UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
[ X ] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the period ended March 31, 1997
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 Number: 0-18147
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
(Exact name of registrant as specified in governing instrument)
Delaware 13-3378315
(State of organization) (IRS Employer Identification No.)
2 World Trade Center, New York, NY 10048
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (212) 392-1054
Former name, former address and former fiscal year, if changed since last
report: not applicable
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
<TABLE>
PART I - FINANCIAL INFORMATION
Item 1. Financial Statements
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
CONSOLIDATED BALANCE SHEETS
<CAPTION>
March 31, December 31,
1997 1996
ASSETS
<S> <C> <C>
Cash and cash equivalents $ 5,602,384 $ 56,199,072
Real estate held for sale 20,322,459 20,322,459
Investments in joint ventures 36,537,337 36,899,178
Deferred expenses, net 561,455 567,184
Other assets 1,307,845 1,458,903
$64,331,480 $115,446,796
LIABILITIES AND PARTNERS' CAPITAL
Accounts payable and accrued liabilities $ 541,382 $ 268,202
Minority interest in consolidated joint ventures 8,897,793 26,649,540
9,439,175 26,917,742
Partners' capital (deficiency):
General partners (5,016,418) (4,887,822)
Limited partners ($500 per Unit, 304,437
Units issued) 59,908,723 93,416,876
54,892,305 88,529,054
$64,331,480 $115,446,796
See accompanying notes to consolidated financial statements.
</TABLE>
<PAGE>
<TABLE>
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
CONSOLIDATED STATEMENTS OF INCOME
Three months ended March 31, 1997 and 1996
<CAPTION>
1997 1996
<S> <C> <C>
Revenues:
Rental $ 877,627 $2,061,952
Equity in earnings of joint ventures 698,952 679,178
Interest and other 191,080 82,739
1,767,659 2,823,869
Expenses:
Property operating 362,028 347,528
Depreciation - 576,128
Amortization 5,729 32,713
General and administrative 132,639 153,686
500,396 1,110,055
Income before minority interests 1,267,263 1,713,814
Minority interests 227,045 413,129
Net income $1,040,218 $1,300,685
Net income allocated to:
Limited partners $ 936,196 $1,170,616
General partners 104,022 130,069
$1,040,218 $1,300,685
Net income per Unit of limited partnership interest $3.08 $3.85
See accompanying notes to consolidated financial statements.
/TABLE
<PAGE>
<TABLE>
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
CONSOLIDATED STATEMENT OF PARTNERS' CAPITAL
Three months ended March 31, 1997
<CAPTION>
Limited General
Partners Partners Total
<S> <C> <C> <C>
Partners' capital (deficiency)
at January 1, 1997 $ 93,416,876 $(4,887,822) $ 88,529,054
Net income 936,196 104,022 1,040,218
Cash distributions (34,444,349) (232,618) (34,676,967)
Partners' capital (deficiency)
at March 31, 1997 $ 59,908,723 $(5,016,418) $ 54,892,305
See accompanying notes to consolidated financial statements.
/TABLE
<PAGE>
<TABLE>
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
CONSOLIDATED STATEMENTS OF CASH FLOWS
Three months ended March 31, 1997 and 1996
<CAPTION>
1997 1996
<S> <C> <C>
Cash flows from operating activities:
Net income $ 1,040,218 $ 1,300,685
Adjustments to reconcile net income to net
cash provided by operating activities:
Depreciation - 576,128
Amortization 5,729 32,713
Minority interest in joint ventures' operations 227,045 413,129
Equity in earnings of joint ventures (698,952) (679,178)
Decrease in operating assets:
Other assets 151,058 24,141
Increase in operating liabilities:
Accounts payable and accrued liabilities 273,180 157,718
Net cash provided by operating activities 998,278 1,825,336
Cash flows from investing activities:
Additions to buildings and improvements - (177,578)
Additional investments in joint ventures (85,493) (389,036)
Distributions from joint ventures 1,146,286 1,208,395
Net cash provided by investing activities 1,060,793 641,781
Cash flows from financing activities:
Cash distributions (34,676,967) (1,691,317)
Additional investments by minority interests 4,233 31,934
Minority interests in joint ventures'
distributions (17,983,025) (651,754)
Net cash provided by investing activities (52,655,759) (2,311,137)
(Decrease) increase in cash and cash equivalents (50,596,688) 155,980
Cash and cash equivalents at beginning of period 56,199,072 6,456,209
Cash and cash equivalents at end of period $ 5,602,384 $ 6,612,189
See accompanying notes to consolidated financial statements.
