SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
|X| QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 1997
OR
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from __________________ to____________________
Commission File No. 1-10150
ANGELES PARTICIPATING MORTGAGE TRUST
(Exact name of registrant as specified in its charter)
California 95-6881527
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification Number)
3 Pickwick Plaza, Suite 250 91362
Greenwich, CT 06830 (Zip Code)
(Address of principal executive offices)
Registrant's telephone number, including area code: (203) 861-0752
Securities registered pursuant to Section 12(b) of the Act:
Title of each class: Name of Exchange on which registered:
Class A Shares, $1.00 par American Stock Exchange
value per share, of Angeles Participating
Mortgage Trust
Securities registered pursuant to Section 12(g) of the Act: None
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 ___
As of May 7, 1997, there were 7,550,000 Class A Shares of Angeles
Participating Mortgage Trust Class A, $1.00 par value, outstanding.
Total Pages 13
ANGELES PARTICIPATING MORTGAGE TRUST
<PAGE>
Index
Page
----
Part I. Financial Information
Item 1. Balance Sheets at March 31, 1997 and December 31, 1996 3
Statements of Operations - For the three months ended
March 31, 1997 and 1996 4
Statements of Cash Flows - For the three months ended
March 31, 1997 and 1996 5
Notes to Consolidated Financial Statements 6
Item 2. Management's Discussion and Analysis of Financial
Condition and Results of Operations 9
Part II. Other Information
Item 6. Exhibits and Reports on Form 8-K 11
2
<PAGE>
Angeles Participating Mortgage Trust
Balance Sheets
<TABLE>
<CAPTION>
(Unaudited)
March 31, December 31,
1997 1996
------------ ------------
<S> <C> <C>
ASSETS
Cash and cash equivalents $ 877,000 $ 1,888,000
Investments 5,983,000 --
Mortgage note receivable 3,649,000 3,707,000
Accrued interest 197,000 56,000
Other receivables 5,000 8,000
Other assets 15,000 15,000
------------ ------------
Total assets $ 10,726,000 $ 5,674,000
============ ============
LIABILITIES AND SHAREHOLDERS' EQUITY
Liabilities:
Accounts payable $ 35,000 $ 37,000
Accrued expenses 142,000 142,000
------------ ------------
Total liabilities 177,000 179,000
------------ ------------
Minority Interest 4,053,000 3,917,000
------------ ------------
Shareholders' equity:
Class A Shares (7,550,000 shares issued and outstanding,
$1.00 par value, unlimited shares authorized) 7,550,000 2,550,000
Class B Shares (3,775,000 shares issued and outstanding,
$.01 par value, unlimited shares authorized) 38,000 13,000
Unrealized loss on "available for sale" investments (24,000) --
Additional paid in capital 42,228,000 42,329,000
Accumulated undistributed net realized gain from sale of
mortgages 2,545,000 2,545,000
Accumulated distributions in excess of cumulative net
income other than gain from sale of mortgages (45,841,000) (45,859,000)
------------ ------------
Total shareholders' equity 6,496,000 1,578,000
------------ ------------
Total liabilities and shareholders' equity $ 10,726,000 $ 5,674,000
============ ============
</TABLE>
The accompanying notes are an integral part of the financial statements.
3
<PAGE>
Angeles Participating Mortgage Trust
Statements of Operations (Unaudited)
Three months ended
March 31,
----------------------------
1997 1996
----------- -----------
Revenue:
Interest income from mortgage notes $ 155,000 $ --
Interest income from investments 83,000 8,000
Other income 2,000 --
----------- -----------
Total revenue 240,000 8,000
----------- -----------
Costs and expenses:
General and administrative 76,000 205,000
----------- -----------
Total costs and expenses 76,000 205,000
----------- -----------
Net income (loss) before minority interest 164,000 (197,000)
Minority Interest (146,000) --
----------- -----------
Net income (loss) $ 18,000 $ (197,000)
=========== ===========
Net income (loss) per Class A Share $ 0.01 $ (0.08)
=========== ===========
Cash distributions per Class A Share $ 0.00 $ 0.00
=========== ===========
Weighted average of shares outstanding 6,328,000 2,550,000
=========== ===========
The accompanying notes are an integral part of the financial statements.
