FORM 10-K
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
(Mark One)
( X ) ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(D) OF
THE SECURITIES EXCHANGE ACT OF 1934 (FEE REQUIRED)
For the Fiscal Year Ended December 31, 1998
( ) TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D)
OF THE SECURITIES AND EXCHANGE ACT OF 1934. (NO FEE
REQUIRED)
Commission File Number 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 No.)
2350 North Forest Road
Suite 12-A
Getzville, New York 14068
(Address of Principal Executive Office)
Registrant's Telephone Number: (716) 636-9090
Securities registered pursuant to Section 12(b) of the Act: None
Securities registered pursuant to Section 12(g) of the Act: Units of limited
partnership interest
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-K or any
amendment to this Form 10-K. (X)
DOCUMENTS INCORPORATED BY REFERENCE
See page 13 for a list of all documents incorporated by reference
1
<PAGE>
PART I
ITEM 1: BUSINESS
- ----------------
The registrant, Realmark Property Investors Limited Partnership-VI B
("the Partnership"), is a Delaware limited partnership organized in 1987
pursuant to an Agreement and Certificate of Limited Partnership (the
"Partnership Agreement"), under the revised Delaware Uniform Limited Partnership
Act. The Partnership's general partners are Realmark Properties, Inc. (the
"Corporate General Partner"), a Delaware corporation, and Joseph M.
Jayson (the "Individual General Partner").
The Registrant commenced the public offering of its limited partnership
units, registered with the Securities and Exchange Commission under the
Securities Act of 1933, as amended, on November 11, 1988. The first interim
closing took place on February 2, 1989, and the initial $2,134,300 of
contributed capital was released to the Partnership at which time it began
operations. The offering was concluded February 28, 1990 at which time the
Partnership had raised $7,862,510, before deducting sales commissions and
syndication costs.
The Partnership's primary business and its only industry segment is to
own and operate income-producing real property for the benefit of its limited
partners. Through December 31, 1998, the Partnership owned two apartment
complexes, totaling 336 units. In addition, the Partnership is a partner in the
Foxhunt Apartments Joint Venture owning 11.5% of a 250 unit apartment complex in
Kettering, Ohio, and in the Lakeview Apartments Joint Venture, owning 16.22% of
a 168 unit apartment complex in Milwaukee, Wisconsin.
In June 1991, the Partnership purchased the 144 unit Players Club North
Apartments, located in Lutz, Florida, and Fairway Club Apartments (formerly the
Villa Apartments), a 192 unit apartment complex in Greenville, South Carolina.
The average occupancy level at Players Club North in 1998 was 97%; Fairway Club
(formerly the Villa) averaged approximately 71%. For 1997, occupancy at Players
Club North averaged 95%, while Fairway Club (formerly the Villa) was 83%.
Occupancy during 1996 averaged 94% at Players Club North and 92% at Fairway Club
(formerly the Villa). For the year ended December 31, 1998, Players Club
accounted for approximately 55% of total Partnership revenue, while Fairway Club
(formerly the Villa) accounted for 45%. Fairway Club (formerly the Villa)
accounted for approximately 51% of total Partnership revenue generated during
1997. Players Club generated approximately 49% of total Partnership revenue
during the same year. For the year ended December 31, 1996, Fairway Club
(formerly the Villa) generated 55% of total Partnership revenue, and Players
Club accounted for 45% of total Partnership revenue.
The business of the Partnership is not seasonal. The Partnership, as of
December 31, 1998, did not directly employ any persons in a full-time position.
All regular employees who rendered services on behalf of the Partnership through
December 31, 1998 were employees of the Corporate General Partner or its
affiliates.
The Partnership's investment objectives are to (1) provide a return of
capital plus capital gains from the sale of appreciated properties; (2) provide
partners with cash distributions until properties are sold; (3) preserve and
protect partners capital and; (4) achieve build-up of equity through the
reduction of mortgage loans.
This annual report contains certain forward-looking statements
concerning the Partnership's current expectations as to future results. Such
forward-looking statements are contained in Item 7: Management's Discussion and
Analysis of Financial Conditions and Results of Operations. Words such as
"believes", "forecasts", "intends", "possible", "expects", "estimates",
"anticipates" or "plans" and similar expressions are intended to identify
forward-looking statements.
2
<PAGE>
ITEM 2: PROPERTIES
- ------------------
The following is a list of Properties and Joint Ventures owned by the
Partnership as of December 31, 1998:
<TABLE>
<CAPTION>
Property Name
- -------------
and Location General Character of Property Purchase Date
- ------------ ----------------------------- -------------
<S> <C> <C>
Players Club North A 144 unit apartment complex. The June 1991
Lutz, FL mortgage balance at 12/31/98 was
$2,684,952, maturing June 2027, and
providing for monthly principal and interest
payments of $20,824 bearing interest at
8.48%.
Fairway Club A 192 unit apartment complex. The mortgage June 1991
(formerly The Villa) balance at 12/31/98 was $2,624,135,
Greenville, SC maturing June 2027, and providing for
monthly principal and interest payments
of $20,002 bearing interest at 8.30%.
Joint Venture
-------------
Name and Location
- -----------------
Foxhunt Apartments A 250 unit apartment complex. The mortgage September 1991
Joint Venture balance at 12/31/98 was $6,000,000,
Kettering, OH maturing August 1999, and providing for
monthly interest payments at 350 basis
points above the LIBOR rate (9.1875% at
December
31, 1998).
Lakeview JV This complex was sold in December 1998. September 1992
Milwaukee, WI
</TABLE>
ITEM 3: LEGAL PROCEEDINGS
- -------------------------
The Partnership is not a party to, nor is any of the Partnership's
property the subject of, any material pending legal proceedings that would
impact the future financial position and operations of the Partnership.
ITEM 4: SUBMISSIONS OF MATTERS TO A VOTE OF SECURITY HOLDERS
- ------- ----------------------------------------------------
None.
3
<PAGE>
PART II
ITEM 5: MARKET FOR REGISTRANT'S UNITS OF LIMITED PARTNERSHIP INTEREST
- ---------------------------------------------------------------------
There is currently no active trade market for the units of Limited
Partnership Interest of the Partnership and it is not anticipated that any will
develop in the future. As of December 31, 1998, there were 1,075 record holders
of units of Limited Partnership Interest.
ITEM 6: SELECTED FINANCIAL DATA
- -------------------------------
<TABLE>
<CAPTION>
Realmark Properties Investors Limited Partnership-VI B
------------------------------------------------------
Year Ended Year Ended Year Ended Year Ended Year Ended
Dec. 31, 1998 Dec. 31, 1997 Dec. 31, 1996 Dec. 31, 1995 Dec. 31, 1994
----------------- ------------------ ------------------ ------------------ ------------------
<S> <C> <C> <C> <C> <C>
Total assets $ 7,045,544 $ 8,034,759 $ 7,749,737 $ 8,048,753 $ 9,447,468
================= ================== ================== ================== ==================
Notes payable and long-term
obligations $ 5,309,087 $ 5,345,640 $ 4,225,106 $ 4,263,769 $ 4,298,714
================= ================== ================== ================== ==================
- -----------------------------------------------------------------------------------------------------------------------------------
Revenue $ 1,629,554 $ 1,652,233 $ 1,683,954 $ 1,715,088 $ 1,618,645
Expenses (2,372,575) 2,284,176 1,854,988 2,412,220 2,051,597
----------------- ------------------ ------------------ ------------------ ------------------
Loss before allocated loss
from joint ventures (743,021) (631,943) (171,034) (697,132) (432,952)
Allocated loss from joint
ventures (116,796) (42,373) (51,048) (73,723) (70,786)
----------------- ------------------ ------------------ ------------------ ------------------
Net loss $ (859,817) $ (674,316) $ (222,082) $ (770,855) $ (503,738)
================= ================== ================== ================== ==================
- ----------------------------------------------------------------------------------------------------------------------------------
Net cash (used in) provided
by operating activities $ (581,933) $ (146,083) $ 170,266 $ 95,718 $ (195,511)
Principal payments upon
refinancing - (4,209,840) - - -
Principal payments on
mortgages (36,553) (29,626) (38,663) (34,945) (19,287)
----------------- ------------------ ------------------ ------------------ ------------------
Net cash (used in) provided
by operating activities less
principal payments $ (618,486) $(4,385,549) $ 131,603 $ 60,773 $ (214,798)
================= ================== ================== ================== ==================
- ----------------------------------------------------------------------------------------------------------------------------------
Loss per limited partnership unit $ (10.61) $ (8.32) $ (2.74) $ (9.51) $ (6.21)
================= ================== ================== ================== ==================
Distributions per limited
partnership unit $ - $ 3.08 $ 0.23 $ 0.96 $ 0.50
================= ================== ================== ================== ==================
Weighted average number of
limited partnership units
outstanding 78,625.1 78,625.1 78,625.1 78,625.1 78,625.1
================= ================== ================== ================== ==================
- ----------------------------------------------------------------------------------------------------------------------------------
</TABLE>
4
<PAGE>
ITEM 7: MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
- -------------------------------------------------------------------------------
OF OPERATIONS
-------------
Liquidity and Capital Resources:
- --------------------------------
The Partnership utilized existing cash reserves to fund current
operations. The remaining cash reserves are available to provide for future
capital improvements. The Partnership did not make any distributions during
1998, but management hopes to once again make distributions in the coming year.
