FORM 10-Q
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the quarter ended September 30, 1998
Commission file number 33-18756
ASSISTED HOUSING FUND L.P. I
(Exact name of registrant as specified in its charter)
Washington 91-1391150
(State of organization) (IRS Employer
Identification No.)
1301 Fifth Avenue, Suite 2200, Seattle, WA 98101 (Address of
principal executive offices) (Zip code)
Registrant's telephone number, including area code: (206) 461-4782
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
(Title of class)
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days. Yes X No
The Exhibit Index appears at page 14. There are 15 pages.
<PAGE>
Part I. Financial Information
Item 1. Financial Statements
<TABLE>
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
BALANCE SHEETS
<CAPTION>
Sep 30, December 31,
1998 1997
(Unaudited)
----------- ------------
ASSETS
<S> <C> <C>
Rental property and equipment, at cost:
Buildings and equipment $15,726,936 $15,726,936
Less accumulated depreciation (5,310,157) (4,905,719)
------------- -------------
10,416,779 10,821,217
Land 723,111 723,111
------------- -------------
11,139,890 11,544,328
Cash and cash equivelents:
Rental operation 162,987 150,694
Partnership operation 13,262 8,195
------- -------
176,249 158,889
Restricted deposits:
Tenant trust - security deposits 107,060 103,562
Reserve accounts 669,248 644,775
----------- ----------
776,308 748,337
Other assets:
Accounts receivable 59,073 37,713
Prepaid expenses 12,022 25,609
Organization and start-up costs - -
---------- -----------
71,095 63,322
----------- -----------
$12,163,542 $12,514,876
============= =============
</TABLE>
Continued on page 2A
See notes to financial statements 2
<PAGE>
<TABLE>
<CAPTION>
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
BALANCE SHEETS - (CONTINUED)
<S> <C> <C>
Sept 30, December 31,
1998 1997
(Unaudited)
------------- -------------
LIABILITIES AND PARTNERS' EQUITY (DEFICIT)
Liabilities:
Mortgage notes payable $12,352,718 $12,375,470
LID assessment payable 54,855 54,855
Accounts payable 247,023 215,951
Due to affiliate 584,311 622,375
Accrued liabilities 155,024 135,852
Security deposits payable 110,248 106,172
------------- -------------
13,504,179 13,510,675
Minority interests in partnerships 500,614 519,852
Partners' equity (deficit):
Limited partners (1,791,631) (1,469,287)
General partner (49,620) (46,364)
------------- -------------
(1,841,251) (1,515,651)
------------- -------------
$12,163,542 $12,514,876
============= =============
</TABLE>
See notes to Financial Statements 2A
<PAGE>
<TABLE>
<CAPTION>
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENT OF PARTNERS' EQUITY (DEFICIT)
<S> <C> <C> <C>
Limited General
Partners Partner Total
----------- ------------ ------------
Balance - December 31, 1989 3,127,029 63 3,127,092
Net income (loss) for 1990 (491,129) (4,961) (496,090)
----------- ----------- ------------
Balance - December 31, 1990 2,635,900 (4,898) 2,631,002
Net income (loss) for 1991 (586,906) (5,928) (592,834)
------------ ------------ ------------
Balance - December 31, 1991 2,048,994 (10,826) 2,038,168
Net income (loss) for 1992 (559,355) (5,650) (565,005)
------------ ------------ ------------
Balance - December 31, 1992 1,489,639 (16,476) 1,473,163
Net income (loss) for 1993 (612,230) (6,184) (618,414)
------------ ------------ ------------
Balance - December 31, 1993 877,409 (22,660) 854,749
Net income (loss) for 1994 (594,986) (6,010) (600,996)
------------ ------------ ------------
Balance - December 31, 1994 282,423 (28,670) 253,753
Net income (loss) for 1995 (609,192) (6,153) (615,345)
------------ ------------ ------------
Balance - December 31, 1995 (326,768) (34,824) (361,592)
Net income (loss) 1996 (612,521) (6,187) (618,708)
------------ ------------ ------------
Balance - December 31, 1996 (939,289) (41,011) (980,300)
Net income (loss) for 1997 (529,997) (5,354) (535,351)
------------ ------------ ------------
Balance - December 31, 1997 (1,469,287) (46,364) (1,515,651)
Net income (loss) for September 30,
1998 (Unaudited) (322,344) (3,256) (325,600)
----------- ---------- ------------
Balance - September 30, 1998
