FORM 10-Q
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Quarterly Report Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
For the Quarter Ended Commission File Number
March 31, 1998 33-17579
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
(Exact Name of Registrant as specified in its charter)
Delaware 16-1309988
-------- ----------
(State of Formation) (IRS Employer Identification Number)
2350 North Forest Road
Suite 12 A
Getzville, New York 14068
(Address of Principal Executive Office)
Registrant's Telephone Number: (716) 636-0280
Indicate by a 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_____
Indicate by a check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of the registrant's knowledge, in definitive proxy or information
statements incorporated by reference in part III of this Form 10-Q or any
amendment to this Form 10-Q. (X)
As of March 31, 1998 the registrant had 78,625.10 units of limited partnership
interest outstanding.
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
----------------------------------------------------
INDEX
-----
PART I: FINANCIAL INFORMATION PAGE NO.
Balance Sheets -
March 31, 1998 and December 31, 1997 3
Statements of Operations -
Three Months Ended March 31, 1998 and 1997 4
Statements of Cash Flows -
Three Months Ended March 31, 1998 and 1997 5
Statements of Partners' (Deficit) Capital -
Three Months Ended March 31, 1998 6
Notes to Financial Statements 7 - 18
PART II: MANAGEMENT'S DISCUSSION & ANALYSIS OF
FINANCIAL CONDITION & RESULTS OF
OPERATIONS 19 - 21
2
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
----------------------------------------------------
BALANCE SHEETS
--------------
March 31, 1998 and December 31, 1997
------------------------------------
(Unaudited)
<TABLE>
<CAPTION>
March 31, December 31,
1998 1997
---- ----
ASSETS
- ------
<S> <C> <C>
Property, at cost:
Land $ 780,500 $ 780,500
Buildings and improvements 6,028,430 6,028,430
Furniture, fixtures and equipment 255,652 255,652
------------------ ------------------
7,064,582 7,064,582
Less accumulated depreciation 1,676,100 1,614,323
------------------ ------------------
Property, net 5,388,482 5,450,259
Investments in real estate joint ventures 361,212 389,598
Cash 1,242,182 1,421,615
Escrow deposits 361,352 408,809
Accounts receivable - affiliate - -
Mortgage costs, net of accumulated amortization
of $201,933 and $189,098, respectively 330,808 333,780
Other assets 15,470 14,430
------------------ ------------------
Total Assets $ 7,699,506 $ 8,018,491
================== ==================
LIABILITIES AND PARTNERS' CAPITAL
- ---------------------------------
Liabilities:
Mortgages payable $ 5,339,082 $ 5,345,645
Accounts payable and accrued expenses 242,555 215,831
Security deposits and prepaid rents 102,092 141,659
------------------ ------------------
Total Liabilities 5,683,729 5,703,135
------------------ ------------------
Partners' (Deficit) Capital:
General partners (131,694) (122,707)
Limited partners 2,147,472 2,438,063
------------------ ------------------
Total Partners' Capital 2,015,777 2,315,356
------------------ ------------------
Total Liabilities and Partners' Capital $ 7,699,506 $ 8,018,491
================== ==================
</TABLE>
See notes to financial statements
-3-
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
----------------------------------------------------
STATEMENTS OF OPERATIONS
------------------------
Three Months Ended March 31, 1998 and 1997
------------------------------------------
(Unaudited)
<TABLE>
<CAPTION>
Three Months Three Months
Ended Ended
March 31, March 31,
1998 1997
---- ----
<S> <C> <C>
Income:
Rental $ 394,281 $ 396,861
Interest and other income 17,142 22,721
------------------ ------------------
Total income 411,423 419,582
------------------ ------------------
Expenses:
Property operations 404,170 210,506
Interest 115,984 104,814
Depreciation and amortization 64,608 72,956
Administrative:
Paid to affiliates 41,463 43,329
Other 56,391 57,027
------------------ ------------------
Total expenses 682,616 488,632
------------------ ------------------
Loss before allocated loss from joint venture (271,193) (69,050)
Allocated income (loss) from joint ventures (28,386) 7,471
------------------ ------------------
Net loss $ (299,579) $ (61,579)
================== ==================
Loss per limited partnership unit $ (3.70) $ (0.76)
================== ==================
Distributions per limited partnership unit $ - $ -
================== ==================
Weighted average number of
