SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
------------------------------------
FORM 10-QSB
(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 1999, or
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from _____________ to __________________
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Commission file number 0-15932
BF ENTERPRISES, INC.
(Exact name of small business issuer as specified in its charter)
DELAWARE 94-3038456
(State or other jurisdiction (I.R.S. Employer
of incorporation or organization) Identification No.)
100 Bush Street
Suite 1250
San Francisco, California 94104
(Address of principal executive offices)
Issuer's telephone number, including area code (415) 989-6580
------------------------------------
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
---
Indicate the number of shares outstanding of each of the issuer's classes of
common stock as of May 12, 1999:
3,516,049 shares of $.10 par value Common Stock
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
I N D E X
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Page
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PART I FINANCIAL INFORMATION
Item 1. Financial Statements
- Consolidated balance sheets.......................................3
- Consolidated statements of income.................................4
- Consolidated statements of stockholders' equity ..................5
- Consolidated statements of cash flows ............................6
- Notes to financial statements ....................................7
Item 2. Management's Discussion and Analysis of Financial Condition
and Results of Operations ........................................10
PART II OTHER INFORMATION
Item 1. Legal Proceedings.................................................13
Item 6. Exhibits and Reports on Form 8-K ................................13
2
<PAGE>
PART I - FINANCIAL INFORMATION
Item 1. Financial Statements.
BF ENTERPRISES, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS (UNAUDITED)
(in thousands, except per share amounts)
<TABLE>
<CAPTION>
March 31, December 31,
1999 1998
---- ----
<S> <C> <C>
ASSETS:
Cash and cash equivalents $ 3,901 $ 3,347
Marketable securities 737 712
State income tax refund receivable 656 --
Other receivables 34 74
Real estate rental property,
net of depreciation 2,254 2,267
Real estate inventory held for current sale
and land held for future development 15,685 16,005
Lease contract receivable 675 661
Other assets 854 852
------ ------
TOTAL ASSETS $ 24,796 $ 23,918
------ ------
------ ------
LIABILITIES AND STOCKHOLDERS' EQUITY:
Payables and accrued liabilities $ 1,283 $ 1,441
Subordinated debentures, unmatured 714 719
----- -----
TOTAL LIABILITIES 1,997 2,160
----- -----
Stockholders' equity:
Common stock, $.10 par value
Authorized - 10,000,000 shares
Issued and outstanding -
3,550,849 and 3,578,599 shares 355 358
Capital surplus 15,674 15,887
Retained earnings 6,608 5,376
Other accumulated comprehensive income 162 137
------ ------
Total stockholders' equity 22,799 21,758
------ ------
TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY $ 24,796 $ 23,918
------ ------
------ ------
</TABLE>
The accompanying notes to financial statements
are an integral part of these statements.
3
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED)
(in thousands, except per share amounts)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
----------------------
1999 1998
---- ----
<S> <C> <C>
Revenues:
Real estate sales $ 739 $ 650
Real estate rental income 461 461
Interest and dividends 46 56
Other 32 --
----- -----
1,278 1,167
----- -----
Costs and Expenses:
Cost of real estate sold 185 150
Depreciation and amortization 24 24
Interest on subordinated debentures 12 13
General and administrative 481 455
----- -----
702 642
----- -----
Income before income taxes 576 525
Benefit for state income taxes (656) --
----- -----
Net income $1,232 $ 525
----- -----
----- -----
Net income per share:
Basic $ .34 $ .14
----- -----
----- -----
Diluted $ .31 $ .13
----- -----
----- -----
Average shares used in computing basic
net income per share 3,572 3,664
Average shares and equivalents used in computing
diluted net income per share 3,970 4,075
</TABLE>
The accompanying notes to financial statements
are an integral part of these statements.