Capital improvement work is still being done at Fairway Club (formerly the
Villas), and until such time as the work is completed, management has postponed
making a distribution. Management believes that when all work is done at this
property, potential tenants will find it more attractive, thus resulting in
increased occupancy and a return to positive cash flow from operations. A new
marketing strategy was implemented for Fairway Club (formerly The Villas) during
the latter part of 1998 starting with the re-naming of the complex. Management
felt that the new name would create a different image for the property. The
complex underwent renovations in the form of new carpeting for all common areas,
fresh paint, new lighting, etc. The market where this property is located has
become increasingly competitive due to new construction of apartments;
management feels with the renovations and attractive rental concessions being
offered, such as free months rent or discounted rents for signed leases, Fairway
Club will become more competitive in the coming year.
The General Partners continued their efforts throughout 1998 to locate
a buyer for the Lakeview Joint Venture property (the Partnership owns 16.22% of
the Lakeview property), as the sale of this property was deemed to be in the
best interests of the limited partners. The property was sold on December 29,
1998 to an unrelated third party at a sales price of $3.4 million. The sale
resulted in a total gain of $851,317; this Partnership was allocated $138,084 of
the gain. The proceeds from sale were used to pay closing costs, property taxes,
etc. with the balance paid to the lender to be applied against the existing
mortgage. The proceeds did not result in enough cash to pay the entire mortgage,
however management had negotiated a settlement with the lender which resulted in
forgiveness of debt totaling $253,159 of which $41,062 was allocated to this
Partnership as a joint venture partner.
Foxhunt Apartments (the Partnership owns 11.50% of the Foxhunt
property) saw a slight decrease in occupancy during the year ended December 31,
1998 as compared to that of the previous year; occupancy at December 31, 1998
was 86% versus 89% at December 31, 1997. Management feels that the occupancy
level will increase in the coming year due to significant capital improvements
being done to the property. The property has replaced carpeting throughout much
of the complex, has painted both the interior and exterior, has re-paved the
entire parking area, and has contracted for roof repairs, which are expected to
be completed by mid-April of 1999, totaling approximately $15,000. Management
hopes that the result of this work will be to once again reach the occupancy
level where the complex was at December 31, 1995 and prior (i.e., 95%).
Management successfully refinanced Foxhunt Apartments during 1998; the
building has a $6,000,000 interest only mortgage which replaced its previous
HUD-insured mortgage which had a balance of $4,498,327 at December 31, 1997. The
new mortgage is set up as a one-year bridge loan which matures in August 1999.
Management is working on permanent financing or an extension on this loan. In
1999, management intends to market Foxhunt Apartments for sale as this is deemed
to be in the best interest of both joint venture partners. Marketing efforts
will include advertising in national newspapers, such as The Wall Street
Journal, and mailing of sales packages and follow-up telephone calls to brokers.
Currently offers have been received, but they have been lower than what
management feels the property is worth in the current marketplace. Foxhunt had
come under contract for sale in July of 1996. The sale was subject to a number
of contingencies and was cancelable at any time by the buyer. During 1997, the
contract for sale was canceled by the buyer and management temporarily
discontinued its plan to sell the property until 1999.
5
<PAGE>
ITEM 7: MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
- -------------------------------------------------------------------------------
OF OPERATIONS
-------------
Liquidity and Capital Resources (Con't.):
- -----------------------------------------
The Partnership has conducted a review of its computer systems to
identify the systems that could be affected by the "year 2000 issue" and has
substantially developed an implementation plan to resolve such issues. The year
2000 issue is the result of computer programs being written using two digits
rather than four digits to define the applicable year. Computer programs that
have time-sensitive software may recognize a date using "00" as the year 1900
rather than the year 2000. This could result in a system failure or
miscalculations causing disruptions of operations, including, among other
things, a temporary inability to process transactions, send invoices, or engage
in similar normal business activities. Management has discussed with outside
independent computer consultants its readiness for the Year 2000. The majority
of the software in use is either "2000 compliant" or will be with little
adaptation and at no significant cost per information provided by their software
providers. Management has also engaged a computer firm to re-write its tax
software making it Year 2000 compliant. This work is scheduled to begin May 1,
1999 and is expected to take three months. Management has a complete inventory
of its computers and feels that the cost of replacing those which will not be
"2000 compliant" will be relatively minor (i.e., most likely under $20,000).
Non-informational systems have also been evaluated and management feels that
there will be little, if any, cost to preparing these for the Year 2000 (i.e.,
most likely under $20,000). Management expects to be fully Year 2000 compliant
with all testing done by September 30, 1999. The Partnership is working on a
contingency plan in the unlikely event that its systems do not operate as
planned. It is management's belief that in the unlikely event that its
informational systems do not operate as planned in the year 2000, all records
could be maintained manually until the problems with its systems are resolved.
Management feels that its external vendors, suppliers and customers, for the
most part, will be unaffected by the Year 2000 as most do not rely on
information systems in their businesses.
Results of Operations:
- ----------------------
For the year ended December 31, 1998, the Partnership incurred a net
loss of $859,817 or $10.61 per limited partnership unit. This is an almost 28%
increase from the year ended December 31, 1997 when the loss totaled $674,316 or
$8.32 per limited partnership unit. For the year ended December 31, 1996 losses
incurred totaled $222,082 or $2.74 per limited partnership unit.
6
<PAGE>
ITEM 7: MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
- -------------------------------------------------------------------------------
OF OPERATIONS (Con't.)
----------------------
Results of Operations:
- ----------------------
Partnership revenues for the year ended December 31, 1998 totaled
$1,629,554, consisting of rental income of $1,446,398 and other income, which
includes interest, laundry income, and other miscellaneous sources of income of
$183,156. The decrease in rental revenue from that of the previous years of 1997
and 1996 when it totaled $1,531,418 and $1,552,571, respectively, can be
attributed to an increase in vacancies and bad debts at Fairway Club (formerly
The Villas). Net rental income from Players Club North increased from that of
the previous year by approximately $36,000 or 4.6%; between the years ended
December 1997 and 1996, net rental income similarly increased approximately
$64,000 or 9%. Occupancy at Players Club remained relatively constant throughout
the year; the average occupancy for the year ended December 31, 1998 was 97%, a
slight increase over the 95% of the prior year. Players Club North continues to
take advantage of the strong rental markets in which they are located. Although
the property had slightly higher concessions for 1998 as compared to 1997, the
property also continued to maintain its good collection history. The staff
continue to be attracting tenants through current leasing and marketing
strategies, as well as successfully retaining current tenants. Occupancy levels
at Fairway Club (formerly The Villas) unfortunately decreased rather
significantly during the year ended December 31, 1998 as compared to those of
the previous two years; the decrease in occupancy was first noted last year and
continued through 1998. For 1998, occupancy at this complex averaged only 71%,
while it was 83% for 1997 and 92% for 1996. In order to increase occupancy in
the coming year, management intends to continue offering attractive incentive
programs (e.g., free rent, reduced rent, etc.) to potential tenants for signed
leases. Although this may be successful in increasing occupancies, it is also
likely in the short-term to decrease revenues. There was also approximately a
10% increase in other income during the year ended December 31, 1998 as compared
to that earned in 1997, bringing this income figure back up near that reported
for the year ended December 31, 1996. This increase is primarily attributable to
an increase in late charges at Fairway Club (formerly The Villas) and increased
month-to-month rental surcharges at Players Club North (i.e., a "premium" rent
charged for tenants who are on month-to-month leases as opposed to yearly
leases).