limited partnership units
outstanding 78,625.1 78,625.1
================== ==================
</TABLE>
See notes to financial statements
-4-
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
----------------------------------------------------
STATEMENTS OF CASH FLOWS
------------------------
Three Months Ended March 31, 1998 and 1997
------------------------------------------
(Unaudited)
<TABLE>
<CAPTION>
Three Months Three Months
Ended Ended
March 31, March 31,
1998 1997
---- ----
<S> <C> <C>
Cash flow from operating activities:
Net loss (299,579) (61,579)
Adjustments to reconcile net loss to net cash
(used in) provided by operating activities:
Depreciation and amortization 64,749 72,134
Net income (loss) from joint ventures 28,386 5,761
Changes in operating assets and liabilities:
Other assets (1,040) (15,504)
Accounts payable and accrued expenses 26,724 55,971
Security deposits and prepaid rent (39,567) (2,144)
------------------ ------------------
Net cash (used in) provided by operating activities (220,327) 54,639
------------------ ------------------
Cash flow from investing activities:
Accounts receivable - affiliates - (37,542)
Escrow deposits 47,457 -
Contributions to joint ventures, net of distributions - -
------------------ ------------------
Net cash (used in) investing activities 47,457 (37,542)
------------------ ------------------
Cash flows from financing activities:
Distributions to partners - -
Mortgage acquisition costs - -
Principal payments on mortgages (6,563) (6,651)
------------------ ------------------
Net cash (used in) financing activities (6,563) (6,651)
------------------ ------------------
(Decrease) increase in cash (179,433) 10,446
Cash - beginning of period 1,421,615 641,724
------------------ ------------------
Cash - end of period $ 1,242,182 $ 652,170
================== ==================
Supplemental Disclosure of Cash Flow Information:
Cash paid for interest $ 115,984 $ 108,550
================== ==================
</TABLE>
See notes to financial statements
-5-
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
----------------------------------------------------
STATEMENTS OF PARTNERS' (DEFICIT) CAPITAL
-----------------------------------------
Three Months Ended March 31, 1998
---------------------------------
(Unaudited)
<TABLE>
<CAPTION>
General Limited Partners
Partners
Amount Units Amount
------ ----- ------
<S> <C> <C> <C>
Balance, January 1, 1998 $ (122,707) 78,625.1 $ 2,438,063
Net loss (8,987) - (290,591)
------------------ --------------- -----------------
Balance, March 31, 1998 $ (131,694) 78,625.1 $ 2,147,472
================== =============== =================
</TABLE>
See notes to financial statements
-6-
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
NOTES TO FINANCIAL STATEMENTS
Three Months Ended March 31, 1998 and 1997
(Unaudited)
1. GENERAL PARTNERS' DISCLOSURE
----------------------------
In the opinion of the General Partners of Realmark Property Investors
Limited Partnership VI-B, all adjustments necessary for a fair
presentation of the Partnership's financial position, results of
operations and changes in cash flows for the three month periods ended
March 31, 1998 and 1997, have been made in the financial statements. Such
financial statements are unaudited and subject to any year-end adjustments
which may be necessary.
2. FORMATION AND OPERATION OF PARTNERSHIP
--------------------------------------
Realmark Property Investors Limited Partnership VI-B (the "Partnership"),
a Delaware Limited Partnership, was formed on September 21, 1987, to
invest in a diversified portfolio of income-producing real estate
investments.
In November 1988, the Partnership commenced the public offering of units
of limited partnership interest. Other than matters relating to
organization, it had no business activities and, accordingly, had not
incurred any expenses or earned any income until the first interim closing
(minimum closing) of the offering, which occurred on February 2, 1989. The
offering was concluded on February 28, 1990, at which time 78,625.1 units
of limited partnership interest were sold and outstanding. The General
Partners are Realmark Properties, Inc., a wholly-owned subsidiary of J.M.
Jayson & Company, Inc. and Joseph M. Jayson, the Individual General
Partner. Joseph M. Jayson is the sole shareholder of J.M. Jayson &
Company, Inc.
Under the partnership agreement, the general partners and their affiliates
can receive compensation for services rendered and reimbursement for
expenses incurred on behalf of the Partnership.