(Unaudited) ($1,791,631) ($49,620) ($1,841,251)
============ ========= ============
</TABLE>
See notes to Financial Statements 3
<PAGE>
<TABLE>
<CAPTION>
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENTS OF OPERATIONS
<S> <C> <C> <C> <C>
Quarter Nine Months Quarter Nine Months
Ended Ended Ended Ended
Sept 30, Sept 30, Sept 30, Sept 30,
1998 1998 1997 1997
(Unaudited) (Unaudited) (Unaudited) (Unaudited)
----------- ----------- ----------- -----------
Revenue:
Rental $374,065 $1,119,942 $352,974 $1,061,038
Miscellaneous 14,183 40,386 18,768 55,953
-------- ---------- -------- ----------
388,248 1,160,328 371,742 1,116,991
Expenses:
Operating & maintenance 72,554 194,748 51,926 147,600
Utilities 57,105 184,654 55,314 190,085
General & administrative 81,362 265,775 84,434 256,986
Taxes 83,652 196,340 67,624 157,315
Insurance 13,995 28,145 15,518 34,168
Interest on mortgage notes 66,802 215,521 73,784 219,517
Depreciation 117,044 404,435 180,629 470,005
Miscellaneous 3,095 3,955 1,763 7,540
---------- ------------ -------- ----------
495,612 1,493,573 530,992 1,483,216
(107,364) (333,245) (159,250) (366,225)
Other income (expenses):
Interest earned on escrow
accounts & cash reserves 23 78 71 179
Minority Interest 6,345 19,154 6,877 19,505
General & administrative (2,411) (11,587) (1,927) (30,693)
Partnership management
fees 0 0 (18,629) (55,888)
Amortization of organi-
zation & start-up costs 0 0 0 0
----------- --------- -------- --------
3,957 7,645 (13,608) (66,897)
----------- --------- -------- --------
Net income (loss) (103,407) (325,600) (172,858) (433,122)
=========== =========== ======== ========
Net income (loss) per unit of
limited partnership interest (146) (459) (243) (610)
=========== =========== ========= =========
</TABLE>
See notes to Financial Statements 4
<PAGE>
<TABLE>
<CAPTION>
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENTS OF CASH FLOWS
<S> <C> <C>
Nine Months Nine Months
Ended Ended
September 30, September 30,
1998 1997
(Unaudited) (Unaudited)
------------ ----------
Cash flows from operating activities:
Net Income (loss) (325,600) (433,122)
Adjustments to reconcile net (loss) to net
cash provided by operating activities:
Depreciation 404,438 470,005
Amortization of organization and
start-up costs 0 0
Minority interest in operations (19,154) (19,504)
Decrease (increase) in:
Accounts receivable (21,360) (23,287)
Prepaid expenses 13,587 (1,204)
Increase (decrease) in:
Accounts payable 31,072 3,655
Accrued liabilities 19,172 66,860
Due to affiliates (38,064) 54,226
----------- ----------
Net cash provided by operating activities 64,091 117,629
Cash flows from investing activities:
Acquisition and construction of rental property 0 (8,968)
Decrease (increase) in restricted deposits (24,473) (61,323)
Security deposits payable 578 (132)
------------ ----------
Net cash provided (used) in investing activities (23,895) (70,423)
Financing activities:
Minority partners' capital contributions (84) (118)
Mortgage principal payments (22,752) (16,166)
------------ ----------
Net cash provided by financing activities (22,836) (16,284)
------------ ----------
Net increase (decrease) in cash and cash equivalents 17,360 30,922
Cash and cash equivalents - beginning of year 158,889 146,318
------------ ----------
Cash and cash equivalents - end of period $176,249 $177,240
============ ==========
Supplemental disclosure of cash flow information:
Cash paid during the year for interest
(net of amounts capitalized) $215,521 $219,517
============ ==========
</TABLE>
See notes to Financial Statements 5
<PAGE>
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
For the Quarter Ended September 30, 1998
1. General
Assisted Housing Fund L.P. I (the Partnership) is a limited partnership which
was organized November 2, 1987 under the laws of the state of Washington to
acquire limited partnership interests in other partnerships (the Property
Partnerships), each of which has been organized to develop or purchase a low- or
moderate-income apartment complex. The Partnership's general partner is Murphey
Favre Properties, Inc. (MFP), a wholly-owned subsidiary of WM Financial, Inc.,
which is a wholly-owned subsidiary of Washington Mutual Bank (WMB).