4
<PAGE>
Angeles Participating Mortgage Trust
Statements of Cash Flows (Unaudited)
<TABLE>
<CAPTION>
Three months ended
March 31,
------------------------------------
1997 1996
----------- -----------
<S> <C> <C>
Cash flows from operating activities:
Net income (loss) $ 18,000 $ (198,000)
Adjustments to reconcile net income (loss) to cash flows from operating
activities:
Minority Interest 146,000 --
Decrease (increase) in other receivables (138,000) 5,000
Increase (decrease) in accounts payable and accrued
expenses (2,000) 114,000
----------- -----------
Cash flows provided (used) by operating activities 24,000 (79,000)
----------- -----------
Cash flows from investing activities:
Investments in securities (6,019,000) (1,478,000)
Principal collections from investment securities 2,000 209,000
Sale of investment securities -- 1,477,000
Principal collections from mortgage notes 58,000 --
----------- -----------
Cash flows (used) provided by investing activities (5,959,000) 208,000
----------- -----------
Cash flows from financing activities:
Exercise of warrants 4,924,000 --
----------- -----------
Cash flows provided by financing activities 4,924,000 --
----------- -----------
(Decrease) increase in cash and cash equivalents (1,011,000) 129,000
Cash and cash equivalents at beginning of period 1,888,000 863,000
----------- -----------
Cash and cash equivalents at end of period $ 877,000 $ 992,000
=========== ===========
</TABLE>
The accompanying notes are an integral part of the financial statements.
5
<PAGE>
Angeles Participating Mortgage Trust
Notes to Consolidated Financial Statements
Note 1 - General
In the opinion of management, the accompanying unaudited financial
statements contain all of the adjustments necessary to present fairly the
consolidated financial position of Angeles Participating Mortgage Trust
("APART") and its investee operating partnership, APMT Limited Partnership, a
Delaware limited partnership (the "Partnership"), at March 31, 1997 and the
results of operations and its cash flows for the three months ended March 31,
1997 and 1996, in conformity with generally accepted accounting principles
applied on a consistent basis. All adjustments included are of a normal and
recurring nature. Although APART owns less than 50% of the Partnership, the
operations and financial position of APART and the Partnership are consolidated
under generally accepted accounting principles, because APART controls the
Partnership in its capacity as general partner of the Partnership. Furthermore,
both APART and the other investor in the Partnership are under common control as
further described in Note 4. The accounting policies followed by APART are more
fully described in Note 2 to APART's financial statements included as part of
its 1996 Annual Report on Form 10-K which is incorporated herein by reference.
The results of operations for the three month period ended March 31, 1997
are not necessarily indicative of the results that may be expected for the year
ending December 31, 1997.
Note 2 - Organization
APART is a California business trust which was formed as a real estate
investment trust ("REIT") under applicable provisions of the Internal Revenue
Code initially for the purpose of making and acquiring various types of
mortgages and other loans, primarily with entities affiliated with APART's
former advisor.
On September 26, 1996, the shareholders of APART approved a Restated
Declaration of Trust which, among other things, revised APART's investment
policy to allow APART to acquire a diversified portfolio of interests (the
"Diversified Portfolio") in real estate or real estate-related assets, including
originating or acquiring mortgage loans, acquiring real estate-related debt
securities, making purchase money loans with respect to assets sold by APART and
acquiring non-performing or under performing debt secured by real estate assets.
APART currently intends to focus its acquisition efforts on assets which exhibit
one or more of the following characteristics: (a) assets owned by distressed
sellers; (b) assets priced below or having a deemed value for collateralization
purposes that is less than reproduction cost; (c) equity interests in, and/or
debt interests secured by, assets located in markets or submarkets experiencing
population or job growth, and which are located near historically stable
employment generator bases, such as government, university and medical centers;
(d) interests which are publicly traded, including other REIT equities, limited
partnership interests and debt interests. This investment policy is subject to
restrictions which require the approval of certain shareholders as to certain
types of investments.
On September 26, 1996, APART became the sole general partner of the
Partnership (see Note 4). Initially, APART will not be required to operate
exclusively through the Partnership and, thus, will not have any obligation to
contribute additional cash. However, due to the exercise of the warrants (as
discussed in Note 5), the Board of Trustees has the right to cause APART to
contribute substantially all of APART's uncontributed assets to the Partnership
for additional interests in the Partnership. Following any such exercise APART
must agree to conduct all of its real estate-related investment activities
exclusively through the Partnership.