-7-
<PAGE>
FORMATION AND OPERATION OF PARTNERSHIP (CONTINUED)
---------------------------------------------------
Net income or loss and proceeds arising from a sale or refinancing shall
be distributed first to the limited partners in amounts equivalent to a 7%
return on the average of their adjusted capital contributions, then an
amount equal to their capital contributions, then an amount equal to an
additional 5% of the average of their adjusted capital contributions after
the general partners receive a 3% property disposition fee. Such fees
shall be reduced, but not below zero, by the amounts necessary to pay to
limited partners whose subscriptions were accepted by January 31, 1989, an
additional cumulative annual return (not compounded) equal to 2% based on
their average adjusted capital contributions, and to limited partners
whose subscriptions were accepted between February 1, 1989 and June 30,
1989, an additional cumulative annual return (not compounded) equal to 1%
based on their average adjusted capital contributions commencing with the
first fiscal quarter following the termination of the offering of units,
then to all partners in an amount equal to their respective positive
capital balances, and finally, in the ratio of 87% to the limited partners
and 13% to the general partners.
The partnership agreement also provides that distribution of funds,
revenues, costs and expenses arising from partnership activities,
exclusive of any sale or refinancing activities, are to be allocated 97%
to the limited partners and 3% to the general partners.
3. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
------------------------------------------
Use of Estimates:
-----------------
The preparation of financial statements in conformity woth generally
accepted accounting principals requires management to make estimtes and
assumptions that affect the reported amounts of assets and liabilites and
disclosure of contingent assets and liabilites at the date of the
financial statements and the reported amounts of revenues and expenses
during the reporting period. Actual results could differ from those
estimates. Cash
For purposes of reporting cash flows, cash includes the following items:
cash on hand; cash in checking; and money market savings.
Property and Depreciation
-------------------------
Depreciation is provided using the straight-line method over the estimated
useful lives of the respective assets and totaled $273,671 and $269,181
for the years ended December 31, 1997 and 1996, respectively. The
estimated useful lives of the Partnership's assets range from 5to 25
years. Expenditures for maintenance and reapirs are expensed as incurred,
and major renewals and betterments are capitalized. The Accelerated Cost
Recovery System and Modified Accelerated Cost Recovery System are used to
determine depreciation expense for tax purposes.
-8-
<PAGE>
SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
------------------------------------------------------
Acquisition Fees
----------------
Mortgage Costs:
---------------
Mortgage costs incurred in obtaining property mortgage financing have been
deferred and are being amortized over the terms of the respective
mortgages.
Acquisition fees are paid to the general partner as properties are
specified, which generally occurs when a contract to purchase the property
is entered into. Acquisition fees are allocated to specific properties
when actual closing takes place. Acquisition fees paid for properties that
ultimately are not acquired will be applied toward other properties that
are acquired or reallocated to existing properties. There were no
capitalized acquisition fees at March 31, 1998.
Unconsolidated Joint Ventures
-----------------------------
The Partnership's investment in affiliated real estate joint ventures are
accounted for on the equity method.
Rental Income
-------------
Leases for residential properties have terms of one year or less. Rental
income is recognized on the straight line method over the term of the
lease.
Rents Receivable
----------------
Due to the nature of these accounts, residential rents receivable are
fully reserved as of March 31, 1998.
Income (Loss) per Limited Partnership Unit
------------------------------------------
The income (loss) per limited partnership unit is based on the weighted
average number of limited partnership units outstanding during the period.
4. ACQUISITION AND DISPOSITION OF RENTAL PROPERTY
----------------------------------------------
In June 1991 the Partnership acquired a 192 unit apartment complex (the
Villa) located in Greenville, South Carolina for a purchase price of
$3,100,000, which included $373,493 in acquisition fees.
-9-
<PAGE>
In June 1991 the Partnership acquired a 144 unit apartment complex
(Players Club) located in Lutz, Florida for a purchase price of
$3,007,000, which included $190,737 in acquisition fees.
On September 27, 1991, the partnership entered into a joint venture
agreement for the purpose of operating the Fox Hunt Apartments, located in
Dayton, Ohio. See further Footnote 9 for further discussion related to the
Fix Hunt Joint Venture.
On September 30, 1992, the partnership entered in to a joint venture
agreement for the purpose of operating the Lakeview Village Apartment
complex, locatedin Milwaukee, Wisconsin. See Footnote 9 for further
discussion related to the Lakeview Joint Vetnture.