Partnership expenses for the year ended December 31, 1998 totaled
$2,372,575, an increase of approximately $88,000 over the expenses of the year
ended December 31, 1997 of $2,284,176 and almost $518,000 over those for the
year ended December 31, 1996 of $1,854,988. Virtually the entire increase in
expenses may be seen in property operations costs. Management has been
performing a considerable amount of capital improvements and repair work at the
properties in this partnership due to the properties' age. Both complexes have
been doing significant interior and exterior painting and appliance and carpet
replacement. Payroll and related expenses likewise increased at both complexes,
increasing by over $31,000 or almost 18% at Fairway Club (formerly The Villas)
and by almost $15,000 or 16% at Players Club North. Management has hired
additional on-site personnel as more repair and maintenance work is being
performed by on-site employees as opposed to by outside contractors in order to
keep costs under control. As stated previously, both complexes have put
significant funds into replacement of carpeting and appliances over the past
year with a combined total of over $188,000 being expended on these two items as
compared to only $48,000 during 1997. Other operations expenses, such as utility
costs, insurance expense and real estate taxes remained essentially unchanged at
both properties. Management continues to look for new ways to save on expenses
at the properties; as an example, utility costs are "regularly" measured, and
cost-savings ideas are implemented wherever possible and practical. Management
is currently investigating the costs associated with the bulk purchase of
certain utilities. Additionally, insurance costs are also reviewed regularly, as
are real estate taxes with appeals being filed as deemed practical.
7
<PAGE>
ITEM 7: MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS (Con't.)
Results of Operations (Con't.):
- -------------------------------
Depreciation and amortization expense decreased significantly between
the years ended December 31, 1998 and 1997. Amortization expense for 1997 was
unusually high due to the new financing obtained during that year on both
Fairway Club (formerly The Villas) and Players Club North. The new financing led
to the write-off of the majority of the previously capitalized mortgage
acquisition costs. The write-off of such costs amounted to approximately
$208,665.
Administrative expenses totaled $349,535 and $344,466 for the years
ended December 31, 1998 and 1997, respectively. Administrative expenses paid to
affiliates decreased by just over $23,000, which is a result of decreased
expenses for accounting management and portfolio expenses. Other administrative
expenses increased between 1997 and 1998 by over $28,000 due to increased legal
and accounting expenses incurred by the Partnership as well as increased
advertising and promotional costs at Fairway Club (formerly The Villas) which
resulted from the increase in vacancies experienced during 1998. There was also
an increase in costs associated with the model at Players Club North due to
improvements and furniture rental. Interest expense increased by just over
$13,000 when comparing 1998 to 1997; the increase between interest expense
reported in 1998 and 1996 was over $120,000 which was the result of the increase
in the principal balances on the mortgages at both The Villas and Players Club
North resulting from the refinancings that took place on both of these mortgages
during 1997.
The Foxhunt Joint Venture generated a net loss of $943,631 for the year
ended December 31, 1998 as compared to the income of $41,576 which resulted in
the year ended December 31, 1997 and the loss of $129,930 which was reported for
1996. The primary reason for the increase in the loss was the result of
improvements made at Foxhunt Apartments. Such improvements included new
carpeting in all common areas and in a considerable number of apartments, both
interior and exterior painting, and replacement of a significant number of
appliances and cabinets in the apartments totaling approximately $409,000. In
accordance with the joint venture agreement, 11.5% of the income or loss is
allocated to the Partnership and 88.5% is allocated to the other joint venturer.
Accordingly, $108,517 of the 1998 loss is allocated to the Partnership and
$797,428 is allocated to the other joint venture partner; $4,781 of the 1997
income was allocable to the Partnership and $36,795 was allocated to the other
joint venturer, while for the year 1996, $14,942 of the reported loss was
allocable to the Partnership and $114,988 was allocable to the other joint
venturer.
The Lakeview Village Joint Venture generated a net loss of $51,040 for
the year ended December 31, 1998; the loss from operations however totaled
$1,155,516 with the difference being the result of income from debt forgiveness
and the gain that resulted from the sale of the property. The property was sold
during December of 1998 for a sales price of $3.4 million. The proceeds were not
enough to pay the debt obligation and all associated costs of the sale, but
management negotiated a partial forgiveness of debt with the lender. The sale
resulted in a total gain of $851,317 and income from extinguishment of debt
totaling $253,159. The loss for the year ended December 31, 1997 was $290,713
while the loss for 1996 was $222,600. In accordance with the joint venture
agreement, 16.22% of the loss is allocated to the Partnership and 83.78% is
allocated to the other joint venturer. For 1998, the loss allocated to the
Partnership is $8,279 and $42,761 is allocated to the other joint venture
partner. For 1997, $47,154 of the loss was allocated to the Partnership and
$243,559 was allocated to the other joint venturer and for 1996, $36,106 of the
loss was allocated to the Partnership and $186,494 of the loss was allocable to
the other joint venturer.
8
<PAGE>
ITEM 7: MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS (Con't.)
Results of Operations (Con't.):
- -------------------------------
The tax basis loss for the Partnership for the year ended December 31,
1998 was $622,261 or $7.68 per limited partnership unit. The sale of Lakeview
Apartments resulted in a taxable gain to the Partnership of $176,547 or $2.18
per limited partnership unit. For the year ended December 31, 1997, the tax
basis loss for the Partnership was $656,602 or $8.10 per limited partnership
unit compared to a tax loss of $136,486 or $1.68 per unit for the year ended
December 31, 1996. The Partnership agreement provides for the taxable income or
losses to be allocated 97% to the Limited Partners and 3% to the General
Partners, and in accordance with this and the Internal Revenue Code, the loss
for the year ended December 31, 1998 was allocated in this fashion.
ITEM 7A: QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
- -------------------------------------------------------------------
The Partnership does not have investments in instruments which are
subject to market risk (e.g., derivatives, options or other interest sensitive
instruments).
ITEM 8: FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
- ---------------------------------------------------
Listed under Item 14 of this report.
ITEM 9: CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
- -----------------------------------------------------------------------
FINANCIAL DISCLOSURE
--------------------
None.
9
<PAGE>
PART III
ITEM 10: DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
- -----------------------------------------------------------
The Partnership, as an entity, does not have any directors or officers.
The Individual General Partner of the Partnership is Joseph M. Jayson. The
directors and executive officers of Realmark Properties, Inc., the Partnership's
Corporate General Partner, as of March 1, 1999, are listed below. Each director
is subject to election on an annual basis.
<TABLE>
<CAPTION>
Title of All Positions
Name Held with the Company Year First Elected Director
- ---- --------------------- ---------------------------
<S> <C> <C>
Joseph M. Jayson President and Director 1979
Judith P. Jayson Vice President and Director 1979
Michael J. Colmerauer Secretary N/A
</TABLE>
Joseph M. Jayson, President and Director of Realmark Properties, Inc.
and Judith P. Jayson, Vice President and Director of Realmark Properties, Inc.,
are married to each other.
The Directors and Executive Officers of the Corporate General Partner
and their principal occupations and affiliations during the last five years or
more are as follows:
Joseph M. Jayson, age 60, is Chairman, Director and sole stockholder of
J. M. Jayson and Company, Inc. and certain of its affiliated companies: U.S.
Apartments LLC, Westmoreland Capital Corporation, Oilmark Corporation and U.S.
Energy Development Corporation. In addition, Mr. Jayson is chairman of Realmark
Corporation, Chairman of Realmark Properties, Inc., wholly-owned subsidiaries of
J. M. Jayson and Company, Inc. and co-general partner of Realmark Property
Investors Limited Partnership, Realmark Property Investors Limited
Partnership-II, Realmark Property Investors Limited Partnership-III, Realmark
Property Investors Limited Partnership-IV, Realmark Property Investors Limited
Partnership-V, Realmark Property Investors Limited Partnership-VI A, and
Realmark Property Investors Limited Partnership-VI B. Mr. Jayson is a member of
the Investment Advisory Board of the Corporate General Partner. Mr. Jayson has
been in real estate for the last 36 years and is a Certified Property Manager as
designated by the Institute of Real Estate Management ("I.R.E.M."). Mr. Jayson
received a B.S. Degree in Education in 1961 from Indiana University , a Masters
Degree from the University of Buffalo in 1963, and has served on the Educational
Faculty of the Institute of Real Estate Management. Mr. Jayson has for the last
36 years been engaged in various aspects of real estate brokerage and
investment. He brokered residential properties from 1962 to 1964, commercial
investment properties from 1964 to 1967, and in 1967 left commercial real estate
to form his own investment firm. Since that time, Mr. Jayson and J. M. Jayson &
Company, Inc. have formed or participated in various ways with forming over 30
real estate related limited partnerships. For the past seventeen years, Mr.
