SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q/A
[ X ] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the Quarterly period 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 No. 0-18531
Development Partners III
(A Massachusetts Limited Partnership)
(Exact name of registrant as specified in its charter)
Massachusetts 04-3017036
(State or other jurisdiction of (I.R.S.
Employer incorporation or organization)
Identification No.)
5110 Langdale Way, Colorado Springs, CO 80906
(Address of principal executive offices) (Zip Code)
(719) 576-5122
(Registrant's telephone number, including area code)
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Sections 13 and 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 ___
PART I. FINANCIAL INFORMATION
Item 1. FINANCIAL STATEMENTS
<PAGE>
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
AND SUBSIDIARY
CONSOLIDATED BALANCE SHEETS
<TABLE>
September 30
1997 December 31,
(Unaudited) 1996
ASSETS
Property, at cost
<S> <C> <C>
Land $2,976,101 $2,976,101
Buildings and improvements 7,648,060 7,648,060
Equipment, furnishings and fixtures 1,086,269 995,909
--------------- ---------------
11,710,430 11,620,070
Less accumulated depreciation (2,181,859) (1,996,504)
--------------- ---------------
9,528,571 9,623,566
Cash and cash equivalents 339,989 531,778
Real estate tax escrow 49,010 24,268
Deposits 1,950 1,950
Deferred expenses, net of accumulated
amortization of $112,130 and $100,918 - 11,212
=============== ===============
Total assets $9,919,520 $10,192,774
=============== ===============
LIABILITIES AND PARTNERS' EQUITY
<S> <C> <C>
Mortgage note payable 6,797,270 $6,885,673
Accrued expenses 208,321 208,425
Due to affiliates (Note 7) 866 3,012
Tenant security deposits 22,688 24,834
Rents received in advance - 3,507
Minority Interest 1,204,738 1,252,041
--------------- ---------------
Total liabilities 8,233,883 8,377,492
General Partner's equity (48,148) (47,185)
Limited Partner's equity 1,733,785 1,862,467
--------------- ---------------
Total liabilities and partners'equity $9,919,520 $10,192,774
=============== ===============
<PAGE>
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
AND SUBSIDIARY
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
Three Months Ended Nine Months Ended
September 30 September 30
1997 1996 1997 1996
Revenue:
<S> <C> <C> <C> <C>
Rental income $346,078 $277,315 $1,108,036 $1,045,915
Interest Income $3,920 $9,534 $14,869 $35,061
--------------- --------------- --------------- ---------------
$349,998 $286,849 $1,122,905 $1,080,976
Expenses:
Operating Expenses $191,496 $146,241 $543,245 $425,575
Interest 158,022 158,141 471,083 476,265
Depreciation and amortization 63,383 65,389 196,751 196,167
General and administrative 14,650 22,148 55,469 120,323
--------------- --------------- --------------- ---------------
427,551 391,919 1,266,548 1,218,330
--------------- --------------- --------------- ---------------
Net loss before minority interest (77,553) (105,070) (143,643) (137,354)
Minority interests' equity in
subsidiary net (income) loss 31,153 (15,671) 47,302 13,281
--------------- --------------- --------------- ---------------
Net loss ($46,400) ($120,741) ($96,341) ($124,073)
=============== =============== =============== ===============
Net loss allocated to:
General Partners ($464) ($1,207) ($963) ($1,241)
Per unit of Investor Limited
Partner interest:
7,401 Units issued (6.21) (16.15) (12.89) (16.60)
<PAGE>
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
AND SUBSIDIARY
CONSOLIDATED STATEMENTS OF PARTNERS' EQUITY (DEFICIT)
(Unaudited)
-------------
Investor Total
General Limited Partners'
Partners Partners Equity
<S> <C> <C> <C>
Balance at December 31, 1995 (33,305) 2,222,947 2,189,642
Cash distributions (11,584) (133,218) (144,802)
Net loss (2,296) (227,262) (229,558)
--------------- --------------- ---------------
Balance at December 31, 1996 (47,185) 1,862,467 1,815,282
Cash distributions (33,305) (33,305)
-
Net loss (963) (95,378) (96,341)
--------------- --------------- ---------------
Balance at September 30, 1997 ($48,148) $1,733,785 $1,685,636
=============== =============== ===============
<PAGE>
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
AND SUBSIDIARY
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Unaudited)
Increase (decrease) in cash and cash equivalents
-------------
Nine Months Ended
September 30
1997 1996
Cash flows from operating activities:
<S> <C> <C>
Interest received $14,869 $44,868
Cash received from rents 1,102,383 1,037,363
Administrative expenses (64,480) (136,367)
Rental operations expenses (560,748) (416,614)