Note 3 - Investments
As of March 31, 1997, APART holds one investment in U.S. Treasury Notes and
four investments in Government National Mortgage Association securities
("GNMA"). The U.S. Treasury Note has a coupon rate of 6.5%, matures on April 30,
1997 and is classified as "held to maturity." The GNMAs each have a coupon rate
of 7.5%; three of the GNMAs mature in 2027 and the other GNMA matures in 2026.
In accordance with Statement of Financial Accounting Standards No. 115 ("FASB
115") APART has classified all GNMA investments as "available for sale" because
they are freely tradeable. As of March 31, 1997, APART recorded a current
unrealized loss of $24,000 from its GNMAs which is reflected in the
shareholders' equity section of the balance sheet.
6
<PAGE>
Note 4 - The Partnership
On September 26, 1996, APART became the sole general partner of the
Partnership by contributing $400,000 in cash, evidenced by for 400,000 Operating
Partnership Units ("OPU")(a 8.05% interest) in the Partnership. Starwood
Mezzanine Investors, L.P. ("Starwood Mezzanine") contributed to the Partnership
its entire interest in certain mortgage participation certificates valued by
APART at approximately $4.6 million as of September 30, 1996, evidenced by
4,568,944 OPU (a 91.95% interest) in the Partnership. These OPU are convertible
into registered Class A Shares of APART on a one-for-one basis, subject to
certain restrictions.
APART and the Partnership are considered to be entities under common
control and the consolidated operations of APART and the Partnership have been
accounted in accordance with generally accepted accounting principles governing
such entities. The mortgage note contributed by Starwood Mezzanine into the
Partnership was reflected in the financial statements at its predecessor basis
of $3.76 million. As of March 31, 1997, the mortgage note had a basis of $3.65
million. Interest payments due in connection with the mortgage were current and
the borrower remained in compliance with all terms of the mortgage.
The mortgage participation certificates comprise the first mortgage note on
the Warwick Hotel, a 20-story hotel and apartment complex located in
Philadelphia, PA. The mortgage has a face value of $4.9 million and requires
monthly payments of approximately $71,000, representing principal and interest
at a rate of 9% per annum. The note was originally issued with a face amount of
$8.5 million on December 1, 1979 with the final payment due November 30, 2004.
Starwood Mezzanine acquired this note at a discount from face value in February
1995 and has been accounting for it under the effective interest method.
Summary financial information for the borrower for the quarter ended March
31, 1996 is not yet available; however, December 31, 1996 information is as
follows:
For the year
ended December 31, 1996
-----------------------
Total Assets $9,763,874
==========
Total Liabilities $8,726,864
Partners' Capital 1,037,010
----------
Total liabilities and partners' capital $9,763,874
==========
Revenue $7,824,204
Expenses 6,926,447
----------
Net Income $ 897,757
==========
Note 5 - Shareholders' Equity
The shares of APART are of two classes: Class A Shares (par value $1.00 per
share) and Class B Shares (par value $.01 per share). There is no limit on the
number of either Class A or Class B Shares which APART is authorized to issue.
Class B Shares in an amount equal to one-half of the number of Class A Shares
outstanding have been issued by APART. Class A and Class B Shares are each
entitled to one vote per share with respect to the election of Trustees and
other matters. The Class B Shares are convertible at the option of the Class B
Shareholder into Class A Shares on the basis of 49 Class B Shares for one Class
A Share; provided that no more than 20% of the original amount of outstanding
Class B Shares (on a cumulative basis) is so convertible in any year. All
distributions of Net Cash will be distributed 99% to the
7
<PAGE>
Class A Shareholders and 1% to the Class B Shareholders.
In November 1993, APART was notified that SAHI, Inc. had acquired all of
APART's 1,275,000 outstanding Class B Shares. Subsequent to the acquisition of
the Class B Shares, SAHI Partners ("SAHI") purchased the Class B Shares from
SAHI, Inc. and accumulated 244,100 Class A Shares or 9.57% of the total
outstanding Class A Shares of APART as of December 31, 1996.