FAIR VALUE OF FINANCIAL INSTRUMENTS:
------------------------------------
Statement of Financial Accounting Standards No. 107 requires disclosure
about their value of certain finacial instruments. The fair value of cash,
accounts receivable-affiliates, other assets, accounts payable and accured
expenses, and security deposits and prepaid rents approximate the carrying
value due to the short-term nature of these instruments.
Management has estimated that the fair value of the mortgage payable on
Players Club and The Villa approximate their carrying values as the
mortgages were obtained 1997.
5. MORTGAGES PAYABLE
-----------------
In connection with the acquisition of rental property, the Partnership
obtained mortgages as follows:
The Villa
---------
The mortgage with a balance of $2,639,105 at March 31, 1998 provides for
monthly principal and interest payments of $19,864 bearing interest at
8.30%. The note matures June 2027. The mortgage is secured by the assets
of The Villa Apartment Complex.
Players Club
------------
A mortgage with a balance of $2,699,977 as of March 31, 1998. It provides
for monthly principal and interest payments of $20,824 bearing interest at
8.48%. The note will mature June 2027. The mortgage is secured by assets
of Player's Club Apartment Complex.
-10-
<PAGE>
The aggregate maturities of mortgages payable for each of the next five
years are as follows:
Year Amount
---- ------
1998 $26,519
1999 36,455
2000 39,686
2001 43,213
2002 47,039
Thereafter 5,146,170
---------
Total 5,339,082
6. RELATED PARTY TRANSACTIONS
Management fees for the management of certain of the Partnership's
properties are paid to an affiliate of the General Partners. The
management agreement provides for 5% of gross monthly receipts of the
complexes to be paid as fees for administering the operations of the
properties. These fees totaled $20,091 and $20,753 for the three months
ended March 31, 1998 and 1997, respectively.
According to the terms of the Partnership Agreement, the General Partner
is also entitled to receive a partnership management fee equal to 7% of
net cash flow (as defined in the Partnership Agreement), 2% of which is
subordinated to the limited partners having received an annual cash return
equal to 7% of their adjusted capital contributions. There were no such
fees paid or accrued for the three months ended March 31, 1998 or 1997.
Pursuant to the terms of the Partnership agreement, the corporate general
partner charges the Partnership for reimbursement of certain costs and
expenses incurred by the corporate general partner and its affiliates in
connection with the administration of the Partnership and acquisition of
properties. These charges are for the Partnership's allocated share of
such costs and expenses as payroll, travel, communication costs related to
partnership accounting, partner communication and relations, and
acquisition of properties. Partnership accounting, partner, marketing and
acquisition expenses are allocated based on total assets, number of
partners and number of units, respectively. These costs amounted to
$19,504 at March 31, 1998 and 1997.
Computer service charges for the partnerships are paid or accrued to an
affiliate of the General Partner. The fee is based upon the number of
apartment units and totaled $1,500 and $1,584 for the three months ended
March 31, 1998 and 1997.
-11-
<PAGE>
7. INCOME TAXES
------------
No provision has been made for income taxes since the income or loss of
the partnership is to be included in the tax returns of the individual
partners.
The tax returns of the Partnership are subject to examination by the
Federal and state taxing authorities. Under federal and state income tax
laws, regulations and rulings, certain types of transactions may be
accorded varying interpretations and, accordingly, reported partnership
amounts could be changed as a result of any such examination.