Interest paid (471,083) (476,265)
--------------- ---------------
Net cash provided by operating activities 20,941 52,985
Cash flows from investing activities:
Purchase of fixed assets (90,360) (48,092)
--------------- ---------------
Net cash provided (used) by investing activities (90,360) 122,561
Cash flows from financing activities:
Distributions to partners (33,305) (99,914)
Payments on mortgage note payable (88,403) (80,722)
Distributions paid to minority interest - (147,791)
Cash paid for deposits - (1,950)
Cash paid for deferred expenses (663) -
--------------- ---------------
Net cash provided (used) by financing activities (122,371) (330,377)
--------------- ---------------
Net increase (decrease) in cash and cash equivalents (191,790) (154,831)
Cash and cash equivalents at beginning of year 531,778 367,213
--------------- ---------------
Cash and cash equivalents at end of year $339,989 $212,382
=================================
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
AND SUBSIDIARY
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Unaudited)
Increase (decrease) in cash and cash equivalents
-------------
Reconciliation of netloss to net cash provided by operating activities:
Nine Months Ended
September 30
1997 1996
<S> <C> <C>
Net loss ($96,341) ($124,073)
Adjustments to reconcile net loss to net cash
provided by operating activities:
Depreciation and amortization 196,751 196,167
Minority interests' equity in subsidiary income (loss) (47,302) (13,281)
Change in assets and liabilities net of effects from investing and financing
activities:
(Increase) decrease in interest receivable - 9,807
Decrease (increase) in real estate tax escrow (24,266) (72,349)
Increase (decrease) in accounts
payable and accrued expenses (102) 75,510
(Decrease) increase in due to affiliates (2,146) (10,244)
(Decrease) increase in rents received in advance (3,507) -
(Decrease) increase in tenant security deposits (2,146) (8,552)
--------------- ---------------
Net cash provided by operating activities $20,941 $52,985
=============== ===============
</TABLE>
<PAGE>
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
AND SUBSIDIARY
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
--------------
1. Organization of Partnership
Development Partners III (A Massachusetts Limited Partnership) (the
"Partnership"), formerly Berry and Boyle Development Partners III, was formed on
July 11, 1988. GP L'Auberge Communities, L.P., a California Limited Partnership
(formerly Berry and Boyle Management) and Stephen B. Boyle are the General
Partners. In September, 1995, with the consent of Limited Partners holding a
majority of the outstanding Units, as well as the consent of the mortgage
lenders for the Partnership's three properties, Richard G. Berry resigned as a
general partner of the Partnership. Except under certain limited circumstances
upon termination of the Partnership, the General Partners are not required to
make any additional capital contributions. The General Partners or their
affiliates will receive various fees for services and reimbursement for various
organizational and selling costs incurred on behalf of the Partnership.
On January 13, 1989, the Securities and Exchange Commission declared the
Partnership's public offering (the "Prospectus") of up to 80,000 units of
Limited Partnership Interests at $500 per unit (the "Units") effective and the
marketing and sale of the Units commenced shortly thereafter. The initial
closing of the offering took place on December 28, 1989, at which time the
holders of 3,048 Units were admitted into the Partnership. The Partnership
continued to admit subscribers monthly thereafter until December 27, 1991, its
last closing date. The Partnership terminated the offering on January 13, 1992,
having admitted 289 investors acquiring 7,401 Units totaling $3,700,500.
The accompanying consolidated financial statements present the activity of the
Partnership for the six months ended September 30, 1997 and 1996.
The Partnership will continue until December 31, 2018, unless earlier terminated
by the sale of all, or substantially all, of the assets of the Partnership, by
the dissolution and liquidation of the joint ventures or as otherwise provided
in the Partnership Agreement.
2. Significant Accounting Policies
A. Basis of Presentation
The consolidated financial statements include the accounts of the
Partnership and its subsidiary Casabella Associates. All intercompany
accounts and transactions have been eliminated in consolidation. The
Partnership follows the accrual basis of accounting.