Jayson and J.M. Jayson & Company, Inc., and an affiliate have also engaged in
developmental drilling for gas and oil.
Judith P. Jayson, age 59, is currently Vice President and a Director of
Realmark Properties, Inc. She is also a Director of the property management
affiliate, Realmark Corporation. Mrs. Jayson has been involved in property
management for the last 37 years and has extensive experience in the hiring and
training of property management personnel and in directing, developing and
implementing property management systems and programs. Mrs. Jayson, prior to
joining the firm in 1973, taught business in the Buffalo, New York High School
System. Mrs. Jayson graduated from St. Mary of the Woods College in Terre Haute,
Indiana, with a degree in Business Administration. Mrs. Jayson is the wife of
Joseph M. Jayson, the Individual General Partner.
10
<PAGE>
ITEM 10: DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT (Con't.)
- --------------------------------------------------------------------
Michael J. Colmerauer, 40, is Secretary and in-house legal counsel for
J.M. Jayson and Company, Inc., Realmark Corporation, Realmark Properties, Inc.
and other companies affiliated with the General Partners. He received a
Bachelor's Degree (BA) from Canisius College in 1980 and a Juris Doctors (J.D.)
from the University of Tulsa in 1983. Mr. Colmerauer is a member of the American
and Erie County Bar Association and has been employed by the Jayson group of
companies for the last 15 years.
ITEM 11: EXECUTIVE COMPENSATION
- -------------------------------
No direct remuneration was paid or payable by the Partnership to
directors and officers (since it has no directors or officers) for the years
ended December 31, 1998, 1997 or 1996, nor was any direct remuneration paid or
payable by the Partnership to directors or officers of Realmark Properties,
Inc., the Corporate General Partner and sponsor, for the years ended December
31, 1998, 1997 or 1996.
The following table sets forth for the years ended December 31, 1998,
1997 and 1996, the compensation paid by the Partnership, directly or indirectly,
to affiliates of the General Partners:
<TABLE>
<CAPTION>
Amounts
Entity Receiving Type of --------
Compensation Compensation 1998 1997 1996
------------ ------------ ---- ---- ----
<S> <C> <C> <C>
U.S. Capital, Inc. Loan placement fee $ - $ 53,600 $ -
--------------- --------------- ---------------
Realmark Properties, Inc. Partner distributions $ - 7,500 569
--------------- --------------- ---------------
(The Corporate General
Partner) Reimbursement for
allocated partnership
administration expenses
related to:
Investor services 6,635 7,049 6,276
Brokerage 10,326 10,353 6,914
Portfolio management
and accounting 48,599 68,795 66,184
Partnership management fees - - 15,900
Realmark Corporation Property management fees 78,256 80,758 80,736
Computer service fees 6,336 6,336 8,500
--------------- --------------- ---------------
150,152 173,291 184,510
--------------- --------------- ---------------
Total $ 150,152 $ 234,391 $ 185,079
=============== =============== ===============
</TABLE>
The Corporate General Partner is entitled to a continuing Partnership
Management Fee equal to 7% of net cash flow (as defined in the Partnership
Agreement) of which 2% is subordinated to the receipt by the Limited Partners of
a non cumulative annual cash return equal to 7% of the average of their adjusted
Capital Contributions (as defined in the Partnership Agreement). These fees
amounted to $15,900 for the year ended December 31, 1996. No such fees were paid
for the years ended December 31, 1998 and 1997. The General Partners are
entitled to 3% of Distributable Cash (as defined in the Partnership Agreement)
and to certain expense reimbursements with respect to Partnership operations.
11
<PAGE>
ITEM 11: EXECUTIVE COMPENSATION (Con't.)
- ------------------------------- --------
Net income or loss and proceeds arising from a sale or refinancing of
property shall be distributed: first, to the Limited Partners and amount
equivalent to a 7% return on the average of their adjusted capital
contributions; second, to the corporate general partner a 3% property
disposition fee provided, however, that 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% of 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% of their average adjusted capital contributions
commencing with the first fiscal quarter following the termination of the
offering of units; third, to the Limited Partners, an amount equal to their
capital contributions, then an amount equal to an additional 5% of the average
of their adjusted capital contributions; fourth, to all Partners, an amount
equal to their respective positive capital balances; finally, in the ratio of
87% to the Limited Partners and 13% to the General Partners.
ITEM 12: SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
- -----------------------------------------------------------------------
No person is known to the Partnership to own of record or beneficially,
more than five percent (5%) of the Units of Limited Partnership Interests of the
Partnership. The General Partners, as of December 31, 1998 owned no Units of
Limited Partnership Interest.
ITEM 13: CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
- -------------------------------------------------------
(a) Transactions with Management and Others
- --- ---------------------------------------
No transactions have occurred between the Partnership and those in the
management of Realmark Properties, Inc. All transactions between the Partnership
and Realmark Properties, Inc. (the Corporate General Partner) and any other
affiliated organization are described in Item 11 of this report and in Note 7 to
the financial statements.
12
<PAGE>
<TABLE>
<CAPTION>
ITEM 14: EXHIBITS, FINANCIAL STATEMENTS, SCHEDULES, AND REPORTS ON FORM 8-K
- ---------------------------------------------------------------------------
(a) Financial Statements and Schedules
- --- ----------------------------------
FINANCIAL STATEMENTS Page
-------------------- ----
<S> <C>
(i) Independent Auditors' Report 14
(ii) Balance Sheets as of December 31, 1998 and 1997 15
(iii) Statements of Operations for the years ended December 31,
1998, 1997, and 1996. 16
(iv) Statements of Partners' Capital (Deficit) for the years
ended December 31, 1998, 1997, and 1996 17
(v) Statements of Cash Flows for the years ended
December 31, 1998, 1997, and 1996 18
(vi) Notes to Financial Statements 19 - 31
FINANCIAL STATEMENT SCHEDULES
-----------------------------
(i) Schedule III - Real Estate and Accumulated Depreciation 32 - 33
</TABLE>
All other schedules are omitted because they are not applicable or the
required information is shown in the financial statements or the notes thereto.
(b) Reports on Form 8-K
- --- -------------------
None.
(c) Exhibits
4. Instruments defining the rights of security holders, including
indentures
(a) Certificate of Limited Partners filed with the
Registration Statement of the Registrant Form S-11,
filed September 30, 1987 and subsequently amended,
incorporated herein by reference.
10. Material contracts
(b) Property Management Agreement with Realmark
Corporation included with the Registration Statement
of the Registrant as filed and amended to date
incorporated herein by reference.
13
<PAGE>
INDEPENDENT AUDITORS' REPORT
The Partners
Realmark Property Investors Limited Partnership-VI B:
We have audited the accompanying balance sheets of Realmark Property Investors
Limited Partnership- VI B as of December 31, 1998 and 1997, and the related
statements of operations, partners' capital (deficit), and cash flows for each
of the three years in the period ended December 31, 1998. Our audits also
included the financial statement schedule listed in the Index at Item 14. These
financial statements and financial statement schedule are the responsibility of
the General Partners. Our responsibility is to express an opinion on the
financial statements and financial statement schedule based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audits to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by the
General Partners, as well as evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for our
opinion.
In our opinion, such financial statements present fairly, in all material
respects, the financial position of Realmark Property Investors Limited
Partnership-VI B at December 31, 1998 and 1997, and the results of its
operations and its cash flows for each of the three years in the period ended
December 31, 1998 in conformity with generally accepted accounting principles.
Also, in our opinion, such financial statement schedule, when considered in
relation to the basic financial statements taken as a whole, presents fairly in
all material respects the information set forth therein.
