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 quarter ended September 30, 1997
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from _____ to _____
----------------------------------
Commission File Number 33-22976-NY
INTERVEST CORPORATION OF NEW YORK
- --------------------------------------------------------------------------------
(Exact name of Registrant as specified in its charter)
New York 13-3415815
- ------------------------------------ -----------------------------------
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
10 Rockefeller Plaza, New York, New York 10020-1903
- ----------------------------------------- -------------------------------
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code (212) 757-7300
------------------------------
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 .
Indicate the number of shares outstanding of each of the Registrant's classes of
Common Stock as of the latest practicable date.
Class of Common Stock Outstanding at September 30, 1997
--------------------- ---------------------------------
No Par Value 31.84 Shares
<PAGE>
PART I - FINANCIAL INFORMATION
------------------------------
ITEM 1. Financial Statements
Results for the three months and for the nine months ended September 30, 1997
and 1996 include, in the opinion of management, all adjustments (consisting only
of normal recurring accruals) necessary for a fair presentation of the results
for such interim periods. Results for the three months and for the nine months
ended September 30, 1997 and 1996 are not necessarily indicative of the results
for the full years.
<PAGE>
<TABLE>
<CAPTION>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
September 30, DECEMBER 31,
1997 1996
------------- ------------
(Unaudited)
ASSETS
<S> <C> <C>
Cash and cash equivalents $20,923,000 $16,911,000
Mortgages receivable, including due from
affiliates of $6,250,000 (Notes 2, 4 and 5) 68,307,000 69,699,000
Deferred debenture offering costs,
net of accumulated amortization
of $2,451,000 and $2,262,000 (Note 2) 4,492,000 4,475,000
Other assets (Note 7) 1,243,000 1,138,000
----------- -----------
$94,965,000 $92,223,000
TOTAL ASSETS =========== ===========
LIABILITIES AND STOCKHOLDERS' EQUITY
LIABILITIES
Accounts payable and accrued expenses $ 103,000 $ 406,000
Mortgage escrow deposits 1,585,000 2,356,000
Subordinated debentures payable (Note 3) 78,000,000 75,500,000
Debenture interest payable at maturity (Note 3) 4,521,000 3,506,000
Deferred mortgage interest and fees 319,000 380,000
----------- -----------
TOTAL LIABILITIES 84,528,000 82,148,000
----------- -----------
commitments and other matters (note 6)
STOCKHOLDERS' EQUITY
Common stock, no par value;
authorized 200 shares; issued
and outstanding 32 shares 2,000,000 2,000,000
Additional paid-in capital 3,509,000 3,509,000
Retained earnings 4,928,000 4,566,000
----------- -----------
TOTAL STOCKHOLDERS' EQUITY 10,437,000 10,075,000
----------- -----------
TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY $94,965,000 $92,223,000
=========== ===========
</TABLE>
See notes to financial statements
3
<PAGE>
<TABLE>
<CAPTION>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
AND RETAINED EARNINGS
Three Months Ended Nine Months Ended
September 30, September 30,
------------------ -----------------
1997 1996 1997 1996
---- ---- ---- ----
(Unaudited) (Unaudited)
REVENUE
<S> <C> <C> <C> <C>
Interest income
Affiliates $ 173,000 $ 173,000 $ 520,000 $ 520,000
Others 2,391,000 2,418,000 6,964,000 6,442,000
---------- ---------- ---------- ----------
Total 2,564,000 2,591,000 7,484,000 6,962,000
Other income (Note 5) 96,000 103,000 324,000 241,000
Gain on early repayment of discounted
mortgages receivable (Note 4) 13,000 30,000 216,000 105,000
---------- ---------- ---------- ----------
2,673,000 2,724,000 8,024,000 7,308,000
---------- ---------- ---------- ----------
EXPENSES
Interest 2,096,000 1,827,000 6,060,000 5,157,000