B. Cash and Cash Equivalents
The Partnership considers all highly liquid debt instruments purchased
with a maturity of three months or less to be cash equivalents. The
carrying value of cash and cash equivalents approximates fair value. It
is the Partnership's policy to invest cash in income-producing
temporary cash investments. The Partnership mitigates any potential
risk from such concentration of credit by placing investments with high
quality financial institutions.
C. Significant Risks and Uncertainties
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.
D. Depreciation
Depreciation is provided for by the use of the straight-line method
over the estimated useful lives as follows:
Buildings and improvements 39-40 years
Equipment, furnishings and fixtures 5-15 years
E. Deferred Expenses
Costs of obtaining the mortgage on Casabella are being amortized over
the term of the related mortgage note payable using the straight-line
method. Any unamortized costs remaining at the date of refinancing are
expensed in the year of refinancing.
F. Income Taxes
The Partnership is not liable for Federal or state income taxes because
Partnership income or loss is allocated to the Partners for income tax
purposes. If the Partnership's tax returns are examined by the Internal
Revenue Service or state taxing authority and such an examination
results in a change in Partnership taxable income (loss), such change
will be reported to the Partners.
G. Rental Income
Leases require the payment of rent in advance; however, rental income
is recorded as earned.
H. Reclassification
I. Long-Lived Assets
The Partnership's long-lived assets include property and equipment and
deferred expenses. The Partnership evaluates rental properties for
impairment when conditions exist which may indicate that it is probable
that the sum of expected future cash flows (undiscounted) from rental
properties is less than its carrying value. Upon determination that a
permanent impairment has occurred, rental properties are reduced to
fair value. For the year ended December 31, 1996, and the quarter ended
September 30, 1997, permanent impairment conditions did not exist at
any of the Partnership's properties.
3. Cash and cash equivalents
Cash and cash equivalents at September 30, 1997, and December 31, 1996,
consisted of the following:
1997 1996
Cash on hand (Sweep Account) ................. $180,007 $213,574
Certificates of deposit ...................... 318,204
Money market accounts ........................ 159,982 ______
$339,989 $531,778
<PAGE>
4. Joint Venture and Partnership Acquisitions
On September 28, 1990, the Partnership acquired a majority interest in Casabella
Associates, a general partnership comprised of the Partnership, Development
Partners (A Massachusetts Limited Partnership) ("DPI"), formerly Berry and Boyle
Development Partners, and Development Partners II (A Massachusetts Limited
Partnership) ("DPII"), formerly Berry and Boyle Development Partners II.
Casabella Associates was formed to acquire a majority interest in the Casabella
Joint Venture which owns Casabella, a 154-unit residential property located in
Scottsdale, Arizona. Since the Partnership controls and owns a majority interest
in Casabella Associates, the accounts and operations of Casabella Associates
(including the accounts and operations relating to Casabella Associates'
majority interest in the Casabella Joint Venture) have been consolidated into
the Partnership.
The co-venture partner was an affiliate of Evans Withycombe, Inc. ("EWI"), a
Phoenix based residential development, construction and management firm. EWI
also developed the property known as Casabella.
At September 30, 1997, the Partnership, DPI and DPII had contributed $2,500,000,
$400,000 and $1,800,000, respectively to Casabella Associates. Of the total
contributions, $3,845,154 was used to purchase the majority interest in the
Casabella Joint Venture referred to in the preceding paragraph and $500,000 was
used to fund an escrow account maintained by the permanent lender. In addition
to the $4,700,000 of cash contributions referred to above, the Partnership, DPI
and DPII collectively incurred $280,930 of acquisition costs which have been
recorded as additional capital contributions to Casabella Associates.
The Partnership has invested in a single property located in Scottsdale,
Arizona. The success of the Partnership will depend factors which are difficult
to predict including general economic and real estate market conditions, both on
a national basis and in the area where the Partnership's investment is located.
JANUARY 1, 1996, THROUGH MAY 13, 1996:
Cash distributions and allocations of income and loss from Casabella Associates
are governed by the partnership agreement and are generally based on the ratio
of capital contributed by each of the joint venture partners.