Buffalo, New York
April 12, 1999
14
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
BALANCE SHEETS
--------------
DECEMBER 31, 1998 AND 1997
--------------------------
<TABLE>
<CAPTION>
Assets 1998 1997
- ------ -------------------- --------------------
<S> <C> <C>
Property, at cost:
Land and improvements $ 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 1,874,186 1,614,323
-------------------- --------------------
Property, Net 5,190,396 5,450,259
Investment in joint ventures 230,429 347,225
Cash 842,779 1,422,361
Accounts receivable - affiliates 99,995 57,902
Escrow deposits 328,770 408,808
Mortgage costs, net of accumulated amortization
of $18,207 and $5,925 321,499 333,780
Other assets 31,676 14,424
-------------------- --------------------
Total Assets $ 7,045,544 $ 8,034,759
==================== ====================
Liabilities and Partners' Capital
Liabilities:
Mortgages payable $ 5,309,087 $ 5,345,640
Accounts payable and accrued expenses 232,180 274,627
Security deposits and prepaid rents 91,261 141,659
-------------------- --------------------
Total Liabilities 5,632,528 5,761,926
-------------------- --------------------
Partners' Capital (Deficit):
General partners (142,137) (116,342)
Limited partners 1,555,153 2,389,175
-------------------- --------------------
Total Partners' Capital 1,413,016 2,272,833
-------------------- --------------------
Total Liabilities and Partners' Capital $ 7,045,544 $ 8,034,759
==================== ====================
</TABLE>
See notes to financial statements
15
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
STATEMENTS OF OPERATIONS
------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
<TABLE>
<CAPTION>
1998 1997 1996
------------------ ------------------ ------------------
<S> <C> <C> <C>
Income:
Rental $ 1,446,398 $ 1,531,418 $ 1,552,571
Interest and other 183,156 120,815 131,383
------------------ ------------------ ------------------
Total income 1,629,554 1,652,233 1,683,954
------------------ ------------------ ------------------
Expenses:
Property operations 1,297,078 1,100,361 826,421
Interest 454,777 441,475 334,097
Depreciation and amortization 271,185 372,874 320,517
Administrative:
Due to affiliates 150,152 173,291 184,510
Other 199,383 171,175 189,443
Loss from flood - 25,000 -
------------------ ------------------ ------------------
Total expenses 2,372,575 2,284,176 1,854,988
------------------ ------------------ ------------------
Loss before allocated loss from joint ventures (743,021) (631,943) (171,034)
Allocated loss from joint ventures (116,796) (42,373) (51,048)
------------------ ------------------ ------------------
Net loss $ (859,817) $ (674,316) $ (222,082)
================== ================== ==================
Loss per limited partnership unit $ (10.61) $ (8.32) $ (2.74)
================== ================== ==================
Distributions per limited partnership unit $ - $ 3.08 $ 0.23
================== ================== ==================
Weighted average number of limited partnership
units outstanding 78,625.1 78,625.1 78,625.1
================== ================== ==================
16
See notes to financial statements
</TABLE>
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
STATEMENTS OF PARTNERS' CAPITAL (DEFICIT)
----------------------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
<TABLE>
<CAPTION>
General Limited Partners
Partners ----------------
Amount Units Amount
------ ----- ------
<S> <C> <C> <C>
Balance, January 1, 1996 $ (81,382) 78,625.1 $ 3,519,589
Distributions to partners (569) - (18,407)
Net loss (6,662) - (215,420)
------------ ------------ -----------
Balance, December 31, 1996 (88,613) 78,625.1 3,285,762
Distributions to partners (7,500) - (242,500)
Net loss (20,229) - (654,087)
------------ ------------ -------------
Balance, December 31, 1997 (116,342) 78,625.1 2,389,175
Net loss (25,795) - (834,022)
------------- ------------ --------------
Balance, December 31, 1998 $ (142,137) 78,625.1 $ 1,555,153
============= ============ ==============
See notes to financial statements
</TABLE>
17
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
STATEMENTS OF CASH FLOWS
------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
<TABLE>
<CAPTION>
1998 1997 1996
------------- ------------- -------------
<S> <C> <C> <C>
Cash Flows from operating activities:
Net loss $(859,817) $ (674,316) $ (222,082)
Adjustments to reconcile net loss to net cash
(used in) provided by operating activities:
Depreciation and amortization 271,185 372,874 320,517
Allocated loss from joint ventures 116,796 42,373 51,048
Loss from flood - 25,000 -
Changes in operating assets and liabilities:
Other assets (17,252) (818) 40,078
Accounts payable and accrued expenses (42,447) 59,107 (46,091)
Security deposits and prepaid rents (50,398) 29,697 26,796
------------- ------------- -------------
Net cash (used in) provided by operating activities (581,933) (146,083) 170,266
------------- ------------- -------------
Cash flows from investing activities:
(Increase) decrease in accounts receivable - affiliates (42,093) (3,996) 748,193
Escrow deposits 80,038 (304,345) -
Proceeds from insurance - 80,136 -
Acquisition of rental property - (188,861) (36,500)
------------- ------------- -------------
Net cash provided by (used in) investing activities 37,945 (417,066) 711,693
------------- ------------- -------------
Cash flows from financing activities:
Principal payments upon refinancing - (4,209,840) -
Principal payments on mortgages (36,553) (29,626) (38,663)
Distributions to partners/return of capital - (250,000) (18,976)
Decrease (increase) in mortgage costs 959 (339,706) (11,362)
Proceeds from mortgage - 5,360,000 -
------------- ------------- -------------
Net cash (used in) provided by financing activities (35,594) 530,828 (69,001)
------------- ------------- -------------
Net (decrease) increase in cash (579,582) (32,321) 812,958
Cash - beginning of year 1,422,361 1,454,682 641,724
------------- ------------- -------------
Cash - end of year $ 842,779 $ 1,422,361 $ 1,454,682
============= ============= =============
</TABLE>
See notes to financial statements
18
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
1. 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 the
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. All items of
income and expense arose subsequent to this date. The offer terminated on
February 28, 1990 with gross offering proceeds of $7,862,510. As of December 31,
1998, 78,265.1 units of limited partnership interest were sold and outstanding.
The General Partners are Realmark Properties, Inc., the Corporate General
Partner, and Mr. Joseph M. Jayson, the Individual General Partner. Joseph M.
Jayson is the sole stockholder of J.M. Jayson & Company Inc. Realmark
Properties, Inc. is a wholly-owned subsidiary 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 (See Note 7).
The Partnership agreement also provides that distribution of funds,
revenues, and 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.
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, second, to the
corporate general partner a 3% property disposition fee provided, however, that
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% of 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% of their
average adjusted capital contributions commencing with the first fiscal quarter
following the termination of the offering of units; third, to the Limited
Partners, an amount equal to their capital contributions, then an amount equal
to an additional 5% of the average of their adjusted capital contributions;
fourth, to all Partners, 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.
19
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:
(a) Use of Estimates:
-----------------
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities 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.
(b) Loss Per Limited Partnership Unit:
----------------------------------
The loss per limited partnership unit is based on the weighted average
number of limited partnership units outstanding for the year.
(c) Cash:
-----
For the purposes of reporting cash flows, cash includes the following
items: cash on hand, cash in checking and money market savings.
(d) Property and Depreciation:
--------------------------
Depreciation is provided on the straight-line method over the estimated
useful lives of the respective assets, and totaled $259,863, $273,671 and
$269,181 for the years ended December 31, 1998, 1997 and 1996, respectively. The
estimated useful lives of the Partnership assets range from 5 to 25 years.
Expenditures for maintenance and repairs are expensed as incurred. Major
renewals and betterments are capitalized. The Accelerated Cost Recovery System
or Modified Accelerated Cost Recovery System is used to calculate depreciation
expense for tax purposes.
(e) Mortgage Costs:
---------------
Mortgage costs incurred in obtaining property mortgage financing have
been deferred and are being amortized over the terms of the respective
mortgages.
(f) Rental Income:
--------------
Rental income is recognized on the straight line method over the terms
of the leases. The outstanding leases with respect to these residential rental
properties owned are for terms of no more than one year.
(g) Unconsolidated Joint Ventures:
------------------------------
The Partnership's investment in Foxhunt Joint Venture and Lakeview
Joint Venture is accounted for on the equity method. The joint ventures are not
consolidated in the Partnership's financial statements because the Partnership
is not the majority owner.