The Partnership completed its public offering of limited partnership interests
and commenced operations on April 14, 1989. Prior to that date, the
Partnership's activities consisted solely of purchasing limited partnership
interests in Property Partnerships which were in the development process. As of
December 31, 1997, limited partners held the 703 units of limited partnership
interests outstanding.
The Partnership has invested as a limited partner in eleven Property
Partnerships. The developer of each apartment complex serves as the general
partner (DGP) of the respective Property Partnership. Additionally, a
wholly-owned subsidiary of MFP, Murphey Favre Housing Managers (MFHM), is a
special limited partner in each Property Partnership. MFHM has the right to
oversee the management of each Property Partnership and has certain approval
rights over the actions of each DGP. The Partnership Agreement for each Property
Partnership sets forth the allocations of profits, losses and distributions of
net cash flow from operations or from sale or refinancing of the rental
property.
The properties owned by the Property Partnerships were financed and constructed
under Section 515 of the National Housing Act, as amended (administered by
Farmer's Home Administration, now known as Rural Housing Services (RHS)). Under
this program, the Property Partnerships provide housing to low- and
moderate-income families. Lower rental charges to tenants are recovered by the
Property Partnerships through an interest reduction program which reduces the
effective interest rate over the lives of the mortgages to 1 percent and a
rental assistance program whereby RHS pays the Property Partnerships for a
portion of qualified tenant rents.
Construction of the rental properties began in June, 1988 and all were completed
by January 31, 1991. Rental operations began in April, 1989.
<PAGE>
2. Summary of Significant Accounting Policies
a. The Partnership's financial statements are reported on a consolidated basis
with the Property Partnerships in which it has invested because the Partnership
(as a limited partner) holds approximately 99% profit and loss interests and
approximately 55% of the equity interests in each Property Partnership and
because of the aforementioned rights of MFHM to restrict the authority of each
DGP.
The consolidated financial statements, include the financial statements of the
Partnership and eleven Property Partnerships: Fairview Apartments Company
Limited Partnership (Fairview); Ionia Limited Dividend Housing Association
Limited Partnership (Ionia); Logan Apartments Company Limited Partnership
(Logan); Rolling Brook II Limited Dividend Housing Association Limited
Partnership (Rolling Brook); Wexford Manor Limited Dividend Housing Association
Limited Partnership (Wexford); Blue Heron Apartment Associates Limited
Partnership (Blue Heron); Glenwood Apartment Associates Limited Partnership
(Glenwood); Pacific Place Apartment Associates Limited Partnership (Pacific
Place); Cove Limited Dividend Housing Association Limited Partnership (Cove);
Washington Street Limited Dividend Housing Association Limited Partnership
(Washington); and, Fayette Hills Limited Partnership (Fayette).
All material interpartnership transactions and balances have been eliminated.
The minority partners' interests in the losses of the Property Partnerships,
which aggregate $42,270 and $39,193 as of September 30, 1998 and December 31,
1997, respectively, are included in other income.
b. The accrual method of accounting is used for both financial statement and
income tax purposes.
c. Rental property and equipment is stated at cost including interest of
$387,000, capitalized during construction.