The reconciliation of net loss for the three months ended March 31, 1998
and 1997 as reported in the statements of operations, and as would be
reported for tax purposes, is as follows:
March 31, March 31,
1998 1997
---- ----
Net loss - statement of operations $(299,554) $( 61,579)
Add to (deduct from):
Difference in depreciation 8,348 6,787
Tax basis adjustments -
Joint Ventures (17,973) (3,684)
Other non-deductible expenses 18,296
--------- ---------
Net loss - tax return purposes $ 309,179 $( 40,180)
========= =========
The reconciliation of Partners' Capital as of March 31, 1998 and December 31,
1997 as reported in the balance sheet, and as reported for tax purposes, is
as follows:
March 31, December 31,
1998 1997
---- ----
Partners' Capital - balance sheet 2,015,777 $ 2,315,356
Add to (deduct from):
Accumulated difference in
depreciation (41,231) (39,882)
Tax basis adjustment -
Joint Ventures (81,633) (60,539)
Syndication fees 1,179,381 1,179,381
Other non-deductible expenses 284,667 268,885
----------- -----------
Partners' Capital - tax return purposes $ 3,356,961 $ 2,483,820
=========== ===========
-12-
<PAGE>
8. INVESTMENT IN JOINT VENTURES
----------------------------
On September 27, 1991 the Partnership entered into an agreement to form a
joint venture with Realmark Property Investors Limited Partnership II
(RPILP II) and Realmark Property Investors Limited Partnership VI-B (RPILP
VI-B). The joint venture was formed for the purpose of operating the
Foxhunt Apartments located in Dayton, Ohio and owned by RPILP II. Under
the terms of the original agreement, the Partnership contributed $390,000
and RPILP VI-B contributed $1,041,568 to buy out the wraparound promissory
note on the property. RPILP II contributed the property net of the first
mortgage.
On April 1, 1992 RPILP II returned RPILP VI-A's entire capital
contribution and $580,000 of the capital originally invested by the
Partnership. The amended joint venture agreement now provides that any
income, loss, gain, cash flow or sale proceeds be allocated 88.5% to RPILP
II and 11.5% to the Partnership. Prior to the buyout the allocations were
63.14% to RPILP II, 26.82% to the Partnership and 10.04% to the RPILP
VI-A. The allocated net loss of the joint venture has been included in the
statements of operations of the Partnership.
The following financial statements of the joint venture are presented on a
historical-cost basis. The equity ownership was determined based upon the
cash paid into the joint venture by the Partnership as a percentage of the
general partner's estimate of the fair market value of the apartment
complex and other net assets at the date of inception.
A summary of the assets, liabilities and partner's capital of the joint
venture as of March 31, 1998 and December 31, 1997 and the results of its
operations for the three months ended March 31, 1998 and 1997 is as
follows:
A reconciliation of the Partnership's investment in the joint venture is
as follows:
1998
----
Investment in joint venture, January 1 $ 375,900
Allocation of net (loss) (8,607)
----------
Investment in joint venture, March 31 $ 367,293
==========
-13-
<PAGE>
INVESTMENT IN JOINT VENTURES (CONTINUED)
On September 30, 1992 the Partnership entered into a joint venture
agreement with Realmark Property Investors Limited Partnership IV (RPILP
IV) for the purpose of operating the Lakeview Apartment complex located in
Milwaukee, Wisconsin and owned by RPILP IV. Under the terms of the
agreement, the Partnership contributed $175,414 while RPILP IV contributed
the property net of the outstanding mortgage. The partnership has all the
rights and responsibilities of a General Partner inthe project.
The joint venture agreement provides that any income, loss, cash flow or
sale proceeds be allocated 16.22% to the Partnership and 83.78% to RPILP
IV.
The equity ownership percentage was determined based upon the cash paid
into the joint venture by the Partnership as a percentage of the general
partner's estimate of the fair market value of the apartment complex and
other net assets at the date of inception.