(h) Accrued Rent Receivable:
------------------------
Due to the nature of these accounts, rents receivable are fully
reserved for as of December 31, 1998 and 1997.
20
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Con't.):
- -------------------------------------------------------
(i) Comprehensive Income
--------------------
The Partnership has adopted Statement of Financial Accounting Standards
(SFAS) No. 130, Reporting Comprehensive Income. SFAS 130 establishes standards
for reporting and display of comprehensive income and its components in a full
set of general purpose financial statements. Comprehensive income is defined as
"the change in equity of a business enterprise during a period from transactions
and other events and circumstances from non-owner sources". Other than net
income (loss), the Partnership has no other sources of comprehensive income.
(j) Segment Information
-------------------
SFAS No. 131, Disclosures about Segments of an Enterprise and Related
Information establishes standards for the way public business enterprises report
information about operating segments in annual financial statements. The
Partnership's only operating segment is the ownership and operation of
income-producing real property for the benefit of its limited partners.
3. ACQUISITION OF RENTAL PROPERTY:
- ----------------------------------
In June 1991, the Partnership acquired a 192 unit apartment complex
(Fairway Club, formerly The Villa) located in Greenville, South Carolina for a
purchase price of $3,100,000 which included $373,493 in acquisition fees.
In June 1991, the Partnership acquired a 144 unit apartment complex
(Players Club North) 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 Foxhunt Apartments, located in
Kettering, Ohio. See Footnote 6 for further discussion related to the Foxhunt
Joint Venture.
On September 30, 1992, the Partnership entered into a joint venture
agreement for the purpose of operating the Lakeview Apartment complex, located
in Milwaukee, Wisconsin. See Footnote 6 for further discussion related to the
Lakeview Joint Venture.
21
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
NOTES TO FINANCIAL STATEMENTS
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
(Continued)
4. MORTGAGES PAYABLE:
- ---------------------
The partnership has the following mortgages:
Players Club North
------------------
A mortgage with a balance of $2,684,952 and $2,703,147 at December 31,
1998 and 1997, respectively, provides for monthly principal and interest
payments of $20,824, bearing interest at 8.48%. The mortgage matures June 2027.
The mortgage is secured by the assets of Players Club North Apartment complex.
Fairway Club (formerly The Villa)
---------------------------------
A mortgage with a balance of $2,624,135 and $2,642,493 at December 31,
1998 and 1997, respectively, provides for monthly principal and interest
payments of $20,002 bearing interest at 8.30%. The mortgage matures June 2027.
The mortgage is secured by the assets of Fairway Club (formerly The Villa)
Apartment complex.
The Partnership is currently not in compliance with certain debt
covenants related to the above mortgages.
22
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
4. MORTGAGES PAYABLE (Con't.):
- ------------------------------
The aggregate maturities of the mortgages for each of the next five
years and thereafter, assuming principal payments are not accelerated, are as
follows:
Year Amount
---- ------
1999 $ 46,170
2000 50,196
2001 54,574
2002 59,333
2003 64,507
Thereafter 5,034,307
============
$5,309,087
============
5. FAIR VALUE OF FINANCIAL INSTRUMENTS:
- ---------------------------------------
Statement of Financial Accounting Standards No. 107 requires disclosure
about fair value of certain financial instruments. The fair value of cash,
accounts receivable - affiliates, other assets, accounts payable and accrued
expenses, and security deposits and prepaid rents approximate the carrying value
due to the short-term nature of these instruments.
Management has estimated, based on current interest rates for similar
mortgages, that the fair value of the mortgages payable on Players Club and
Fairway Club (formerly The Villa) approximate $2,800,000 and $2,700,000 at
December 31, 1998, respectively. The carrying values of the mortgages are
approximately $2,685,000 and $2,625,000, respectively.
23
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
6. INVESTMENTS IN JOINT VENTURES:
- ---------------------------------
On September 27, 1991, the Partnership entered into an agreement and
formed 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 Joint Venture agreement, the Partnership contributed $1,041,568 and RPILP-VI
B contributed $390,000 to buy out the wraparound promissory note on the
property, while RPILP-II contributed the property net of the first mortgage. The
Partnership has all of the rights and responsibilities of a General Partner in
the joint venture.
On April 1, 1992, RPILP-II returned RPILP-VI B'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 RPILP-VI B. The allocated net loss of
the Joint Venture has been included in the statements of operation of the
Partnership.
In July 1996, the Partnership entered into a plan to dispose of the
property of the Foxhunt Joint Venture with a carrying amount of $2,886,577 at
December 31, 1996 and a net loss of $129,930 for the year then ended. Management
had determined that a sale of the property was in the best interests of the
investors. As of December 31, 1996, an agreement, cancelable by the buyer, was
signed with an anticipated sales price of $7,400,000. The agreement was
subsequently canceled in 1997, and the Partnership discontinued its plan to sell
the property.
At December 31, 1998, substantial doubt exists as to whether RPILP-II
will continue as a going concern, due to the current nature of Foxhunt's
mortgage payable, recurring losses and a partners deficiency. Should RPILP II be
unable to continue as a going concern, the Partnership, as a General Partner,
may be required to fund the losses of the Foxhunt Joint Venture and may be
obligated to satisfy the joint venture's outstanding liabilities in excess of
its ownership interest.
Financial Accounting Standards Statement No. 121, Accounting for the
Impairment of Long-lived Assets and for Long-lived Assets to be Disposed Of (the
"Statement") requires that assets to be disposed of be recorded at the lower of
carrying value or fair value less costs to sell. The Statement also requires
that such assets not be depreciated during the disposal period, as the assets
will be recovered through sale rather than through operations. In accordance
with this Statement, the long-lived assets of the joint venture are recorded at
the carrying amount which is the lower of carrying value or fair value less
costs to sell, and were not depreciated during the disposal period. Fair value
is determined based on estimated future cash flows. Depreciation expense, not
recorded during the disposal period, for the year ended December 31, 1996
approximated $93,000.
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 Partners' estimate of the fair market value of the apartment complex and
other net assets at the date of inception. The accounts receivable - affiliates
is in the process of being collected.
24
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
6. INVESTMENTS IN JOINT VENTURES (Con't.):
- ------------------------------------------
A summary of the assets, liabilities, and partners' capital of the
Joint Venture as of December 31, 1998 and 1997 and the results of its operations
for the years ended December 31, 1998, 1997 and 1996 is as follows:
<TABLE>
<CAPTION>
FOXHUNT JOINT VENTURE
---------------------
BALANCE SHEETS
--------------
December 31, 1998 and 1997
--------------------------
Assets 1998 1997
- ------ ------------------ -----------------
<S> <C> <C>
Cash and cash equivalents $ 1,014,583 $ 548,089
Property, net of accumulated depreciation 2,530,775 2,658,269
Accounts receivable - affiliates 228,256 34,007
Mortgage costs 128,910 245,542
Other assets 361,253 371,277
------------------ -----------------
Total Assets $ 4,263,777 $ 3,857,184
================== =================
Liabilities and Partners' (Deficiency)
Liabilities:
Mortgage payable $ 6,000,000 $ 4,498,327
Accounts payable and accrued expenses 294,685 232,968
Other liabilities 112,747 54,882
------------------ -----------------
Total Liabilities 6,407,432 4,786,177
------------------ -----------------
Partners' (Deficiency) (2,143,655) (928,993)
------------------ -----------------
Total Liabilities and Partners' (Deficiency) $ 4,263,777 $ 3,857,184
================== =================
</TABLE>
25
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
6. INVESTMENTS IN JOINT VENTURES (Con't.):
- ------------------------------------------
FOXHUNT JOINT VENTURE
---------------------
STATEMENTS OF OPERATIONS
------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
<TABLE>
<CAPTION>
1998 1997 1996
------------------ ------------------ ------------------
<S> <C> <C> <C>
Income:
Rental $ 1,285,350 $ 1,404,587 $ 1,287,116
Interest and other 139,155 86,892 61,478
------------------ ------------------ ------------------
Total Income 1,424,505 1,491,479 1,348,594
------------------ ------------------ ------------------
Expenses:
Property operations 1,099,417 595,739 701,068
Interest 527,266 406,330 408,694
Depreciation and amortization 548,732 236,703 138,352
Administrative:
Due to others 84,340 92,747 133,103
Due to affiliates 108,381 118,384 97,307
------------------ ------------------ ------------------
Total Expenses 2,368,136 1,449,903 1,478,524
------------------ ------------------ ------------------
Net income (loss) $ (943,631) $ 41,576 $ (129,930)
================== ================== ==================
Allocation of net income (loss):
The Partnership $ (108,517) $ 4,781 $ (14,942)
RPILP II (835,114) 36,795 (114,988)
------------------ ------------------ ------------------
Total $ (943,631) $ 41,576 $ (129,930)
================== ================== ==================
A reconciliation of the investments in Foxhunt Joint Venture:
1998 1997 1996
------------------ ------------------ ------------------
Investment in joint venture at
beginning of year $ 375,900 $ 371,119 $ 386,061
Allocation of net loss (108,517) 4,781 (14,942)
------------------ ------------------ ------------------
Investment in joint venture at end of
year $ 267,383 $ 375,900 $ 371,119
================== ================== ==================
</TABLE>
26
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
6. INVESTMENT IN JOINT VENTURES (Con't.)
- ----------------------------------------
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, contributed 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 in the joint venture.