Net cash from operations of the Casabella Joint Venture, to the extent
available, shall be distributed not less often than quarterly with respect to
each fiscal year, as follows:
(A) First, to Associates, an amount equal to a 10.6% per annum
(computed on a simple noncompounded daily basis from the date
of the closing) of their capital investment;
(B) Second, the balance 70% to Associates and 30% to the property developer.
All losses from operation and depreciation for the Casabella Joint Venture were
allocated 99.5% to Associates and 0.5% to the property developer.
All profits from operations of the Casabella Joint Venture were allocated in
accordance with distributions of net cash from operations; provided, however,
that if any fiscal year has no distributable net cash from operations, profits
will be allocated 99.5% to Associates and 0.5% to the property developer.
In the case of certain capital transactions and distributions as defined in the
Casabella joint venture agreement, the allocation of related profits, losses and
cash distributions, if any, would be different than as described above and would
be effected by the relative balance in the individual partners' capital
accounts.
<PAGE>
MAY 14, 1996, THROUGH SEPTEMBER 30, 1997:
On May 14, 1996, the Partnership and certain affiliates consummated an agreement
with Evans Withycombe Management, Inc. and certain of its affiliates ("EWI")
which separated the interests of EWI and the Partnership, thus affording the
Partnership greater flexibility in the operation and disposition of Casabella.
The Partnership, DPI, and DPII paid $109,741 to EWI ($38,345 of which was the
partnership's portion) and delivered certain mutual releases. EWI (i)
relinquished its contract to manage Casabella and its option to exercise its
rights to first refusal with regard to the sale of the property and (ii)
assigned all of its interest in the Casabella Joint Venture to the Partnership,
DPII and DPIII (while preserving the economic interest of the venture in these
Joint Ventures), which resulted in the dissolution of the Casabella Joint
Venture. EWI may still share in the cash flow distributions or the proceeds from
sale of the properties if certain performance levels are met.
5. Mortgage Note Payable
All of the property owned by the Partnership is pledged as collateral for the
nonrecourse mortgage note payable pertaining to Casabella in the original
principal amount of $7,320,000. Under the terms of the note, monthly principal
and interest payments of $61,887, based on a fixed interest rate of 9.125%, are
required over the term of the loan. The maturity date of the note is July 15,
1998.
Accrued interest at September 30, 1997, and December 31, 1996, consisted of
$26,180 and $26,180, respectively, all pertaining to Casabella.
The $6,797,270 principal balance of the mortgage note payable appearing on the
consolidated balance sheet approximates the fair value of such note.
6. Partners' Equity
Under the terms of the Partnership Agreement, as amended, profits are allocated
92% to the Limited Partners and 8% to the General Partners; losses are allocated
99% to the Limited Partners and 1% to the General Partners.
Cash distributions to the partners are governed by the Partnership Agreement and
are made, to the extent available, 92% to the Limited Partners and 8% to the
General Partners.
In the case of certain events as defined in the Partnership Agreement, such as
the sale of an investment property or an interest in a joint venture
partnership, the allocation of the related profits, losses, and distributions,
if any, would be different than described above.
7. Related Party Transactions
Due to affiliates at September 30, 1997, and December 31, 1996, consisted of
$866 and $3,012 of reimbursable costs payable to L'Auberge Communities, Inc.,
formerly Berry and Boyle Inc. In 1997 and 1996 general and administrative
expenses included $15,560 and $27,550, respectively, of salary reimbursements
paid to the General Partners for certain administrative and accounting personnel
who performed services for the Partnership.
The officers and principal shareholders of Evans Withycombe, Inc., the developer
of Casabella, together hold a two and one half percent cumulative profit or
partnership voting interest in LP L'Auberge Communities, formerly Berry and
Boyle.
During the years ended September 30, 1997 and 1996, $43,810 and $58,365,
respectively, of property management fees were paid.
<PAGE>
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS
Liquidity; Capital Resources
The Partnership admitted 289 investors who purchased a total of 7,401 Units
aggregating $3,700,500. These offering proceeds, net of organizational and
offering costs of $555,075, provided $3,145,425 of net proceeds to be used for
the purchase of income-producing residential properties, including related fees
and expenses, and working capital reserves. The Partnership expended (1)
$2,780,930 to acquire its interest in Casabella Associates and to pay
acquisition expenses, including an acquisition fee to the General Partners and
(2) $52,768 to cover costs associated with discontinued acquisitions. The
remaining net proceeds of $311,727 were used to establish working capital
reserves sufficient to meet the needs of the Partnership, including
contributions that may be required at the joint venture level, as determined by
the General Partners.