On September 26, 1996, APART became sole general partner of the Partnership
by contributing $400,000 in cash, in exchange for a 8.05% interest in the
Partnership evidenced by 400,000 OPU. Starwood Mezzanine became the 91.95%
limited partner by contributing to the Partnership its entire interest in the
participation certificates in the Warwick Hotel mortgage note valued by APART at
approximately $4.6 million at the time of contribution. Starwood Mezzanine's
interest in the Partnership is evidenced by 4,568,944 OPU, which are convertible
into Class A Shares pursuant an exchange rights agreement. In addition, Starwood
Mezzanine has the right to require APART to register for public sale, any or all
of the Class A Shares in the Partnership issued to it upon the exercise of the
Class A Warrant or upon exchange of the OPU issued to Starwood Mezzanine. These
OPU are convertible into registered Class A shares of APART on a one-for-one
basis, subject to certain restrictions.
On January 22, 1997, Starwood Mezzanine exercised all of the outstanding
Class A Warrants to acquire 5,000,000 Class A Shares at $1 per share, bringing
its total beneficial ownership to 5,000,000 Class A Shares and 4,568,944 OPU. In
addition, SAHI, Inc. exercised all of the outstanding Class B Warrants to
acquire 2,500,000 Class B Shares, bringing its total beneficial ownership to
3,775,000 Class B Shares and 244,100 Class A Shares, with the opportunity to
acquire an additional 2,284,471 Class B Shares upon conversion of the OPU to
Class A Shares. Each share of Class A Shares and Class B Shares is entitled to
one vote per share. Due to the exercise of the entire Class A and Class B
Warrants, SAHI, SAHI, Inc., and Starwood Mezzanine ("SAHI Nominees") jointly own
70% of the outstanding Class A Shares and, with the voting interest of the Class
B Shares, control 80% of the voting interest of APART.
Note 6 - Incentive Plan
On September 26, 1996, the shareholders approved an incentive plan for the
Trustees (the "Trustee Plan") and an incentive plan for employees (the "Employee
Plan"). The Trustee Plan provides for the issuance of up to 50,000 stock options
and the Employee Plan provides for the grant of up to 377,500 shares in the form
of stock options, share appreciation rights, restricted shares, and deferred
shares. As of March 31, 1997, 2,000 stock options were granted under the Trustee
Plan. All Trustees affiliated with the SAHI Nominees waived their rights to
receive stock options during 1996 and 1997. The options are fully vested and
have an exercise price of $1.38 per share. No stock options have been granted
under the Employee Plan.
8
<PAGE>
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS
General
APART is a California business Trust organized to operate as a REIT. On
March 15, 1994, APART announced that it had entered into an agreement with SAHI
Partners ("SAHI") and SAHI, Inc. for the sale of the Warrants for the right to
purchase five million of APART's Class A Shares at a price of $1 per share and
2,500,000 Class B Shares for a price of $0.01 per share. SAHI and SAHI, Inc.
purchased the Warrants for $101,000, which amount was applied against the
purchase price for the first Class A and Class B Shares purchased pursuant to
the Warrant. On March 28, 1996, the Class A Warrants were assigned to Starwood
Mezzanine Investors "(Starwood Mezzanine").
On September 26, 1996, APART became sole general partner of the APMT
Limited Partnership ("the Partnership") by contributing $400,000 in cash, in
exchange for a 8.05% interest in the Partnership evidenced by 400,000 OPU.
Starwood Mezzanine became the 91.95% limited partner by contributing to the
Partnership its entire interest in the participation certificates in the Warwick
Hotel mortgage note valued by APART at approximately $4.6 million at the time of
contribution. Starwood Mezzanine's interest in the Partnership is evidenced by
4,568,944 OPU, which are convertible into Class A Shares pursuant to an exchange
rights agreement. In addition, Starwood Mezzanine has the right to require APART
to register for public sale, any or all of the Class A Shares in the Partnership
issued to it upon the exercise of the Class A Warrant or upon exchange of the
OPU issued to Starwood Mezzanine. These OPU are convertible into Class A Shares
on a one-for-one basis, subject to certain restrictions.
On January 22, 1997, Starwood Mezzanine exercised all of the outstanding
Class A Warrants to acquire 5,000,000 Class A Shares. In addition, SAHI, Inc.
exercised all of the outstanding Class B Warrants to acquire 2,500,000 Class B
Shares. As a result of the exercise of the Warrants, APART's capital increased
by $5,025,000, and funds from this capitalization are available to be invested
in accordance with the APART business plan.
Although APART did not pursue its stated investment policy in 1994 and
1995, the investment policy of APART prior to September 26, 1996 was
predominantly to make mortgage loans to certain entities affiliated with APART's
former advisor. On September 26, 1996, the shareholders approved a Restated
Declaration of Trust which significantly changed the investment policy of APART.