A summary of the assets, liabilities and partners' capital of the joint
venture as of March 31, 1998 and December 31, 1997 and the results of its
operations for the three months ended March 31, 1998 and 1997 is as
follows:
A reconciliation of the Partnership's investment in the joint venture is
as follows:
1998
----
Investment in joint venture, January 1 $(28,675)
Allocation of net loss (19,779)
----------
Investment in joint venture, March 31 $ (48,454)
==========
-14-
<PAGE>
FOX HUNT JOINT VENTURE
----------------------
BALANCE SHEETS
--------------
March 31, 1998 and December 31, 1997
------------------------------------
<TABLE>
<CAPTION>
March 31, December 31,
1998 1997
---- ----
ASSETS
- ------
<S> <C> <C>
Cash and cash equivalents $ 503,010 $ 548,089
Propery, net of accumulated depreciation 2,585,463 2,658,269
Accounts receivable - affiliates - 34,007
Mortgage costs 243,443 245,542
Other assets 504,604 371,277
--------------- ---------------
Total Assets $ 3,836,520 $ 3,857,184
=============== ===============
LIABILITIES AND PARTNERS' CAPITAL
- ---------------------------------
Liabilities:
Mortgage payable $ 4,490,523 $ 4,498,327
Accounts payable and accrued expenses 328,179 232,968
Other liabilities 21,658 54,882
--------------- ---------------
Total Liabilities 4,840,360 4,786,177
--------------- ---------------
Partners' Capital (1,003,840) (928,993)
--------------- ---------------
Total Liabilities and Partners' Capital $ 3,836,520 $ 3,857,184
=============== ===============
</TABLE>
-15-
<PAGE>
FOX HUNT JOINT VENTURE
----------------------
STATEMENTS OF OPERATIONS
------------------------
Three Months Ended March 31, 1998 and 1997
------------------------------------------
<TABLE>
<CAPTION>
Three Months Three Months
Ended Ended
March 31, March 31,
1998 1997
---- ----
<S> <C> <C>
Income:
Rental $ 339,183 $ 353,622
Interest and other income 21,559 11,067
--------------- ---------------
Total income 360,742 364,689
--------------- ---------------
Expenses:
Property operations 208,416 113,312
Depreciation and amortization 74,905 2,099
Interest 101,365 101,778
Administrative 50,901 61,723
--------------- ---------------
Total expenses 435,587 278,912
--------------- ---------------
Net income (loss) $ (74,845) $ 85,777
=============== ===============
Allocation of net income
(loss):
The Partnership $ (8,607) $ 9,864
Other Joint Venturer (RPILP II) (66,238) 75,913
--------------- ---------------
$ (74,845) $ 85,777
=============== ===============
</TABLE>
-16-
<PAGE>
LAKEVIEW JOINT VENTURE
----------------------
BALANCE SHEETS
--------------
March 31, 1998 and December 31, 1997
------------------------------------
<TABLE>
<CAPTION>
March 31, December 31,
1998 1997
---- ----
ASSETS
- ------
<S> <C> <C>
Propery, net of accumulated depreciation $ 2,319,107 $ 2,359,318
Other assets 212,798 192,873
--------------- ---------------
Total Assets $ 2,531,905 $ 2,552,191
=============== ===============
LIABILITIES AND PARTNERS' (DEFICIENCY)
- -------------------------------------
Liabilities:
Cash overdraft $ 30,944 $ 97,360
Mortgage payable 2,481,042 2,487,288
Accounts payable and accrued expenses 237,124 229,389
Accounts payable - affiliates 280,729 123,894
Other liabilities 48,313 39,270
--------------- ---------------
Total Liabilities 3,078,152 2,977,201
--------------- ---------------
Partners' (Deficiency)
(546,247) (425,010)
--------------- ---------------
Total Liabilities and Partners' (Deficiency) $ 2,531,905 $ 2,552,191
=============== ===============
</TABLE>
-17-
<PAGE>
LAKEVIEW JOINT VENTURE
----------------------
STATEMENTS OF OPERATIONS
------------------------
Three Months Ended March 31, 1998 and 1997
------------------------------------------
<TABLE>
<CAPTION>
Three Months Three Months
Ended Ended
March 31, March 31,
1998 1997
---- ----
<S> <C> <C>
Income:
Rental $ 81,081 $ 187,098
Interest and other income 3,744 12,259
--------------- ---------------
Total income 84,825 199,357
--------------- ---------------
Expenses:
Property operations 82,732 91,523
Depreciation and amortization 43,743 3,487
Interest 51,544 73,397
Administrative 28,746 45,705
--------------- ---------------
Total expenses 206,765 214,112
--------------- ---------------
Net loss $ (121,940) $ (14,755)
=============== ===============
Allocation of net loss:
The Partnership $ (19,779) $ (2,393)
Other Joint Venturer
(102,161) (12,362)
--------------- ---------------
$ (121,940) $ (14,755)
=============== ===============
</TABLE>
-18-
<PAGE>
PART II MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS.
-------------------------------------------------
Liquidity and Capital Resources
- -------------------------------
The Partnership continues to maintain sufficient cash to enable it to not only
fund current operations, but also to provide for future capital improvements.
The Partnership did have negative cash flow from operations during the first
quarter of 1998, primarily due to its increased property operating expenses. No
distributions to partners were made in either the first three months of 1998.
The General Partner does anticipate making a distribution during 1998, most
likely during the next quarter.