In addition to the proceeds generated from the public offering, the Partnership
has utilized external sources of financing at the joint venture level to
purchase Casabella. The Partnership Agreement limits the aggregate mortgage
indebtedness which may be incurred in connection with the acquisition of
Partnership properties to 80% of the purchase price of such properties.
The working capital reserves of the Partnership consist of cash and cash
equivalents and short-term investments. These reserves provide the Partnership
with the necessary liquidity to carry on its day-to-day operations and to make
necessary contributions to Casabella. In 1997, the aggregate net decrease in
working capital reserves was $191,790. This decrease resulted primarily from
cash provided by the operations of $20,941, less distributions to the partners
of $33,305, fixed asset purchases of $90,360, and $88,403 of principal payments
on mortgage notes payable.
The Partnership's future ability to generate cash adequate to meet its needs is
dependent primarily on the successful operations of Casabella. Such ability may
also be dependent upon the future availability of bank borrowings, and upon the
future sale of Casabella and the collection of any mortgage receivable which may
result from such sale. These sources of liquidity will be used by the
Partnership for payment of expenses related to real estate operations, debt
service and professional and management fees and expenses. Net Cash From
Operations and Net Proceeds, if any, as defined in the Partnership Agreement,
will then be available for distribution to the Partners in accordance with
Section 10 of the Partnership Agreement. The General Partners believe that the
current working capital reserves together with projected cash flows for 1997 are
adequate to meet the Partnership's operating cash needs in the coming year. With
regard to the existing first mortgage debt on the Partnership's property, the
maturity of the note is July 15, 1998.
Property Status
Casabella
As of September 30, 1997, the property was 86% occupied, compared to 73%
approximately one year ago. At September 30, 1997 and 1996, the average monthly
rents collected for the various unit types were as follows:
Unit Type ............................. 1997 1996
One bedroom two bath w/den ................... 820 $ 820
Two bedroom two bath ......................... 940 940
Two bedroom two bath w/den ................... 1,160 1,160
<PAGE>
Results of Operations
The Partnership's operating results for the three months ended September 30,
1997, consisted of interest earned on short-term investments, general and
administrative expenses, amortization expense and its share of the income (loss)
from Casabella Associates and Casabella. A summary of these operating results
appears below:
<TABLE>
Casabella Partnership Consolidated
Casabella Associates Level Totals
<S> <C> <C> <C> <C>
Revenue $346,078 $1,713 $2,207 $349,998
Expenses:
General and administrative 1,456 13,194 14,650
Operations 191,496 191,496
Depreciation and amortization 63,383 63,383
Interest 158,022 158,022
------------ --------------- --------------- ---------------
412,901 1,456 13,194 427,551
------------ --------------- --------------- ---------------
Net loss before minority interest (66,823) 257 (10,987) (77,553)
Minority Interests' share of
net (income) loss 31,153 31,153
------------ --------------- --------------- ---------------
Net income (loss) ($66,823) $31,410 ($10,987) ($46,400)
============ =============== =============== ===============
The Partnership's operating results for the three months ended September 30,
1996, consisted of interest earned on short-term investments, general and
administrative expenses, amortization expense and its share of the income (loss)
from Casabella Associates and Casabella. A summary of these operating results
appears below:
Casabella Partnership Consolidated
Casabella Associates Level Totals
<S> <C> <C> <C> <C>
Revenue $277,353 $6,263 $3,233 $286,849
Expenses:
General and administrative 1,092 21,056 22,148
Operations 145,224 1,017 146,241
Depreciation and amortization 65,389 65,389
Interest 158,141 158,141
------------ --------------- ----------------- -------------------
368,754 2,109 21,056 391,919
------------ --------------- ----------------- -------------------
Net loss before minority interest (91,401) 4,154 (17,823) (105,070)
Minority Interests' share of
net (income) loss (15,671) (15,671)
------------ --------------- ----------------- -------------------
Net income (loss) ($91,401) ($11,517) ($17,823) ($120,741)