/TABLE
<PAGE>
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
Notes to Consolidated Financial Statements
1. The Partnership
Dean Witter Realty Income Partnership IV, L.P. (the "Partnership")
is a limited partnership organized under the laws of the State of
Delaware on October 31, 1986.
The consolidated financial statements include the accounts of the
Partnership and its majority-controlled subsidiaries, Technology
Park Associates and Lake Colorado Associates, the owner of Pasadena
Financial Center. The Partnership's interests in Taxter Corporate
Park and the partnership which owns an interest in Chesterbrook
Corporate Center are accounted for on the equity method.
The Partnership's records are maintained on the accrual basis of
accounting for financial and tax reporting purposes.
Net income per Unit amounts are calculated by dividing net income
allocated to Limited Partners, in accordance with the Partnership
Agreement, by the weighted average number of Units outstanding.
In the opinion of management, the accompanying financial statements,
which have not been audited, include all adjustments, consisting
only of normal recurring accruals, necessary to present fairly the
results for the interim periods.
These financial statements should be read in conjunction with the
annual financial statements and notes thereto included in the
Partnership's annual report on Form 10-K filed with the Securities
and Exchange Commission for the year ended December 31, 1996.
Operating results of interim periods may not be indicative of the
operating results for the entire year.
The Financial Accounting Standards Board issued Statement of
Financial Accounting Standards No. 128, "Earnings per Share" in
February, 1997. This pronouncement establishes standards for
computing and presenting earnings per share, and is effective for
the Partnership's 1997 year-end financial statements. The
Partnership's management has determined that this standard will have
no impact on the Partnership's computation or presentation of net
income per unit of limited partnership interest.
2. Real Estate
Pursuant to an agreement dated as of February 28, 1997, Lake
Colorado Associates agreed to sell the Pasadena Financial Center
property to Spieker Properties, L.P., an unaffiliated party, for
$26,700,000.
The sale closing took place on April 10, 1997. The purchase price
was received in cash at closing. The Partnership received
approximately $14.7 million of such cash, representing its 56% share
of the cash received by Lake Colorado Associates net of closing
costs.
Summarized financial information of the Partnership's investment in
DWR Chesterbrook Associates, the general partnership which owns the
Chesterbrook Corporate Center property, is as follows:
<TABLE>
<CAPTION>
Quarter ended March 31,
1997 1996
<S> <C> <C>
Revenues $3,368,965 $3,227,005
Expenses 1,932,089 1,971,686
Net income $1,436,876 $1,255,319
</TABLE>
3. Related Party Transactions
An affiliate of the Managing General Partner provided property
management services for two properties and for five buildings at the
Chesterbrook Corporate Center as of March 31, 1997 and 1996. The
Partnership paid the affiliate management fees of approximately
$45,000 and $42,000 for the three months ended March 31, 1997 and
1996, respectively. These amounts are included in property
operating expenses.
Another affiliate of the Managing General Partner performs
administrative functions, processes investor transactions and
prepares tax information for the Partnership. For the three-month
periods ended March 31, 1997 and 1996, the Partnership incurred
approximately $75,000 and $100,000, respectively for these services.
These amounts are included in general and administrative expenses.
As of March 31, 1997, the affiliates were owed approximately $25,000
for these services.
4. Litigation
Various public partnerships sponsored by Dean Witter Realty Inc.