4
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (UNAUDITED)
(in thousands)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
------------------
1999 1998
---- ----
<S> <C> <C>
Common stock:
Balance at beginning of period $ 358 $ 367
Purchases of common stock - par value (3) (2)
------- -------
Balance at end of period $ 355 $ 365
------- -------
------- -------
Capital surplus:
Balance at beginning of period $ 15,887 $ 16,614
Purchases of common stock - excess over par value (213) (127)
------- -------
Balance at end of period $ 15,674 $ 16,487
------- -------
------- -------
Retained earnings:
Balance at beginning of period $ 5,376 $ 2,547
Net income 1,232 525
------- -------
Balance at end of period $ 6,608 $ 3,072
------- -------
------- -------
Other accumulated comprehensive income:
Balance at beginning of period $ 137 $ 64
Unrealized gains from marketable equity
securities during period 25 65
------- -------
Balance at end of period $ 162 $ 129
------- -------
------- -------
Accumulated comprehensive income:
Balance at beginning of period $ 5,513 $ 2,611
------- -------
Net income $ 1,232 $ 525
Unrealized gains from marketable
equity securities during period 25 65
------- -------
Comprehensive income for period $ 1,257 $ 590
------- -------
Balance at end of period $ 6,770 $ 3,201
------- -------
------- -------
</TABLE>
The accompanying notes to financial statements
are an integral part of these statements.
5
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)
(in thousands)
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1999 1998
---- ----
<S> <C> <C>
Cash flows from operating activities:
Net income $ 1 ,232 $ 525
Adjustments to reconcile net income to net cash
provided by operating activities:
Gains from sales of real estate (554) (500)
Net cash proceeds from sales of real estate 496 416
Real estate development costs (392) (297)
Reimbursement of real estate development costs 770 155
Changes in certain assets and liabilities:
Increase in state income tax refund receivable (656) --
Decrease in other receivables 40 2
Decrease (increase) in lease contract receivable (14) 109
Increase (decrease) in payables and accrued liabilities (56) 12
Other, net 11 (28)
------ ------
Total adjustments to net income (355) (131)
------ ------
Net cash provided by operating activities 877 394
Cash flows from investing activities:
Purchases of marketable securities -- (283)
------ ------
Net cash used by investing activities -- (283)
Cash flows from financing activities:
Reductions in subordinated debentures (107) (72)
Purchases of the Company's common stock (216) (129)
------ ------
Net cash used by financing activities (323) (201)
------ ------
Net increase (decrease) in cash and cash equivalents 554 (90)
Cash and cash equivalents at beginning of period 3,347 4,038
------ ------
Cash and cash equivalents at end of period $ 3,901 $ 3,948
------ ------
------ ------
Supplemental disclosures of cash flow information:
Cash paid during the period for interest
(net of amount capitalized) $ -- $ 13
------ ------
------ ------
</TABLE>
The accompanying notes to financial statements
are an integral part of these statements.
6
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS (UNAUDITED)
Note A - Interim Financial Information
The accompanying consolidated financial statements of BF Enterprises, Inc. (the
"Company")and its subsidiaries have been prepared pursuant to the rules and
regulations of the Securities and Exchange Commission ("SEC") and, in
management's opinion, include all adjustments necessary for a fair presentation
for the interim period reported. Certain information and note disclosures
normally included in annual financial statements prepared in accordance with
generally accepted accounting principles have been condensed or omitted pursuant
to SEC rules or regulations. It is suggested that these financial statements
be read in conjunction with the financial statements and the notes thereto
included in the Company's Form 10-KSB for the year ended December 31, 1998 and
in the Company's Form 10-QSB for the quarterly period ended March 31, 1998.
Note B - Earnings Per Share
Earnings per share data for the periods reported have been computed as follows:
<TABLE>
<CAPTION>
Three Months Ended
March 31,
1999 1998
---- ----
<S> <C> <C>
Net Income $ 1,232 $ 525
------ ------
------ ------
Weighted average number of shares outstanding:
Common stock 3,572 3,664
Common stock equivalents -
stock options (1) 398 411
----- -----
3,970 4,075
Net income per share:
Basic - based on weighted average number
of shares of common stock outstanding $ .34 $ .14
----- -----
----- -----
Diluted - based on weighted average number
of shares of common stock and common stock
equivalents outstanding $ .31 $ .13
----- -----
----- -----
</TABLE>
(1) Computation is based on the treasury stock method using the average market
price.