The partnership agreements for the Property Partnerships require the DGP's to
fund cost overruns on the development of the rental properties. As of September
30, 1998 and December 31, 1997, $589,462 of such cost overruns have been
recorded as capital contributions from DGP's and have been included in the cost
basis of the rental property. All depreciation related thereto has been
specially allocated to the respective DGP's.
d. Depreciation is computed for financial statement purposes using the
straight-line method over the estimated useful lives of the related assets as
follows:
Building shell and components.................... 27.5 years
Land improvements.................................. 15 years
Appliances......................................... 10 years
Carpets and draperies.............................. 10 years
Depreciation is computed for income tax purposes using the
modified-accelerated-cost-recovery-system (MACRS).
<PAGE>
e. No income tax provision has been included in the financial Statements since
income or loss of a Partnership is required to be reported by the respective
partners on their income tax returns.
f. For purposes of the statement of cash flows, all investment instruments
purchased with a maturity of three months or less are considered to be cash
equivalents.
g. Costs aggregating $71,921 incurred in connection with organization and
start-up of the partnerships have been capitalized and are being amortized on a
straight-line basis over a five-year period.
h. Certain amounts as previously presented in the 1997 financial statements have
been reclassified to conform with the 1998 presentation.
i. The unaudited interim financial statements include all adjustments which are,
in the opinion of management, necessary to fairly state the results for the
interim periods presented. These adjustments are all of a normal recurring
nature.
3. Transactions with Affiliates
In connection with the offering of units of limited partnership interest, the
acquisition and development of rental property and the management of both the
rental property and the Partnership, the Partnership and Property Partnerships
have paid or accrued the following amounts to certain affiliates:
Quarter Ended Year Ended
Sept 30, 1998 Dec 31, 1997
Murphey Favre Properties, Inc.
Reimbursements, at cost $ 1,875 $ 7,500
Developer general partners and affiliates
Property management fees 29,826 121,887
The Partnership maintains deposits in certain of WMB's interest-bearing accounts
which aggregated $13,262 and $8,195 at September 30, 1998 and December 31, 1997,
respectively. Interest earned on such deposits totaled $23 and $253 during the
quarter ended September 30, 1998 and year ended December 31, 1997, respectively.
Terms of the RHS Loan Agreements require each DGP to provide interest-free
advances of stipulated amounts as initial operating capital to the Property
Partnerships. Due to affiliates includes $152,107 and $152,107 of such advances
at September 30, 1998 and December 31, 1997, respectively, which will be repaid
in two to five years upon approval of RHS, or from the proceeds of future sales
of the respective Properties. The balance includes DGP advances of $35,468 for
land improvements and $14,209 to fund operating deficits. The remaining balance
due to affiliates includes program management fees and reimbursements payable to
MFP.
<PAGE>
Under the terms of management services
agreements, affiliates of the DGP's provide management services for the rental
properties and receive compensation for such services in amounts approximating
8% of gross rental revenue.
4. Cash Held in Escrow Accounts
The partnership agreements for the Property Partnerships require that specified
amounts be deposited by the Partnership into escrow accounts. Such funds are
released from escrow upon completion of certain requirements in the development
of the rental properties and paid to the DGP's to reduce development fees
payable.
5. Cash in Reserve Accounts
The Loan Agreements between the Property Partnerships and RHS require the
Property Partnerships to deposit into separate reserve accounts (savings
accounts) $126,889 annually until the reserve accounts reach $1,268,211. With
the prior approval of RHS, these funds can be used for: (1) loan debt service,
if operating funds cannot meet these obligations: (2) repairs and replacements
caused by catastrophe or long-range depreciation; (3) improvements or extensions
to the buildings; and, (4) any other reason RHS determines will promote or be
beneficial to the purpose of the loans.
6. Mortgage Notes Payable
The mortgage notes are payable to RHS in monthly installments stated in the
table below. In accordance with provisions of Interest Credit Agreements, RHS
provides monthly interest credits which reduce the interest rates stated in the
mortgage notes to effective rates of 1 percent over the lives of the mortgages.
Amortization of principal is based on the stated rates of 8.75% to 10.75% under
RHS's Predetermined Amortization Schedule System (PASS). Substantially all of
the rental property and equipment is pledged as collateral on the mortgages. No
partner is personally liable on the mortgage notes.