General and administrative (Note 5) 231,000 201,000 566,000 548,000
Amortization of deferred debenture
offering costs (Note 2) 224,000 216,000 734,000 647,000
---------- ---------- ---------- ----------
2,551,000 2,244,000 7,360,000 6,352,000
---------- ---------- ---------- ----------
Income before income taxes 122,000 480,000 664,000 956,000
Provision for income taxes (Note 7) 56,000 217,000 302,000 433,000
---------- ---------- ---------- ----------
NET INCOME 66,000 263,000 362,000 523,000
Retained earnings - beginning 4,862,000 4,129,000 4,566,000 3,869,000
---------- ---------- ---------- ----------
RETAINED EARNINGS - END $4,928,000 $4,392,000 $4,928,000 $4,392,000
========== ========== ========== ==========
</TABLE>
See notes to financial statements
4
<PAGE>
<TABLE>
<CAPTION>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
Nine Months Ended September 30,
-------------------------------
1997 1996
---- ----
(Unaudited)
OPERATING ACTIVITIES
<S> <C> <C>
Net Income $ 362,000 $ 523,000
Adjustments to reconcile net income to net
cash provided by operating activities:
Amortization of discount on mortgages receivable (318,000) (304,000)
Amortization of deferred debenture offering costs 734,000 647,000
Gain on early repayment of discounted mortgages (216,000) (105,000)
Changes in operating assets and liabilities:
Other assets (105,000) (381,000)
Accounts payable and accrued liabilities (303,000) 205,000
Mortgage escrow deposits (771,000) 1,456,000
Debenture interest payable at maturity 1,015,000 939,000
Deferred mortgage interest and fees (61,000) 108,000
------------ ------------
NET CASH PROVIDED BY OPERATING ACTIVITIES 337,000 3,088,000
------------ ------------
INVESTING ACTIVITIES
Collection of mortgages receivable 23,026,000 10,689,000
Mortgages receivable acquired (21,100,000) (30,741,000)
Principal payments of mortgages payable (16,000)
------------ ------------
NET CASH PROVIDED BY (USED IN) INVESTING ACTIVITIES 1,926,000 (20,068,000)
------------ ------------
FINANCING ACTIVITIES
Proceeds from subordinated debenture offerings 8,500,000 11,000,000
Payment of debenture offering costs (751,000) (970,000)
Principal payments of subordinated debentures (6,000,000) (5,700,000)
------------ ------------
NET CASH PROVIDED BY FINANCING ACTIVITIES 1,749,000 4,330,000
------------ ------------
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS 4,012,000 (12,650,000)
Cash and cash equivalents at beginning of period 16,911,000 17,670,000
------------ ------------
CASH AND CASH EQUIVALENTS AT END OF PERIOD $ 20,923,000 $ 5,020,000
============ ============
See notes to financial statements
</TABLE>
5
<PAGE>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
(NOTE 1) - The Company:
Intervest Corporation of New York (the "Company") was formed by Lowell S.
Dansker, Lawrence G. Bergman and Helene D. Bergman for the purpose of engaging
in the real estate business, including the acquisition and purchase of real
estate mortgage loans.
(NOTE 2) - Significant Accounting Policies:
(a) Consolidation Policy:
The financial statements include the accounts of all subsidiaries.
Material intercompany items are eliminated in consolidation.
(b) Unearned discount:
Unearned discount is amortized over the life of the related
receivables using the constant interest method.
(c) Allowance for possible losses:
Mortgages receivable are valued at the lower of cost or net realizable
value, on an individual basis. The Company will recognize an impairment loss if
it determines that the net realizable value of the mortgages receivable is below
cost. This determination is made based upon the mortgagor's continuing
compliance with the terms of the mortgage and management's ability to assess the
operation of the underlying properties and the rental housing market where such
properties are located. For financial reporting purposes mortgages are deemed to
be delinquent when payment of either principal or interest is more than 90 days
past due.