7
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS (UNAUDITED)
Note C - Real Estate Rental Property
Real estate rental property is an office building and 16 acres of land in Tempe,
Arizona. In 1995, the Company entered into a 10-year net lease with Bank One,
Arizona, NA, a subsidiary of Banc One Corporation. The lease provided for the
phased occupancy and rental of space by Bank One during 1995, with rental of
the entire premises commencing January 1, 1996. At December 31, 1998,
contractual rental revenues from the lease with Bank One are projected as
follows:
1999 1,826,000
2000 1,848,000
2001 1,936,000
2002 1,953,600
2003 1,975,600
2004 and after 2,310,000
On January 1, 1996, as required by generally accepted accounting principles,
the Company began amortizing on a straight-line basis (1) income from the new
lease with Bank One, resulting in annual real estate leasing income of
$1,815,000 for the period ending February 28, 2005, and (2) a related $423,000
lease commission, with annual amortization expense of $46,000 over the same
period.
Note D - Real Estate Inventory Held for Current Sale and Land
Held for Future Development
Real estate inventory held for current sale and land held for future development
consists primarily of approximately 420 acres in the Company's master-planned,
mixed use development known as Meadow Pointe near Tampa, Florida. The parcels
within this project are in various stages of development. Parcels on which the
Company has completed substantially all of its development activities are
considered to be held for current sale. Parcels on which development is not yet
complete are considered to be held for future development. These assets were
carried at a cost of $15,685,000 at March 31, 1999 and $16,005,000 at
December 31, 1998, which the Company believes was less than their fair value.
8
<PAGE>
BF ENTERPRISES, INC. AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS (UNAUDITED)
It is the Company's policy to review and update its projections on the Meadow
Pointe project on a regular basis. Periodic cumulative adjustments to cost of
sales are made to reflect the results of these reviews. As a result, gross
margins and related percentages, derived on a period to period basis, may not
be directly comparable.
Note E - Benefit for State Income Taxes
In February 1996, the Company's predecessor, on behalf of the Company, filed a
complaint against the California Franchise Tax Board (the "FTB") for a refund
of assessed income taxes and accrued interest for the year ended
December 31, 1981. The suit arose out of the FTB's assessment for 1981 taxes,
based on its contention that a loss attributable to the 1981 acquisition by the
Company's predecessor of a warrant for the purchase of its common stock should
have been treated as a business deduction rather than a non-business deduction.
The Company appealed the FTB's assessment to the California State Board of
Equalization, which denied the appeal in July 1994. In March 1995, the Company
made payment to the FTB of the assessment and accrued interest and filed a
request for refund in the full amount of that payment. The amount the Company
paid to the FTB, after reimbursement by the Company's predecessor of the
related federal and state income tax benefits, was approximately $400,000. The
Company's request for refund was denied and the action described above was
filed. In May 1997, the Court granted the FTB's motion for summary judgement
and dismissed the Company's action. The Company filed an appeal of the judgement
with a California Court of Appeal. In late 1998, the Appellate Court
unanimously upheld the Company's position. The Appellate Court ordered
reimbursement to the Company of the entire amount originally paid to the FTB,
plus interest to the date of reimbursement.
Reimbursement of $926,000 was received from the FTB in April 1999. In the three
months ended March 31, 1999, the Company recorded a state income tax benefit of
$656,000, after deduction of related federal and state income taxes of $270,000
that are the liability of the Company's predecessor.
Note F - Stockholders' Equity
From time to time, the Company purchases shares of its common stock, primarily
in the open market. During the three months ended March 31, 1999, the Company
purchased 27,750 shares of its common stock for an aggregate amount of $216,000.
During the three months ended March 31, 1998, the Company purchased 15,300
shares of its common stock for an aggregate amount of $129,000.
9
<PAGE>
Item 2. Management's Discussion and Analysis of
---------------------------------------
Financial Condition and Results of Operations
---------------------------------------------
Results of Operations
- ---------------------
Net income increased from $525,000 in the three months ended March 31, 1998 to
$1,232,000 in the three months ended March 31, 1999, primarily as a result of a
$656,000 benefit for state income taxes deriving from the Company's successful
suit against the California Franchise Tax Board for reimbursement of a 1981 tax
assessment (see Note E of Notes to Financial Statements). Net income included
gains of $554,000 and $500,000 in the three months ended March 31, 1999 and
1998, from sales of property within the Company's Meadow Pointe project near
Tampa, Florida. The Company sold 105 developed lots at Meadow Pointe during
the three months ended March 31, 1999, and 62 lots in the same period of 1998.