(including the Partnership and its Managing General Partner) are
defendants in purported class action lawsuits pending in state and
federal courts. The complaints allege a number of claims, including
breach of fiduciary duty, fraud and misrepresentation, and seek an
unspecified amount, possible liquidation of the Partnership under a
receiver's supervision and other equitable relief. The defendants
are vigorously defending these actions. It is impossible to predict
the effect, if any, the outcome of these actions might have on the
Partnership's financial statements.
5. Distributions
On January 31, 1997, the Partnership distributed $32,351,457
($106.27 per Unit) of the net proceeds from the sale of the
Technology Park Reston office park representing a return of capital.
The distribution was paid 100% to Limited Partners.
On April 28, 1997, the Partnership paid the first quarter cash
distribution of $4.66 per Unit to the Limited Partners. The total
cash distribution amounted to $1,576,311, with $1,418,680
distributed to the Limited Partners and $157,631 to the General
Partners. On April 28, 1997 the Partnership also distributed
$14,737,311 of the net proceeds from the sale of the Pasadena
Financial Center property ($48.41 per Unit). The distribution was
paid 100% to Limited Partners.<PAGE>
DEAN WITTER REALTY INCOME PARTNERSHIP IV, L.P.
Item 2. Management's Discussion and Analysis of Financial Condition
and Results of Operations
Liquidity and Capital Resources
The Partnership raised $152,218,500 in a public offering of 304,437
units which was terminated in 1988. The Partnership has no plans to
raise additional capital.
The Partnership made four investments in partnerships which own
interests in properties on an all-cash basis. One of such
partnerships sold its property interest in 1996, and another sold
its real estate in April 1997. The Partnership's acquisition
program has been completed. No additional investments are planned.
Real estate markets continued to stabilize in the first quarter of
1997, primarily due to decreased new office construction and
continued strong leasing efforts causing a reduction in oversupply
in many office markets. In most markets, office construction is
limited to build-to-suit projects. While vacancy in the office
market in Westchester County, New York (the location Taxter
Corporate Park) is approximately 24%, the market slowly continues to
improve as overall demand increases. The suburban Philadelphia
office market (the location of the Chesterbrook Corporate Center)
also continues to improve with vacancy levels decreasing to
approximately 12%. Demand for quality space is expected to increase
in 1997.
The Partnership's liquidity depends upon cash flow from operations
of its property investments and expenditures for building
improvements and tenant improvements and leasing commissions in
connection with the leasing of vacant space. During the three
months ended March 31, 1997, all of the Partnership's property
investments generated positive cash flow from operations, and it is
anticipated that they will continue to do so for the remainder of
1997.
In addition, the Partnership's liquidity has been and will be
affected by the sale of properties. The Managing General Partner
currently plans to market for sale the Partnership's remaining
property investments in 1997 and 1998, with the objective of
completing sales of all of the Partnership's office properties by
the end of 1998. There is no assurance the Partnership will be able
to achieve these objectives. As the Partnership has fewer income-
producing investments, Partnership cash from operations will
decline, as will Partnership distributions. The Partnership will
also require less cash reserves to fund capital expenditures and
leasing commissions.
During the three months ended March 31, 1997, cash flow from
operations and distributions from joint ventures exceeded
distributions to investors (excluding the distribution of proceeds
from the sale of the Technology Park Reston office park), capital
expenditures and contributions to joint ventures.
During the three months ended March 31, 1997, the Partnership
contributed approximately $85,500, primarily for its share of tenant
improvements at the Chesterbrook joint venture.
As of March 31, 1997, the Partnership also has commitments to fund
approximatley $476,000 for its share of capital expenditures,
primarily at the Chesterbrook joint venture.
Except as discussed herein and in the consolidated financial
statements, the Managing General Partner is not aware of any trends
or events, commitments or uncertainties that may have a material
impact on liquidity.
On January 31, 1997, the Partnership distributed $32,351,457
($106.27 per Unit) of the net proceeds from the sale of the
Technology Park Reston office park representing a return of capital.
The distribution was paid 100% to Limited Partners.