(d) Deferred debenture offering costs:
Costs relating to offerings of debentures are amortized over the terms
of the debentures based on serial maturities. Deferred debenture offering costs
consist primarily of underwriters commissions.
(e) Statement of cash flows:
For purposes of the statement of cash flows, the Company considers all
highly liquid instruments (principally commercial paper) purchased with an
original maturity of three months or less to be cash equivalents. Interest and
income taxes were paid as follows:
Nine Months Ended September 30, Interest Income Taxes
------------------------------- -------- ------------
1997 . . . . . . . . . . . .$5,045,000 $736,000
1996 . . . . . . . . . . . 4,219,000 142,000
6
<PAGE>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
(NOTE 2) - Significant Accounting Policies: (continued)
(f) Estimated fair value of financial instruments:
The Company considers the carrying amounts presented for mortgages
receivable and subordinated debentures payable on the consolidated balance
sheets to be reasonable approximations of fair value. The Company's variable or
floating interest rates on large portions of its receivables and payables
approximate those which would prevail in current market transactions.
Considerable judgement is necessarily required in interpreting market data to
develop the estimates of fair value, and accordingly, the estimates are not
necessarily indicative of the amounts that the Company could realize in a
current market transaction.
(g) 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.
(h) Concentration of credit risk:
(1) The Company places its temporary cash investments with higher
credit-quality financial institutions and in governmental obligations. Such
investments are generally in excess of the FDIC insurance limit. The Company has
not experienced any losses from such investments.
(2) The Company's mortgage portfolio is composed predominantly of
mortgages on multi-family residential properties in the New York City area, most
of which are subject to applicable rent control and rent stabilization statutes
and regulations. In both cases, any increases in rent are subject to specific
limitations. As such, properties of the nature of those constituting the most
significant portion of the Company's mortgage portfolio are not affected by the
general movement of real estate values in the same manner as other
income-producing properties. The rental housing market in New York City remains
stable and the Company expects that such properties will continue to appreciate
in value with little or no reduction in occupancy rates.
7
<PAGE>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
<TABLE>
<CAPTION>
(NOTE 3) - Subordinated Debentures Payable:
The Company's Registered Floating Rate Redeemable Debentures consist
of the following:
September 30, December 31,
1997 1996
---- ----
<S> <C> <C>
Series 10/4/89, interest at 1% above prime . . . . . . $2,000,000
Series 3/28/90, interest at 1% above prime . . . . . . 2,000,000
Series 5/13/91, interest at 2% above prime . . . . . . $6,000,000 6,000,000
Series 2/20/92, interest at 2% above prime . . . . . . 4,500,000 4,500,000
Series 6/29/92, interest at 2% above prime . . . . . . 7,000,000 7,000,000
Series 9/13/93, interest at 2% above prime . . . . . . 8,000,000 8,000,000
Series 1/28/94, interest at 2% above prime . . . . . . 4,500,000 4,500,000
Series 10/28/94, interest at 2% above prime. . . . . . 4,500,000 4,500,000
Series 5/12/95, interest at 1% above prime . . . . . . 1,000,000
Series 5/12/95, interest at 2% above prime . . . . . . 9,000,000 9,000,000
Series 10/19/95, interest at 1% above prime. . . . . . 1,000,000
Series 10/19/95, interest at 2% above prime. . . . . . 9,000,000 9,000,000
Series 5/10/96, interest at 1% above prime . . . . . . 1,000,000 1,000,000
Series 5/10/96, interest at 2% above prime . . . . . . 10,000,000 10,000,000
Series 10/15/96, interest at 1% above prime. . . . . . 500,000 500,000
Series 10/15/96, interest at 2% above prime. . . . . . 5,500,000 5,500,000
Series 4/30/97, interest at 9% . . . . . . . . . . . . 500,000
Series 4/30/97, interest at 1% above prime . . . . . . 8,000,000
----------- -----------
$78,000,000 $75,500,000
=========== ===========
</TABLE>
"Prime" refers to the prime rate of Chase Manhattan Bank.