Construction activity and sales were seriously hampered by heavy rains in the
Tampa area during the 1998 period.
The Company's reported gains from property sales at Meadow Pointe are based in
part upon estimates of the total revenues and costs to be derived by the Company
over the life of the project. The Company periodically reviews these estimates
and makes cumulative adjustments to reflect any revised estimates. Property
sales at Meadow Pointe are dependent upon, among other things, the strength of
the general economy in the Tampa area, residential mortgage interest rates,
competitive residential developments serving the same group of home buyers and
other factors related to the local Tampa real estate market.
Interest and dividends from investments accounted for $46,000 and $56,000 of
revenues in the three months ended March 31, 1999 and 1998, respectively.
The decrease in 1999 was due to a decline in interest rates.
General and administrative expenses in the three months ended March 31, 1999
were $26,000 higher than in the comparable period in 1998, due principally to
the inclusion in the 1999 period of $62,000 of legal fees related to the
Company's suit against the California Franchise Tax Board (see Note E of Notes
to Financial Statements).
Liquidity and Capital Resources
- -------------------------------
At March 31, 1999, the Company held $4,638,000 in cash, cash equivalents and
marketable securities, as compared to $1,997,000 for all short-term and
long-term liabilities. From time to time the Company purchases shares of its
common stock, primarily in the open market (see Note F of Notes to Financial
Statements).
10
<PAGE>
The Company's business plan calls for substantial expenditures during the next
several years relating to the planned development of Meadow Pointe. During the
period February 1992 through September 1998, two community development districts
encompassing the Meadow Pointe project issued approximately $74.9 million of
capital improvement revenue bonds. The Company currently anticipates the need
for approximately $3 million of additional financing by one of the districts.
The proceeds of such financing have been and are expected to be used to
construct infrastructure improvements necessary for the development and sale of
residential lots, and multifamily and commercial parcels, in Meadow Pointe.
The Company intends to pay for its future expenditures at Meadow Pointe and its
other operating expenses (including those related to debenture payments) with
(i) cash generated from sales of property within Meadow Pointe and its other
operations, and (ii) cash and cash equivalents on hand. There can be no
assurance that the Company will generate sufficient cash or have sufficient cash
and cash equivalents on hand to cover such expenditures.
The statements in this Report on Form 10-QSB regarding Meadow Pointe property
sales, financing of Meadow Pointe expenditures and any other statements which
are not historical facts are forward looking statements. Such statements
involve risks and uncertainties, including, but not limited to, competition,
general economic conditions, ability to manage and continue growth and other
factors detailed in the Company's filings with the Securities and Exchange
Commission. Should one or more of these risks or uncertainties materialize, or
should underlying assumptions prove incorrect, actual outcomes may vary
materially from those indicated.
Year 2000
- ---------
The Company utilizes a number of computer software programs in conducting its
business, primarily for financial and administrative purposes. The Company has
addressed the "Year 2000 Problem" by upgrading its internal systems to the
extent that the Company's software applications contain source code that is able
to appropriately interpret the upcoming year "2000" and beyond. The cost of
these upgrades was not material to the Company's financial position or results
of operations.
In addition, the Company is dependent to varying extents on the software
applications of certain organizations with and through which it conducts
business. The Company is in the process of identifying the extent of the Year
2000 problem which may exist within relevant outside organizations. The impact
of the Year 2000 problem on those organizations is not known, however,
management does not believe that impact will have a material adverse effect
on the Company's financial position or results of operations. In management's
opinion, the primary risk of a Year 2000 problem within its operations is a
possible slowdown in the processing of information needed to complete short-term
transactions. It is not believed that it would affect the time frame for
completion of the Meadow Pointe project or the value of other Company assets.