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 allocated net loss of the joint venture has been included in the statements
of operations for the Partnership.
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.
In July 1996, the Partnership entered into a plan to dispose of the
property of the Lakeview Village Apartments with a carrying amount of $2,507,241
at December 31, 1996 and a net loss of $222,600 for the year ended December 31,
1996. Management had determined that a sale of the property was in the best
interests of the investors. As of December 31, 1996, an agreement, cancelable by
the buyer, was signed with an anticipated sales price of $4,090,000. The
agreement was subsequently canceled in 1997, and management temporarily
discontinued its plans to sell the property. In 1998, management continued its
plans to sell the property, and closed the sale in December 1998. The sales
price was $3,400,000, and the resulting gain for financial statement purposes
was $851,317. Now that the Lakeview Joint Venture no longer operates the
property, it is expected that the joint venture will be dissolved in 1999. The
Lakeview Joint Venture satisfied the majority of its mortgage liability using
the proceeds from the sale of its property. The remaining obligation was
forgiven by the lender, resulting in an extraordinary gain of $253,159.
The Partnership, as General Partner, may be required to satisfy the
outstanding liabilities of the Lakeview Joint Venture in excess of its ownership
interest.
Financial Accounting Standards Statement No. 121, Accounting for the
Impairment of Long-lived Assets and for Long-lived Assets to be Disposed Of (the
"Statement") requires that assets to be disposed of be recorded at the lower of
carrying value or fair value, less costs to sell. The Statement also requires
that such assets not be depreciated during the disposal period, as the assets
will be recovered through sale rather than through operations. In accordance
with this Statement, the long-lived assets of the Lakeview Joint Venture were
recorded at the carrying amount which was the lower of carrying value or fair
value less costs to sell, and were not depreciated during the disposal period.
Depreciation expense, not recorded during the disposal period, for the years
ended December 31, 1998 and 1996 totaled approximately $161,000 and $85,000,
respectively.
27
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
6. INVESTMENT IN JOINT VENTURES (Con't.)
- ----------------------------------------
A summary of the assets, liabilities, and partners' capital of the
Joint Venture as of December 31, 1998 and 1997 and the results of its operations
for the years ended December 31, 1998, 1997 and 1996 is as follows:
<TABLE>
<CAPTION>
LAKEVIEW JOINT VENTURE
----------------------
BALANCE SHEETS
--------------
December 31, 1998 and 1997
--------------------------
Assets 1998 1997
- ------ -------------- --------------
<S> <C> <C>
Property, net of accumulated depreciation $ - $ 2,359,318
Other assets 25,264 192,873
-------------- --------------
Total Assets $ 25,264 $ 2,552,191
============== ==============
Liabilities and Partners' (Deficiency)
Liabilities:
Cash overdraft $ - $ 97,360
Mortgage payable - 2,487,288
Accounts payable and accrued expenses 90,452 229,389
Accounts payable - affiliates 410,862 123,894
Other liabilities - 39,270
-------------- --------------
Total liabilities 501,314 2,977,201
-------------- --------------
Partners' (Deficiency) (476,050) (425,010)
-------------- --------------
Total Liabilities and Partners' (Deficiency) $ 25,264 $ 2,552,191
============== ==============
</TABLE>
28
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
6. INVESTMENT IN JOINT VENTURES (Con't.)
- ----------------------------------------
LAKEVIEW JOINT VENTURE
----------------------
STATEMENTS OF OPERATIONS
------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
<TABLE>
<CAPTION>
1998 1997 1996
----------------- ---------------- -----------------
<S> <C> <C> <C>
Income:
Rental $ 301,197 $ 630,559 $ 665,480
Interest and other 2,521 60,010 41,898
----------------- ---------------- -----------------
Total Income 303,718 690,569 707,378
----------------- ---------------- -----------------
Expenses:
Property operations 371,634 412,541 401,714
Interest:
Other 731,439 230,369 207,820
Affiliates 48,251 19,374 19,005
Depreciation and amortization 109,535 174,907 129,462
Administrative:
Due to others 188,406 101,483 132,603
Due to affiliates 9,969 42,608 39,374
----------------- ---------------- -----------------
Total Expenses 1,459,234 981,282 929,978
----------------- ---------------- -----------------
Loss before gain on sale of property
and extraordinary item (1,155,516) (290,713) (222,600)
Gain on sale of property 851,317 - -
Extraordinary gain on extinguishment of debt 253,159 - -
----------------- ---------------- -----------------
Net loss $ (51,040) $ (290,713) $ (222,600)
================= ================ =================
Allocation of net loss:
The Partnership $ (8,279) $ (47,154) $ (36,106)
RPILP-IV (42,761) (243,559) (186,494)
----------------- ---------------- -----------------
Total $ (51,040) $ (290,713) $ (222,600)
================= ================ =================
A reconciliation of the investment in Lakeview Joint Venture:
1998 1997 1996
----------------- ----------------- ----------------
Investment in joint venture at beginning of year $ (28,675) $ 18,479 $ 54,585
Allocation of net loss (8,279) (47,154) (36,106)
----------------- ----------------- ----------------
Investment in joint venture at end of year $ (36,954) $ (28,675) $ 18,479
================= ================= ================
</TABLE>
29
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
7. RELATED PARTY TRANSACTIONS:
- ------------------------------
The Corporate general partner and its subsidiaries earned the following
fees and commissions and were reimbursed for the following expenses as provided
for in the partnership agreement for the years ended December 31, 1998, 1997 and
1996.
<TABLE>
<CAPTION>
1998 1997 1996
--------- ---------- ---------
<S> <C> <C> <C>
Loan placement fees, 1% of total
mortgage loan amount $ - $ 53,600 $ -
========= ========== =========
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
receiving an annual cash return equal to
7% of their adjusted capital
contributions. $ $ - $ 15,900
Reimbursement for allocated
administrative costs of the corporate
general partner, including payroll,
legal, rent, depreciation, printing,
computer processing, mailing, audit,
travel, communications, and partnership
operations. 65,560 86,197 79,374
Property management fees equal to 5% of
the gross monthly rental receipts of the
properties managed. 78,256 80,758 80,736
Computer service charges based upon
number of apartment units 6,336 6,336 8,500
--------- --------- ---------
$ 150,152 $ 173,291 $ 184,510
========= ========= =========
</TABLE>
Accounts receivable - affiliates, which are payable on demand, amounted
to $99,995 and $57,902 at December 31, 1998 and 1997 respectively. Having
accounts receivable from affiliates may be a violation of the partnership
agreement. These amounts were collected subsequent to December 31, 1998.
Partnership accounting and portfolio management fees, investor services
fees and brokerage fees are allocated based on total assets, the number of
partners, and number of units, respectively. In addition to the above, other
properties specific expenses such as payroll, benefits, etc. are charged to
property operations on the Partnership's statement of operations.