8
<PAGE>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
(NOTE 3) - Subordinated Debentures Payable: (continued)
Prime was 8.5% on September 30, 1997 and 8.25% on December 31, 1996. Minimum
interest is 9.5% and maximum interest is 15% on Series 5/13/91. Series 2/20/92
has minimum interest of 8% and maximum interest of 14%, Series 6/29/92 has
maximum interst of 14%, Series 9/13/93, 1/28/94, 10/28/94, 5/12/95, 10/19/95,
5/10/96 and 4/30/97 due October 1, 2005 have maximum interest of 12%, and Series
4/30/97 due July 1, 1999 has an interest rate of 9%.
At September 30, 1997 payment of interest on an aggregate of $13,820,000 of
debentures is deferred until maturity and earns interest at prime. Generally
debenture holders who have deferred receipt of interest may at any time elect to
receive the deferred interest and subsequently receive regular payments of
interest.
The debentures may be redeemed, in whole or in part, at any time at the option
of the Company. For debentures issued after 1995, redemption would generally be
at a premium of 1% or 2% if the redemption is prior to 1999.
The debentures are unsecured and subordinate to all present and future senior
indebtedness, as defined.
Maturities of debentures are summarized as follows:
Year Ending December 31,
------------------------
1997 . . . . . . . . . . . . . . . $ - 0 -
1998 . . . . . . . . . . . . . . . . 1,000,000
1999 . . . . . . . . . . . . . . . . 11,500,000
2000 . . . . . . . . . . . . . . . . 7,000,000
2001 . . . . . . . . . . . . . . . . 8,000,000
Thereafter until 2005. . . . . . . . . 50,500,000
-----------
Total. . . . . . . . . . . . . . . . . $78,000,000
===========
(NOTE 4) - Mortgages Receivable:
Information as to mortgages receivable is summarized as follows:
September 30, 1997 December 31, 1996
------------------ -----------------
First Mortgages. . . . . . . . $62,635,000 $62,914,000
Junior Mortgages . . . . . . . 6,534,000 7,687,000
----------- -----------
. . . . . . . . . . . . . . . 69,169,000 70,601,000
Less Unearned Discount . . . 862,000 902,000
----------- -----------
Total. . . . . . . . . . . . . $68,307,000 $69,699,000
=========== ===========
9
<PAGE>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
(NOTE 4) - Mortgages Receivable: (continued)
Interest rates on mortgages range from 6% to 23%. Certain mortgages have been
discounted utilizing rates ranging from 12% to 17%.
During 1997 and 1996 certain mortgages were paid in full prior to their maturity
date. This resulted in the recognition of a gain, which represents the balance
of the unamortized discount applicable to these mortgages.
Maturities of mortgages receivable during the next five years are summarized as
follows:
Year Ending December 31,
1997 . . . . . . . . . . . . . . . . $ 10,295,000
1998 . . . . . . . . . . . . . . . . 13,075,000
1999 . . . . . . . . . . . . . . . . 21,317,000
2000 . . . . . . . . . . . . . . . . 2,798,000
2001 . . . . . . . . . . . . . . . . 801,000
Thereafter until 2015. . . . . . . . . 20,883,000
-----------
Total. . . . . . . . . . . . . . . . . $69,169,000
===========
The Company evaluates its portfolio of mortgage loans on an individual basis,
comparing the amount at which the investment is carried to its estimated net
realizable value. At the respective balance sheet dates, no allowances were
required.
(NOTE 5) - Related Party Transactions:
Other income includes $4,000 and $7,000 from affiliates for the nine months
ended September 30, 1997 and 1996, respectively.
10
<PAGE>
INTERVEST CORPORATION OF NEW YORK AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
(NOTE 5) - Related Party Transactions: (continued)
The Company utilizes personnel and other facilities of affiliated entities and
is charged service fees for general and administrative expenses for placing
mortgages, servicing mortgages, and distributing debenture interest checks. Such
fees amounted to $198,000 and $204,000 for the nine months ended September 30,
1997 and 1996, respectively. Management believes these service fees are
reasonable.