Amendments enacted in 1979 and 1987 to Section 515 of the National Housing Act
contain restrictive provisions for prepayment of Section 515 loans. In summary,
RHS may refuse offers to prepay the mortgage notes and require that the projects
be used for the purpose of housing those eligible, as provided in Section 515,
for a period of 20 years.
<PAGE>
The loan balances, net monthly payments, and due dates for each Property
Partnership are as follows:
Net Monthly Loan Balance
Payment Sept 30, 1998 Due Date
Fairview $ 2,744 $ 1,277,566 April, 2040
Ionia 1,532 713,691 October, 2040
Logan 2,142 998,202 March, 2041
Rolling Brook 1,614 750,149 June, 2040
Wexford 1,567 728,268 April, 2040
Blue Heron 3,173 1,474,797 June, 2040
Glenwood 3,111 1,441,712 May, 2039
Pacific Place 1,632 759,795 June, 2039
Cove 3,092 1,436,588 April, 2040
Washington 1,545 717,771 May, 2040
Fayette 4,398 2,054,179 December, 2039
Total $26,550 $12,352,718
Principal Payments on the mortgage notes for the next 5 years are as follows:
Year Amounts
1998 4,092
1999 29,361
2000 32,115
2001 35,113
2002 38,422
2003 and later years 12,213,615
$12,352,718
7. Limited Distributions to Partner
Limited distributions payable from funds provided by rental operations of the
Property Partnerships are limited by the Loan Agreements to eight percent per
year of the Property Partnerships' initial equity, as determined by the RHS.
Current RHS regulations limit the distribution payments in any year to a maximum
of the annual distribution for the current year and the prior year. Distribution
payments are also subject to approval by RHS. Prerequisites to limited
distributions being paid by each Property Partnership are: (a) funding of the
reserve account must be current and (b) the mortgage note must be current.
<PAGE>
8. Contingencies
In September, 1995 the city of Winslow issued a L.I.D. assessment for Blue
Heron's share of street and utility improvements in the amount of $68,569. The
assessment is payable in 10 equal annual installments together with interest at
the rate of 6.25 percent. At December 31, 1997, the fair value of the L.I.D.
assessment approximates the amount recorded in the financial statements.
Principal payments on the assessment for the next 5 years are as follows:
Year Amounts
1998 6,857
1999 6,857
2000 6,857
2001 6,857
2002 6,857
2003 and later years 20,570
$54,855
9. Guarantees
Each of the DGP's has made certain guarantees to the respective Property
Partnership which include the following : (i) the rental property will be
completed in accordance with the approved plans and specifications; (ii) they
will fund construction cost overruns; (iii) they will fund operating deficits of
the rental property through December 31, 1991 or 1992, by providing
interest-free loans to the Property Partnership amounting to between $30,000 and
$50,000; and, (iv) they will compensate the Partnership in the event the actual
low-income housing tax credit is less than 85% to 90% of the available credit.
Advances made pursuant to this guarantee shall be repayable from proceeds of
future sale or dissolution.
Item 2. Management's Discussion and Analysis
Assisted Housing Fund L.P. I (the Partnership) is a limited partnership
organized under the laws of the state of Washington.
The Partnership has invested as a limited partner in eleven other limited
partnerships (Property Partnerships) which develop, own, and operate residential
apartment complexes which benefit from some form of federal assistance programs
and which qualify for low-income housing credits (Tax Credits) pursuant to the
Internal Revenue Code by the Tax Reform Act of 1986.
The Partnership's general partner is Murphey Favre Properties, Inc., (MFP), a
wholly-owned subsidiary of WM Financial, Inc. which is a wholly-owned subsidiary
of Washington Mutual Bank (WMB).
The Partnership completed its public offering of units of limited partnership on
April 14, 1989 with proceeds totaling $3,511,000 through the sale of 703 units.
There are 331 limited partners and one General Partner in the Partnership.
Each Property Partnership has, as its general partner, one or more individuals
or an entity not affiliated with the Partnership or MFP. In accordance with the
Partnership Agreements under which such entities are organized, the Partnership
depends on the DGP's for the management of each Property Partnership.