30
<PAGE>
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
NOTES TO FINANCIAL STATEMENTS
-----------------------------
FOR THE YEARS ENDED DECEMBER 31, 1998, 1997 AND 1996
----------------------------------------------------
(Continued)
-----------
8. 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 reconciliation of net loss for the years ended December 31, 1998,
1997 and 1996, and as reported in the statement of operations, and as would be
reported for tax return purposes is as follows:
<TABLE>
<CAPTION>
1998 1997 1996
---------------- --------------- ----------------
<S> <C> <C> <C>
Net loss -
Statement of operations $ (859,817) $ (674,316) $ (222,082)
Add to (deduct from):
Difference in depreciation 31,049 (212) 27,146
Other nondeductible expenses 62,413 18,489 73,185
Tax basis adjustment - Joint Ventures 144,094 (563) (14,735)
---------------- --------------- ----------------
Net loss - tax return purposes $ ( 622,261) $ 656,602) $ (136,486)
================ =============== ================
The reconciliation of Partners' Capital at December 31, 1998, 1997 and
1996, as reported in the balance sheet and as reported for tax return purposes
is as follows:
1998 1997 1996
---------------- --------------- ----------------
Partners' Capital - Balance sheet $ 1,413,016 $ 2,272,833 $ 3,197,149
Add to (deduct from):
Accumulated difference in depreciation (8,833) (39,882) (39,670)
Syndication fees 1,179,381 1,179,381 1,179,381
Other nondeductible expenses 331,298 268,885 250,396
Tax basis adjustment - Joint Ventures 83,555 (60,539) (59,976)
---------------- ---------------- ----------------
Partners' Capital - tax return purposes $ 2,998,417 $ 3,620,678 $ 4,527,280
================ ================ ================
9. SUPPLEMENTAL SCHEDULE OF CASH FLOW INFORMATION:
1998 1997 1996
---- ---- ----
Cash paid for interest $ 436,301 $ 437,760 $ 335,406
================= ================= ================
</TABLE>
10. RECLASSIFICATIONS:
- ----------------------
Certain reclassifications have been made to the 1996 and 1997 balances
to conform with the classifications used in 1998.
31
<PAGE>
SCHEDULE III
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
REAL ESTATE AND ACCUMULATED DEPRECIATION
----------------------------------------
DECEMBER 31, 1998
-----------------
<TABLE>
<CAPTION>
Initial Cost to
Partnership Cost (5)
---------------------------- Capitalized
Land Buildings Subsequent
Property and and to
Description Encumbrances Improvements Improvements Acquisition Retirements
<S> <C> <C> <C> <C> <C>
Fairway Club
(formerly The Villa)
Greenville, SC $ 2,624,135 $ 528,000 $ 3,059,008 $ 280,159 $ 144,026
Player's Club North
Lutz, FL 2,684,952 218,000 2,851,851 15,938 -
------------- ------------ ------------- ------------- -------------
$ 5,309,087 $ 746,000 $ 5,910,859 $ 296,097 $ 144,026
============= ============ ============= ============= =============
Foxhunt Joint Vtr.
Kettering, OH $ 6,000,000 $ 387,500 $ 4,890,020 $ 217,121 -
============= ============ ============= ============= ============
Lakeview Joint Vtr.
Milwaukee, WI $ - $ 200,000 $ 3,785,880 $ 176,455 $(4,162,335)
============= ============ ============= ============= =============
</TABLE>
<TABLE>
<CAPTION>
Gross amounts at which
Carried at Close of Period (3)(4)
-----------------------------------------
Land Buildings
Property and and (1)(2) Accumulated Date of Date
Description Improvements Improvements Total Depreciation Construction Acquired
<S> <C> <C> <C> <C> <C> <C>
Fairway Club
(formerly The Villa)
Greenville, SC $ 554,500 $ 3,168,641 $ 3,723,141 $ 805,630 1971 06/91
Player's Club North
Lutz, FL 226,000 2,859,789 3,085,789 803,570 1986 06/91
------------ ------------- ------------- -------------
$ 780,500 $ 6,028,430 $ 6,808,930 $ 1,609,200
============ ============= ============= =============
Foxhunt Joint Vtr.
Kettering, OH $ 387,500 $ 5,107,141 $ 5,494,641 $ 2,977,048 1972 09/91
============ ============= ============= =============
Lakeview Joint Vtr.
Milwaukee, WI $ - $ - $ - $ - 1971 09/92
============ ============= ============= =============
</TABLE>
32
<PAGE>
SCHEDULE III
(Continued)
REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP-VI B
----------------------------------------------------
REAL ESTATE AND ACCUMULATED DEPRECIATION
----------------------------------------
DECEMBER 31, 1998
-----------------
(1) Cost for Federal income tax purposes is $6,808,930.
(2) A reconciliation of the carrying amount of land and buildings as of
December 31, 1998, 1997 and 1996 follows:
<TABLE>
<CAPTION>
Partnership Properties
1998 1997 1996
--------------- --------------- --------------
<S> <C> <C> <C>
Balance at beginning of period $ 6,808,930 $ 6,764,094 $ 6,727,594
Additions - 188,862 36,500
Dispositions - (144,026) -
--------------- --------------- --------------
Balance at end of period $ 6,808,930 $6,808,930 $ 6,764,094
=============== =============== ==============
Joint Venture Properties
1998 1997 1996
--------------- --------------- --------------
Balance at beginning of period $ 9,588,006 $ 9,575,341 $ 9,440,469
Additions 68,970 12,665 134,872
Dispositions (4,162,335) - -
--------------- --------------- --------------
Balance at end of period $ 5,494,641 $9,588,006 $ 9,575,341
=============== =============== ==============
(3) A reconciliation of accumulated depreciation for building and
improvements for the years ended December 31, 1998, 1997 and 1996
follows:
Partnership Properties
1998 1997 1996
--------------- --------------- ----------------
Balance at beginning of period $ 1,376,933 $ 1,178,672 $ 946,012
Depreciation expense 232,267 237,150 232,660
Dispositions - (38,889) -
--------------- --------------- ----------------
Balance at end of period $ 1,609,200 $ 1,376,933 $ 1,178,672
=============== =============== ================
Joint Venture Properties
1998 1997 1996
-------------- -------------- --------------
Balance at beginning of period $ 4,570,419 $ 4,181,524 $ 3,960,296
Depreciation expense 209,647 388,895 221,228
Dispositions (1,803,018) - -
-------------- -------------- --------------
Balance at end of period $ 2,977,048 $ 4,570,419 $ 4,181,524
============== ============== ==============
</TABLE>
(4) Balance applies entirely to buildings. All properties are depreciated
over 25 year lives.
(5) Sale of Lakeview Apartments in 1998 and flood at Fairway Club (formerly
The Villa) in 1997.
33
<PAGE>
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) 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 04/14/99
--- ---------------- --------
JOSEPH M. JAYSON, Date
Individual General Partner
Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed below by the following persons on behalf of the
registrant and in the capacities and on the dates indicated.
By: /S/ JOSEPH M. JAYSON 04/14/99
--------------------- --------
JOSEPH M. JAYSON, President Date
Principal Executive Officer and Director
/S/ MICHAEL J. COLMERAUER 04/14/99
-------------------------- --------
MICHAEL J. COLMERAUER, Date
Secretary
34
<PAGE>
Supplemental Information to be Furnished with Reports Filed Pursuant to
Section 15(d) of the Act by Registrants Which Have Not Registered Securities
Pursuant to Section 12 of the Act.
The Form 10-K is sent to security holders. No other annual report is
distributed. No proxy statement, form of proxy or other proxy soliciting
material was sent to any of the registrant's security holders with respect to
any annual or other meeting or security holders.
35
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from the
financial statements of Realmark Property Investors Limited Partnership VI-B for
the year ended December 31, 1998, and is qualified in its entirety by reference
to such financial statements.
</LEGEND>
<MULTIPLIER> 1
<S> <C>
<PERIOD-TYPE> 12-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-START> JAN-1-1998
<PERIOD-END> DEC-31-1998
<CASH> 842,779
<SECURITIES> 0
<RECEIVABLES> 99,995
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 1,624,719
<PP&E> 7,064,582
<DEPRECIATION> 1,874,186
<TOTAL-ASSETS> 7,045,544
<CURRENT-LIABILITIES> 323,441
<BONDS> 5,309,087
<COMMON> 0
0
0
<OTHER-SE> 0
<TOTAL-LIABILITY-AND-EQUITY> 7,045,544
<SALES> 0
<TOTAL-REVENUES> 1,629,554
<CGS> 0
<TOTAL-COSTS> 2,489,371
<OTHER-EXPENSES> 0
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 454,777
<INCOME-PRETAX> (859,817)
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (859,817)
<EPS-PRIMARY> (10.61)
<EPS-DILUTED> 0
</TABLE>