(NOTE 6) - Commitments:
(a) Office lease:
The Company occupies its office space under a lease which terminates on
September 30, 2004. In addition to minimum rent the Company is required to pay
its proportionate share of increases in the building's real estate taxes and
costs of operation and maintenance as additional rent. Rent expense amounted to
$86,000 and $76,000 for the nine months ended September 30, 1997 and 1996,
respectively.
Future minimum annual rents under the lease are as follows:
Year Ending December 31
-----------------------
1997 (from 10/1/97). . . . . . . . $ 43,726
1998 . . . . . . . . . . . . . . . 174,902
1999 . . . . . . . . . . . . . . . 174,902
2000 . . . . . . . . . . . . . . . 179,133
2001 . . . . . . . . . . . . . . . 191,828
Thereafter . . . . . . . . . . . . 527,527
----------
Total. . . . . . . . . . . . . . . $1,292,018
==========
The Company shares this space with affiliates, who were charged rent of $46,000
and $59,000 for the nine months ended September 30, 1997 and 1996, respectively.
(b) Employment agreement:
Effective as of July 1, 1995, the Company entered into an employment agreement
with its Executive Vice President for a term of ten years at an annual salary in
the present amount of $140,450, which is subject to increase annually by six
percent or by the percentage increase in the consumer price index, if higher. In
the event of the executive's death or disability, one-half of this amount will
continue to be paid for a term as defined in the agreement.
(NOTE 7) - Income Taxes:
The Company has provided for income taxes in the periods presented based on the
federal, state and city tax rates in effect for these periods.
11
<PAGE>
INTERVEST CORPORATION OF NEW YORK
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited with Respect to the Three Month and
Nine Month Periods Ended September 30, 1997 and 1996)
(NOTE 7) - Income Taxes (continued)
The provision for income taxes consists of the following components:
Nine Months Ended
September 30,
-----------------
1997 1996
---- ----
Current taxes:
Federal $ 202,000 $ 241,000
State and local . . . . . . . . . . . 137,000 160,000
Deferred taxes:
Federal . . . . . . . . . . . . . . . (22,000) 19,000
State and local . . . . . . . . . . . (15,000) 13,000
--------- ---------
Total tax provision . . . . . . . . . $ 302,000 $ 433,000
========= =========
Temporary differences exist between financial accounting and tax reporting,
which result in a net deferred asset, included in other assets, as follows:
September 30, 1997 December 31, 1996
------------------ -----------------
Debenture underwriting commissions $ 12,000 $ 19,000
Deferred fees . . . . . . . . . . . 51,000 58,000
Discount on mortgages receivable (19,000) (70,000)
-------- --------
Total . . . . . . . . . . . . . . $ 44,000 $ 7,000
======== ========
The amounts of income taxes provided varied from the amounts which would be
"expected" to be provided at the statutory federal income tax rates in effect
for the following reasons:
Nine Months Ended
September 30,
-----------------
1997 1996
---- ----
Tax computed based upon the
statutory federal tax rate ................ $ 227,000 $ 325,000
State and local income tax,
net of federal income tax benefit ......... 82,000 116,000
Non-taxable income ............................. (7,000) (8,000)
--------- ---------
Total .......................................... $ 302,000 $ 433,000
========= =========
12
<PAGE>
Item 2. Management's Discussion and Analysis of Financial Condition and
Results of Operations
- --------------------------------------------------------------------------------
Liquidity and Capital Resources:
The Company is engaged in the real estate business, including the origination
and purchase of real estate mortgage loans, consisting of first mortgages,
junior mortgages and wraparound mortgage loans. The Company's current investment
policy emphasizes the investment in mortgage loans on income producing
properties. The majority of the Company's loans are expected to mature within
approximately five years.
