<PERIOD-START> JAN-01-1995
<PERIOD-END> JUN-30-1995
<CASH> 59,924
<SECURITIES> 0
<RECEIVABLES> 22,904
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 83,228
<PP&E> 3,011,349
<DEPRECIATION> 558,162
<TOTAL-ASSETS> 2,536,415
<CURRENT-LIABILITIES> 2,090
<BONDS> 0
<COMMON> 0
0
0
<OTHER-SE> 2,396,372
<TOTAL-LIABILITY-AND-EQUITY> 2,536,415
<SALES> 0
<TOTAL-REVENUES> 133,304
<CGS> 0
<TOTAL-COSTS> 78,006
<OTHER-EXPENSES> 0
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 55,298
<INCOME-TAX> 0
<INCOME-CONTINUING> 55,298
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 55,298
<EPS-PRIMARY> 0.33
<EPS-DILUTED> 0.33
</TABLE>