============ =============== ================= ===================
<PAGE>
The Partnership's operating results for the nine months ended September 30,
1997, consisted of interest earned on short-term investments, general and
administrative expenses, amortization expense and its share of the income (loss)
from Casabella Associates and Casabella. A summary of these operating results
appears below:
Casabella Partnership Consolidated
Casabella Associates Level Totals
<S> <C> <C> <C> <C>
Revenue $1,108,036 $7,333 $7,536 $1,122,905
Expenses:
General and administrative 5,441 50,105 55,546
Operations 543,168 543,168
Depreciation and amortization 196,751 196,751
Interest 471,083 471,083
------------ --------------- --------------- ---------------
1,211,002 5,441 50,105 1,266,548
------------ --------------- --------------- ---------------
Net loss before minority interest (102,966) 1,892 (42,569) (143,643)
Minority Interests' share of
net (income) loss 47,302 47,302
------------ --------------- --------------- ---------------
Net income (loss) ($102,966) $49,194 ($42,569) ($96,341)
============ =============== =============== ===============
The Partnership's operating results for the nine months ended September 30,
1996, consisted of interest earned on short-term investments, general and
administrative expenses, amortization expense and its share of the income (loss)
from Casabella Associates and Casabella. A summary of these operating results
appears below:
Casabella Partnership Consolidated
Casabella Associates Level Totals
<S> <C> <C> <C> <C>
Revenue $1,046,970 $23,747 $10,259 $1,080,976
Expenses:
General and administrative 383 3,942 115,998 120,323
Operations 421,558 1,017 3,000 425,575
Depreciation and amortization 196,167 196,167
Interest 476,265 476,265
------------ --------------- ----------------- -------------------
1,094,373 4,959 118,998 1,218,330
------------ --------------- ----------------- -------------------
Net loss before minority interest (47,403) 18,788 (108,739) (137,354)
Minority Interests' share of
net (income) loss 13,281 13,281
------------ --------------- ----------------- -------------------
Net income (loss) ($47,403) $32,069 ($108,739) ($124,073)
============ =============== ================= ===================
</TABLE>
<PAGE>
Comparison of Operating Results for the Nine Months Ended September 30, 1997 and
1996:
Total revenue increased by $41,929 or 4%, primarily due to an increase of rental
income as a result of higher occupancy levels. Operating expenses increased by
$117,593 or 28% primarily due to one-time costs of preparing Casabella
Apartments for disposition, including an increase of $67,727 in repairs and
maintenance and an increase of $28,043 in advertising and promotion expense.
General and administrative expenses decreased by $64,777 due in part to the
one-time costs associated with the Evans Withycombe termination fee in 1996 and
the related legal costs, as well as the re-stabilization of costs associated
with the Partnership administrative, financial and investor services functions
following the office relocation to Colorado Springs
Thus far in 1997, the Partnership has made the following cash distributions to
its Partners:
Total
Limited Partners $33,305
General Partners -
$33,305
<PAGE>
PART II - OTHER INFORMATION
-----------------
ITEM 1. Legal Proceedings
Response: None
ITEM 2. Changes in Securities
Response: None
ITEM 3. Defaults Upon Senior Securities
Response: None
ITEM 4. Submission of Matters to a Vote of Security Holders
Response: None
ITEM 5. Other Information
ITEM 6. Exhibits and Reports on Form 8-K
Response: None
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.
DEVELOPMENT PARTNERS III
(A Massachusetts Limited Partnership)
By: GP L'Auberge Communities, L.P., A California Limited Partnership,
General Partner
By: L'Auberge Communities, Inc., its General Partner
By: ____/s/ Stephen B. Boyle________________
Stephen B. Boyle, President
Date: November 12, 1997
<PAGE>
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> 9-MOS
<FISCAL-YEAR-END> Dec-31-1997
<PERIOD-END> Sep-30-1997
<CASH> 339,989
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0
<PP&E> 11,710,430
<DEPRECIATION> (2,181,859)
<TOTAL-ASSETS> 9,919,520
<CURRENT-LIABILITIES> 231,875
<BONDS> 6,797,270
0
0
<COMMON> 0
<OTHER-SE> 1,685,636
<TOTAL-LIABILITY-AND-EQUITY> 9,919,520
<SALES> 0
<TOTAL-REVENUES> 1,122,905
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 795,465
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 471,083
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (96,341)
<EPS-PRIMARY> 0
<EPS-DILUTED> 0
</TABLE>