The Company's liquidity is managed to ensure that sufficient funds are available
to meet maturities of borrowings or to make other investments, taking into
account anticipated cash flows and available sources of funds. The Company's
principal sources of funds have consisted of borrowings (principally through the
issuance of its subordinated debentures), mortgage repayments and cash flow from
ongoing operations. Total stockholder's equity at September 30, 1997 was
$10,437,000, compared with $10,075,000 at December 31, 1996. The Company
considers its current liquidity and additional sources of funds sufficient to
satisfy its outstanding commitments and its maturing liabilities.
Results of Operations:
Three Months Ended September 30, 1997 and 1996
For the three months ended September 30, 1997 interest income was $2,564,000 as
compared to $2,591,000 for the same period a year ago. The decrease of $27,000
resulted mainly from a decrease in mortgages receivable.
Other income for the 1997 period was $96,000 as compared to $103,000 for the
1996 period. The decrease of $7,000 resulted mainly from a decrease in mortgage
late payment penalties, offset in part by an increase in prepayment premium.
Interest expense for the 1997 period was $2,096,000 as compared to $1,827,000
for the 1996 period. The increase of $269,000 resulted mainly from an increase
in long-term obligations, and an increase in interest rates during the 1997
period.
General and adminstration expenses for the 1997 period was $231,000 as compared
to $201,000 for the 1996 period. The increase of $30,000 resulted mainly from an
increase in advertising expenses.
The provision for income taxes are $56,000 and $217,000 for three months ended
September 30, 1997 and 1996, respectively. These provisions represent 46% and
45% of pretax income for each period.
Nine Months Ended September 30, 1997 and 1996
For the nine months ended September 30, 1997 interest income was $7,484,000 as
compared to $6,962,000 for the same period a year ago. The increase of $522,000
resulted mainly from a higher average balance of mortgages receivable for the
1997 period.
Other income for the 1997 period was $324,000 as compared to $241,000 for the
1996 period. The increase of $83,000 resulted mainly from an increase in
prepayment premium and mortgage extension fees.
Interest expense for the 1997 period was $6,060,000 as compared to $5,157,000
for the 1996 period. The increase of $903,000 resulted mainly from an increase
in long-term obligations, and by an increase in interest rates during the 1997
period.
13
<PAGE>
General and administrative expenses for the 1997 period was $566,000 as compared
to $548,000 for 1996. The increase of $18,000 resulted mainly from an increase
in advertising expenses, offset in part by a decrease in placement fees for
mortgages receivable.
The provision for income taxes are $302,000 and $433,000 for nine months ended
September 30, 1997 and 1996, respectively. These provisions represent 45% of
pretax income for each period.
Since the Company intends to continue to expand its asset base, including its
mortgage portfolio, it is anticipated that its interest income will continue to
grow. To the extent that such growth is funded in reliance upon long-term
obligations, such as the Debentures, interest expense will likewise increase.
Such increase will depend upon the principal amounts of the additional assets or
liabilities, as well as interest rates.
The Company is engaged in the real estate business, its results of operations
are affected by general economic trends in real estate markets, as well as by
trends in the general economy and the movement of interest rates. Since the
properties underlying the Company's mortgages are concentrated in the New York
City area, the economic condition in that area can also have an impact on the
Company's operations.
The number of instances of prepayment of mortgage loans tends to increase during
periods of declining interest rates and tends to decrease during periods of
increasing interest rates. Certain of the Company's mortgages include prepayment
provisions, and others prohibit prepayment of indebtedness entirely.
Business:
The Company is engaged in the real estate business and has historically invested
primarily in real estate mortgage loans secured by income producing real
property. It is anticipated that a substantial portion of the loans to be made
by the Company will be loans with terms of up to five years. Such transactions
typically require an understanding of the underlying real estate transaction and
rapid processing and funding as a principal basis for competing in the making of
these loans. The Company does not finance new construction.