Result of Operations:
- ---------------------
For the three month period ended March 31, 1998, the Partnership generated a net
loss of $299,554 or 3.70 per limited partnership unit. The loss for the same
period in 1997 was $61,579 or $0.76 per limited partnership unit.
On a tax basis, the Partnership loss totaled (309,179) or (3.81) per limited
partnership unit for the three month period ended March 31, 1998 as compared to
the tax loss for the three month period ended March 31, 1997 which was $40,180
or $0.50 per limited partnership unit.
Total revenue for the three month period ended March 31, 1998 decreased $8,159
from the corresponding period in 1997. The decrease is the result of a $2,580
reduction in rental income. Approximately 40% of the decrease can be attributed
to a decline in occupancy at Villa's. Management continues to focus on efforts
to decrease delinquencies by tightening credit and collection procedures. The
properties are both located in what continues to be economically favorable areas
for rental properties, so rental income is expected to increase in the future.
Major improvements have been made at both properties, increase occupancy is
anticipated in the future.
-19-
<PAGE>
Result of Operations (Continued)
- --------------------------------
Partnership expenses totaled $404,170 for the three month period ended March 31,
1998. This is an increase of approximately $193,604 from the same period in 1997
the largest portion of which can be attributed to an increase in contracted
service expenses. Slight increases in payroll and related expenses and repairs
and maintenance expenses were also seen during the first quarter of 1998 as
compared to the same period during 1997. Interest expense and depreciation and
amortization expense remained fairly constant between the two quarters, whereas
administrative expenses remained fairly constant Management continues to try to
lower expenses by focusing on tenant retention and attempting to do more of the
repair and maintenance work in-house as opposed to hiring outside contractors.
For the three month period ended March 31, 1998, the Foxhunt Joint Venture
generated net loss of $74,845 compared to a gain of $85,777 for the three month
period ended March 31, 1997. Of the total income, $8,607 was allocated to the
Partnership for the three month period ended March 31, 1998; $9,864 of the gain
was allocated to the Partnership for the same period in 1997.
The Lakeview Joint Venture had a net loss of $(121,940) for the three month
period ended March 31, 1998 as compared to a loss of $14,755 for the three month
period ended March 31, 1997. The Partnership was allocated $(19,754) of the loss
for three month period ended March 31, 1998 and $2,393 for the same period in
1997. Management continues its efforts to decrease operating expenses related to
this property in hopes of seeing signs of an economic improvement in this
region.
-20-
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-B
PART II
OTHER INFORMATION
Item 1 - Legal Proceedings
- --------------------------
The Partnership is not party to, nor is it the subject of, any material pending
legal proceedings other than ordinary routine litigation incidental to the
Partnership's business.
Item 2, 3, 4 and 5
- ------------------
Not applicable.
Item 6 - Exhibits and Reports on Form 8-K
- -----------------------------------------
None.
-21-
<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.
REALMARK PROPERTY INVESTORS
LIMITED PARTNERSHIP VI-B
By: /s/ Joseph M. Jayson May 20, 1998
----------------------------- -------------------------
Joseph M. Jayson, Date
Individual General Partner
Pursuant to the requirements of the Securities Exchange Act of 1934, this report
has been signed by the following persons on behalf of the registrant and in the
capacities and on the dates indicated.
By: REALMARK PROPERTIES, INC.
Corporate General Partner
/s/ Joseph M. Jayson May 20, 1998
------------------------------ ------------------------
Joseph M. Jayson, Date
President and Director
/s/ Michael J. Colmerauer May 20, 1998
------------------------------ ------------------------
Michael J. Colmerauer Date
Secretary
-22-
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<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-START> JAN-01-1998
<PERIOD-END> MAR-31-1998
<CASH> 1,242,182
<SECURITIES> 0
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<PP&E> 7,064,582
<DEPRECIATION> 1,676,100
<TOTAL-ASSETS> 7,699,506
<CURRENT-LIABILITIES> 344,647
<BONDS> 5,339,082
<COMMON> 0
0
0
<OTHER-SE> 0
<TOTAL-LIABILITY-AND-EQUITY> 7,699,506
<SALES> 0
<TOTAL-REVENUES> 411,423
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<INTEREST-EXPENSE> 115,984
<INCOME-PRETAX> (299,579)
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<NET-INCOME> (299,579)
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