During the quarter, management's emphasis was on the continued operation of
eleven properties placed in service. The properties maintained high levels of
occupancy. At September 30, 1998, three properties were 100% occupied, six
properties were between 90% and 98% occupied, and two properties were between
85% and 89% occupied.
<PAGE>
In 1997, one property located in the state of Michigan, had an
average occupancy of 80% which reduced cash flow. Property Management deferred
property taxes which were delinquent at December 31, 1997. During the first
quarter, Property Management requested RHS approval for use of reserve funds to
pay the delinquent taxes. This property will continue to be closely monitored by
management.
Results of Operations
On a consolidated basis, net income before depreciation and amortization for the
third quarter 1998 was $12,114 compared with net income before depreciation and
amortization in the third quarter of 1997 of $21,379. Rental revenues for the
third quarter of 1998 were up 5.9% from the third quarter 1997 while the third
quarter 1998 expenses including depreciation were down 7.1% from the second
quarter 1997.
Liquidity and Capital Resources
The Partnership completed its public offering of units of limited partnership on
April 14, 1989, with proceeds totaling $3,511,000 from 339 limited partners. The
Partnership invested $2,542,000 of offering proceeds in eleven Property
Partnerships.
Offering proceeds equal to $175,750 were reserved by the Partnership to fund its
operating expenses. As of September 30, 1998, the cash reserves of the
Partnership totaled $13,262. It is expected that the Partnership will draw on
the reserves in future quarters to fund accounting and other operating expenses
of the Partnership. Nominal cash distributions from the Property Partnerships
will supplement the cash reserves. It is expected that all cash distributions
received from the Property Partnerships will be used to defray the operating
expenses of the Partnership and thus it is not likely any distribution will be
made to the limited partners.
The Partnership is not required to fund additional amounts to the Property
Partnerships based on each Property Partnership agreement. Additionally, each
Property Partnership is operated as an individual project, and without any
contractual arrangements of any kind between the Property Partnerships. In the
third quarter 1998, three properties generated deficit cash flow and eight
generated positive cash flow. The deficits were funded by cash reserves of the
Property Partnerships.
Included in cash deposits on the consolidated balance sheets were $13,262 and
$8,195, held as deposits by the Partnership in Washington Mutual Bank accounts
as of September 30, 1998 and December 31, 1997, respectively. Washington Mutual
Bank is affiliated with MFP, the general partner of the Partnership.
There are no additional acquisitions nor any dispositions planned.
<PAGE>
PART II. OTHER INFORMATION
Except for the disclosures set forth below, all items under Part II are
inapplicable or have a negative response and are therefore omitted.
Item 6. Exhibits and Reports on Form 10-Q
a.) Listing of Exhibits.
Exhibit Incorporated by
No. Reference From
3 Certificate of Exhibit C to Form S-11
Limited Partnership Registration Statement
No. 91.1391150
10 Material Contracts Exhibit 10 to Form 10-K
filed for year ended
December 31, 1989
13 Annual Report to Exhibit 13 to Form 10-K
Security Holders filed for year ended
December 31, 1995
<PAGE>
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.
Dated this 16th day of November, 1998.
Assisted Housing Fund L.P. I
By: Murphey Favre Properties, Inc.
Its Managing General Partner
Herbert F. Fox, Vice President /s/
Herbert F. Fox, Vice President
and Principal Financial Officer
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 9-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-START> JAN-01-1998
<PERIOD-END> SEP-30-1998
<CASH> 172,249
<SECURITIES> 0
<RECEIVABLES> 59,073
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 247,344
<PP&E> 16,450,046
<DEPRECIATION> 5,310,157
<TOTAL-ASSETS> 12,163,542
<CURRENT-LIABILITIES> 402,047
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 0
<TOTAL-LIABILITY-AND-EQUITY> 12,163,542
<SALES> 0
<TOTAL-REVENUES> 1,160,328
<CGS> 0
<TOTAL-COSTS> 1,489,618
<OTHER-EXPENSES> (3,690)
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 215,521
<INCOME-PRETAX> (325,600)
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (325,600)
<EPS-PRIMARY> 0
<EPS-DILUTED> 0
</TABLE>