APART currently intends to focus its acquisition efforts on assets which exhibit
one or more of the following characteristics: (a) assets owned by distressed
sellers; (b) assets priced below or having a deemed value for collateralization
purposes that is less than reproduction cost; (c) equity interests in, and/or
debt interests secured by, assets located in markets or submarkets experiencing
population or job growth, and which are located near historically stable
employment generator bases, such as government, university and medical centers;
(d) interests which are publicly traded, including other REIT equities, limited
partnership interests and debt interests.
Liquidity and Capital Resources
APART's primary source of cash is from interest earned on the mortgage note
receivable, investments and cash and cash equivalents. APART's investments and
cash and cash equivalents were approximately $6.9 million and $1.9 million as of
March 31, 1997 and December 31, 1996, respectively.
APART has paid no dividends since 1993. The amount and timing of any future
cash dividends, if any, is impossible to predict at this time. Shareholders'
equity approximates the amount of remaining cash, investments, and other assets.
Management believes that there will be sufficient cash available from operations
to meet the obligations of APART in future periods and to operate as a going
concern through the 1997 fiscal year.
On January 22, 1997, Starwood Mezzanine and SAHI, Inc exercised the
Warrants and APART received a gross amount of $5,025,000. This cash is available
to be invested in accordance with the APART business plan. During the first
quarter of 1997, these funds were primarily used to purchase Government National
Mortgage Association securities ("GNMA") and U.S. Treasury Notes.
APART has historically operated as a REIT and maintained its qualification
as a REIT under the Code. APART intends to continue to operate so as to qualify
as a REIT under the Code.
9
<PAGE>
Results of Operations
During the three months ended March 31, 1997, total revenue increased
$232,000 as compared to total revenue for the three months ended March 31, 1996.
This increase is a result of the interest generated by the Partnership and the
GNMAs.
The decrease in APART's total costs and expenses during the three months
ended March 31, 1997 compared to the three months ended March 31, 1996 is
primarily due to the reduction of legal fees resulting from costs incurred in
1996 relating to the preparation of the proxy, combined with the elimination of
payroll and office rental costs.
The minority interest represents Starwood Mezzanines' share of the net
income generated by the Partnership.
10
<PAGE>
PART II. OTHER INFORMATION
Item 6. Exhibits and Reports on Form 8-K
a. Exhibits
Refer to Exhibit Index on page 12 of this report.
b. Reports on Form 8-K
On January 28, 1997, APART filed a Form 8-K in connection with
the exercise of the Class A and Class B Warrants.
Note: All items required under Part II of Form 10-Q which are applicable have
been reported herein.
11
<PAGE>
ANGELES PARTICIPATING MORTGAGE TRUST
Exhibit Index
Exhibit Number Description of Exhibit
3.1 Restated Declaration of Trust of Angeles Participating Mortgage Trust. (1)
(1) Filed as an exhibit to APART's Form 10-Q dated September 30, 1996 and
incorporated herein by reference.
12
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, APART
has duly caused this report to be signed on its behalf by the undersigned,
thereunto duly authorized.
ANGELES PARTICIPATING MORTGAGE TRUST
Date May 8, 1997 /s/Barry S. Sternlicht
---------------------------
Barry S. Sternlicht
Trustee and Chairman
(Chief Executive Officer)
Date May 8, 1997 /s/Jerome C. Silvey
---------------------------
Jerome C. Silvey
Chief Financial Officer
(Principal Financial and
Accounting Officer)
13
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-START> JAN-01-1997
<PERIOD-END> MAR-31-1997
<CASH> 877,000
<SECURITIES> 5,983,000
<RECEIVABLES> 3,851,000
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 10,711,000
<PP&E> 15,000
<DEPRECIATION> 0
<TOTAL-ASSETS> 10,726,000
<CURRENT-LIABILITIES> 177,000
<BONDS> 0
0
0
<COMMON> 7,588,000
<OTHER-SE> (1,068,000)
<TOTAL-LIABILITY-AND-EQUITY> 10,726,000
<SALES> 0
<TOTAL-REVENUES> 240,000
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 76,000
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 18,000
<INCOME-TAX> 0
<INCOME-CONTINUING> 18,000
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 18,000
<EPS-PRIMARY> 0.01
<EPS-DILUTED> 0.01
</TABLE>