The Company does not have a Year 2000 contingency plan as it does not believe
that a worst case scenario would have a material adverse effect on its financial
position or results of operations.
11
<PAGE>
Qualitative and Quantitative Disclosures About Market Risk
- ----------------------------------------------------------
The Company holds certain cash equivalents and marketable securities for
non-trading purposes which are sensitive to changes in market value.
In addition, the Company has issued debt which is subject to floating rates of
interest. The Company does not believe that changes in the market value of these
financial instruments will have a material impact, either favorable or
unfavorable, on its financial position or results of operations. The Company
has not in the past engaged in transactions requiring the use of derivative
financial instruments either for hedging or speculative purposes, and has no
plans to do so in the future.
12
<PAGE>
PART II - OTHER INFORMATION
Item 1. Legal Proceedings
-----------------
In March 1998, an action was commenced in the Pasco County, Florida
Circuit Court against a subsidiary of the Company and others relating
to the Meadow Pointe development. The Amended Complaint alleges that
certain individuals who purchased homes assumed that a homeowners
association had been established for the development. Plaintiffs seek
money damages from all defendants named in the Amended Complaint,
except for the Company's subsidiary. The only relief sought against
the Company's subsidiary is for an injunction compelling the
subsidiary to operate and maintain architectural control at Meadow
Pointe.
On July 2, 1998, the Court granted the subsidiary's motion to sever
and denied the subsidiary's motion to dismiss. Accordingly, on
July 13, 1998, plaintiffs filed a Severed Complaint against the
Company's subsidiary, which seeks injunctive relief and declaratory
relief, but no damages.
On October 16, 1998, the Court granted summary judgement in favor of
the Company's subsidiary on Count 1 of the Severed Complaint for
Declaratory Relief. The Court ruled that the recently established
voluntary homeowners association for Meadow Pointe, to which the
Company's subsidiary had assigned certain of its rights pursuant to
the Declarations of Restrictions recorded in the public records of
Pasco County, Florida, had standing to enforce said Declarations of
Restrictions. Plaintiffs have moved for reconsideration of the
Court's ruling. On November 3, 1998, the Company's subsidiary moved
for summary judgement on the remaining count for injunctive relief.
The Court denied that motion on December 7, 1998, but on
December 14, 1998, plaintiffs voluntarily dismissed the count for
injunctive relief. Certain plaintiffs then filed a notice on
January 27, 1999 from the Court's October 16, 1998 Order. That appeal
is currently pending. The Company believes that it has meritorious
defenses to the claims made against its subsidiary, and it intends to
continue to vigorously contest the action.
The Company is not a party to any other pending legal proceedings
except routine litigation incidental to its business.
Item 6. Exhibits and Reports on Form 8-K
-------------------------------
(a) Exhibits: None
(b) Reports on Form 8-K.
The registrant did not file any reports on Form 8-K during
the period covered by this report.
13
<PAGE>
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.
BF ENTERPRISES, INC.
(Registrant)
Date: May 14, 1999 /s/ Brian P. Burns
-----------------------------
Brian P. Burns
Chairman of the Board, President
and Chief Executive Officer
(Duly Authorized Officer)
Date: May 14, 1999 /s/ S. Douglas Post
----------------------------
S. Douglas Post
Vice President and Treasurer
(Principal Accounting Officer)
14
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> Dec-31-1999
<PERIOD-END> Mar-31-1999
<CASH> 3,901
<SECURITIES> 737
<RECEIVABLES> 690
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0
<PP&E> 0
<DEPRECIATION> 0
<TOTAL-ASSETS> 24,796
<CURRENT-LIABILITIES> 0
<BONDS> 714
0
0
<COMMON> 355
<OTHER-SE> 22,444
<TOTAL-LIABILITY-AND-EQUITY> 24,796
<SALES> 739
<TOTAL-REVENUES> 1,278
<CGS> 185
<TOTAL-COSTS> 185
<OTHER-EXPENSES> 505
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 12
<INCOME-PRETAX> 576
<INCOME-TAX> (656)
<INCOME-CONTINUING> 1,232
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 1,232
<EPS-PRIMARY> .31
<EPS-DILUTED> .31
</TABLE>