At September 30, 1997, 67% of the outstanding principal amount of the Company's
loans (net of discounts) were secured by properties located in the greater New
York metropolitan area. The balance of the Company's loans are secured by
properties located in Florida, Georgia, New Jersey, upstate New York,
Pennsylvania and Virginia.
Certain of the Company's real estate mortgage loans bear interest at a fixed
rate. The balance of such loans bear interest at fluctuating rates. Interest on
the loans is usually payable monthly.
The Company may also, from time to time, acquire interests in real property,
including fee interests.
Investment Policy-Operations:
The Company's current investment policy related to mortgages emphasizes
investments in short-term real estate mortgages secured by income producing real
property, located primarily in the greater New York metropolitan area.
The properties to be mortgaged are personally inspected by management and
mortgage loans are made only on those properties where management is
knowledgeable as to operating income and expense. The Company generally relies
upon its management in connection with the valuation of properties. From time to
time, however, it may engage independent appraisers and other agents to assist
in determining the value of income-producing properties underlying mortgages, in
which case the costs associated with such services are generally paid by the
mortgagor.
14
<PAGE>
Current Loan Status:
At September 30, 1997, the Company had 44 real estate mortgage loans in its
portfolio, totaling $69,169,000 (face amount) in aggregate principal amount.
Interest rates on the mortgage portfolio range between 6% and 23% per annum.
Certain mortgages have been discounted utilizing rates between 12% and 17% per
annum.
At September 30, 1997, the Company had one delinquency in its mortgage
portfolio. It is pursuing foreclosure proceedings with respect to this mortgage,
the principal balance of which is approximately $1,584,000.
Certain information concerning the Company's mortgage loans outstanding at
September 30, 1997 is set forth below:
Carrying
Amount of
Mortgage No. of
Loans Prior Liens Loans
----- ----------- -----
First Mortgage Loans $61,773,000 $ - 0 - 39
Junior Mortgages ... 6,534,000 14,576,000 5
----------- ----------- --
$68,307,000 $14,576,000 44
=========== =========== ==
The historical cost of the mortgage loans which originated in connection with
the sale of real estate includes a discount to reflect an appropriate market
interest rate at the date of origination
15
<PAGE>
PART II - OTHER INFORMATION
---------------------------
Item 1. Legal Proceedings
At September 30, 1997, the Company was involved in one legal
proceeding. On or about December 12, 1996, in the Circuit Court for
Osceola County, Florida, the Company commenced mortgage foreclosure
proceedings relating to real property located in Osceola County,
Florida. The principal amount of such mortgage is approximately
$1,584,000. The mortgagor has filed for Bankruptcy protection which
has delayed the foreclosure proceedings.
Item 2. Changes in Securities
None
Item 3. Defaults Upon Senior Securities
None
Item 4. Submission of Matters to a Vote of Security Holders
None
Item 5. Other Information
None
Item 6. Exhibits and Reports on Form 8K
(a) Exhibits - The following exhibit is filed herewith
Exhibit 27 - Financial Data Schedule
(b) No reports on Form 8-K were filed during this quarter
16
<PAGE>
SIGNATURES
PURSUANT to the requirements of the Securities Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.
INTERVEST CORPORATION OF NEW YORK
(Registrant)
Dated: November 3, 1997 /S/ Lowell S. Dansker
-----------------------------------------------
Lowell S. Dansker, President
(Principal Executive Officer), Treasurer
(Principal Financial Officer and
Principal Accounting Officer) and Director
Dated: November 3, 1997 /S/ Lawrence G. Bergman
-----------------------------------------------
Lawrence G. Bergman, Vice President,
Secretary and Director
17
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
THIS SCHEDULE CONTAINS INFORMATION EXTRACTED FROM FORM 10-Q SEPTEMBER 30, 1997,
AND IS QUALIFIED IN ITS ENTIRETY BY REFERENCE SUCH FINANCIAL STATEMENTS.
</LEGEND>
<MULTIPLIER> 1,000
<S> <C>
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<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> SEP-30-1997
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0
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