On April 28, 1997, the Partnership paid the first quarter
distribution of $4.66 per Unit to the Limited Partners. The total
cash distribution amounted to $1,576,311, with $1,418,680
distributed to the Limited Partners and $157,631 to the General
Partners. On April 28, 1997, the Partnership distributed
$14,737,311 of the net proceeds from the sale of the Pasadena
Financial Center property ($48.41 per Unit). The distribution was
paid 100% to Limited Partners.
Operations
Fluctuations in the Partnership's operating results for the three-
months ended March 31, 1997 compared to the three-months ended March
31, 1996 were primarily attributable to the following:
The decreases in rental income, depreciation and amortization
expenses, and minority interest are due to the December 31, 1996
sale of the Technology Park Reston office park.
Interest and other income increased primarily due to the investment
of the cash proceeds from the sale of the Technology Park Reston
office park.
A summary of the markets in which the Partnership's office
properties are located and the performance of each property is as
follows:
Current market conditions in Valley Forge, Pennsylvania, where the
Chesterbrook Corporate Center is located continue to improve with
market occupancy currently at approximately 88%. Effective rental
rates have also increased slightly in the market. During the first
quarter 1997 occupancy at the property remained at approximately
99%. No leases for a significant amount of space expire before
1998.
The overall vacancy level in the office market in Westchester
County, New York, the location of Taxter Corporate Park, remained at
approximately 24%, and the west Westchester market in which the
building is located also remained at approximately 15% vacant. It
is unlikely that the vacant space will be absorbed in the market for
several years. During the first quarter of 1997, occupancy at the
property remained at 99%. No leases for a significant amount of
space expire before 2001.
Pasadena Financial Center, located in Pasadena, California was 100%
leased at March 31, 1997. The property was sold on April 10, 1997.
See Note 2 to the consolidated financial statements.
Inflation
Inflation has been consistently low during the periods presented in
the financial statements and, as a result, has not had a significant
effect on the operations of the Partnership or its properties.
PART II - OTHER INFORMATION
Item 6. Exhibits and Reports on Form 8-K.
a) Exhibits.
An exhibit index has been filed as part of this Report on
Page E1.
<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.
DEAN WITTER REALTY INCOME
PARTNERSHIP IV, L.P.
By: Dean Witter Realty Fourth
Income Properties Inc.
Managing General Partner
Date: May 13, 1997 By: /s/E. Davisson Hardman, Jr.
E. Davisson Hardman, Jr.
President
Date: May 13, 1997 By: /s/Lawrence Volpe
Lawrence Volpe
Controller
(Principal Financial and
Accounting Officer)
<PAGE>
Quarter Ended March 31, 1997
Exhibit Index
Exhibit
No. Description
27 Financial Data Schedule
E1
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
Registrant is a limited partnership which invests in real estate and real
estate joint ventures. In accordance with industry practice, its balance
sheet is unclassified. For full information, refer to the accompanying
unaudited financial statements.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> MAR-31-1997
<CASH> 5,602,384
<SECURITIES> 0
<RECEIVABLES> 1,307,845
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0
<PP&E> 0
<DEPRECIATION> 0
<TOTAL-ASSETS> 64,331,480<F1>
<CURRENT-LIABILITIES> 0
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 54,892,305<F2>
<TOTAL-LIABILITY-AND-EQUITY> 64,331,480<F3>
<SALES> 0
<TOTAL-REVENUES> 1,767,659<F4>
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 727,441
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 1,040,218
<INCOME-TAX> 0
<INCOME-CONTINUING> 1,040,218
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 1,040,218
<EPS-PRIMARY> 3.08<F5>
<EPS-DILUTED> 0
<FN>
<F1>In addition to cash and receivables, total assets include Real Estate held
for sale of $20,322,459 investments in joint ventures of $36,537,337 and
net deferred expenses of $561,455.
<F2>Represents partners' capital.
<F3>Liabilities include accounts payable and accrued liabilities of $541,382
and minority interests in consolidated joint ventures of $8,897,793.
<F4>Total revenues include rent of $877,627, equity in losses of joint
ventures of $698,952 and interest and other revenue of $191,080.
<F5>Represents net income per Unit of limited partnership interest.
</FN>
</TABLE>
