SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM l0-Q
Quarterly Report Under Section 13 or 15(d)
of The Securities Exchange Act of 1934
For Quarter Ended March 31, 1996
Commission file number O-17248
OWENS MORTGAGE INVESTMENT FUND,
a California Limited Partnership
(Exact Name of Registrant as specified In Its charter)
California 68-0023931
(State or other jurisdiction I.R.S. Employer
of incorporation or organization) Identification No.)
2221 Olympic Boulevard
Walnut Creek, California 94595
(Address of principal executive office) (Zip Code)
Registrant's Telephone number,
including area code (510) 935-3840
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_________
<PAGE>
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements
<TABLE>
<CAPTION>
OWENS MORTGAGE INVESTMENT FUND
(A California Limited Partnership)
BALANCE SHEETS -- MARCH 31, 1996 AND DECEMBER 31, 1995
March 31 December 31
1996 1995
---- ----
ASSETS
<S> <C> <C>
Cash and cash equivalents (Note 2) $ 2,769,249 $ 5,056,358
Certificates of Deposit 1,000,000 850,000
Loans secured by trust deeds (Notes 2 and 3) 155,640,988 151,350,591
less: Allowance for loan losses (Note 2) (3,250,000) (3,250,000)
Real estate held for sale (Note 5) 9,518,547 9,012,359
Unsecured Loan to General Partner (Note 4) 1,687,330 1,023,232
Interest receivable 1,296,367 1,359,228
Other assets 59,074 0
----------- -----------
Total Assets $168,721,555 $165,401,768
=========== ===========
LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES:
Accrued distributions payable $ 499,800 $ 489,157
Payable to General Partner 44,124 152,000
Deferred income 60,496 0
Other liabilities 49,740 16,168
----------- -----------
Total Liabilities 654,160 657,325
----------- -----------
PARTNERS' CAPITAL:
General partners (Note 6) 1,649,167 1,623,526
Limited partners (Note 6) 166,418,228 163,120,917
----------- -----------
Total Partners' Capital 168,067,395 164,744,443
----------- -----------
Total Liabilities and Partners' Capital $168,721,555 $165,401,768
=========== ===========
The accompanying notes are an integral
part of these financial
statements.
</TABLE>
<PAGE>
<TABLE>
<CAPTION>
OWENS MORTGAGE INVESTMENT FUND
(A California Limited Partnership)
STATEMENTS OF INCOME
FOR THE THREE MONTHS ENDED MARCH 31, 1996 AND 1995
FOR THE THREE MONTHS ENDED
March 31 March 31
1996 1995
---- ----
REVENUES:
<S> <C> <C>
Interest income on loans secured by trust deeds $ 4,051,584 $ 3,830,641
Other interest income 34,266 33,058
--------- ---------
Total revenues $ 4,085,850 $ 3,863,699
--------- ---------
OPERATING EXPENSES:
Management Fees (Note 6) $ 204,348 $ 268,237
Promotional interest (Note 3) 16,398 22,148
Administrative 14,129 14,129
Legal and accounting 49,148 22,750
Net Real Estate Owned operations 137,648 54,857
Other 497 0
--------- ---------
Total operating expenses $ 422,168 $ 382,121
--------- ---------
Net income $ 3,663,682 $ 3,481,578
========= =========
Net income allocated to general partner $ 35,909 $ 34,078
========= =========
Net income allocated to limited partners $ 3,627,773 $ 3,447,500
========= =========
Net income per limited partnership
unit (Note 8) $.022 $.022
==== ====
The accompanying notes are an integral
part of these financial statements.
</TABLE>
<PAGE>
<TABLE>
<CAPTION>
OWENS MORTGAGE INVESTMENT FUND
(A California Limited Partnersbip)
STATEMENTS OF CASH FLOWS
For the Three Months Ended March 31, 1996 and 1995
March 31 March
1996 1995
---- ----
CASH FLOWS FROM OPERATING ACTIVITIES:
<S> <C> <C>
Net Income $ 3,663,682 $ 3,481,578
Adjustments to reconcile net Income
to net cash provided by operating activities
(Increase) in interest receivable 62,861 (75,226)
Increase (decrease) in accrued distribution
payable 10,643 31,353
Increase (decrease) in accounts payable/
payable to General Partner (74,304) (298,728)
(Increase) in other assets (59,074) 0
Increase (decrease) in deferred income 60,496 75,085
---------- ----------
Total adjustment 622 (267,516)
---------- ----------
Net cash provided by operating activities 3,664,304 3,214,062
---------- ----------
CASH FLOWS FROM INVESTING ACTIVITIES:
Purchases of loans secured by trust deeds (12,679,134) (11,481,679)
Principal collected (165,153) 892,446
Loan payoffs 7,889,792 10,945,432
Investments in real estate (506,188) (2,094,484)
Investments in Certificates of Deposit (net) (150,000) 0
----------- ----------
Net cash provided by (used in)
investing activities (5,610,683) (1,738,285)
---------- -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from sale of partnership Units 3,793,018 4,894,455
Cash distributions (1,470,289) (1,405,094)
Capital withdrawals (2,663,459) (2,425,271)
---------- ----------
Net cash provided by (used in)
financing activities (340,730) 1,064,090
----------- ----------
INCREASE (DECREASE) IN CASH AND CASH
EQUIVALENTS (2,287,109) 2,539,867
CASH AND CASH EQUIVALENTS AT
BEGINNING OF PERIOD 5,056,358 2,153,706
---------- ----------
CASH AND CASH EQUIVALENTS AT
END OF PERIOD $ 2,769,249 $ 4,693,573
========== ==========
The accompanying notes are an integral
part of these financial statements.
</TABLE>
<PAGE>
OWENS MORTGAGE INVESTMENT FUND
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS
MARCH 31, 1996
(1) ORGANIZATION AND OPERATIONS
Owens Mortgage Investment Fund (the Partnership), a California limited
partnership, was formed on June 14, 1984 to invest in loans secured by first,
second and third trust deeds and wraparound mortgage loans. The Partnership
commenced operations on the date of formation and will continue until December
31, 2034 unless dissolved prior thereto under the provisions of the partnership
agreement.
The general partners include Owens Financial Group, Inc. (OFG), a California
Corporation, and certain individuals who are OFG's shareholders/officers and/or
employees. The individual partners have assigned to OFG their interest in any
present or future promotional allowance from the Partnership. OFG is a
California corporation engaged in the origination of real estate mortgage loans
and the subsequent servicing of these mortgages for the Partnership and for
other third-party investors.
The general partners are authorized to offer and sell and have outstanding up to
an aggregate of 250,000,000 units outstanding at $1.00 per unit, representing
$250,000,000 of limited partnership interest in the Partnership. Limited
Partnership Units outstanding were 169,492,501 at March 31, 1996. As of March
31, 1996, the Partnership had registered $321,570,324 of limited partnership
interests with the Securities and Exchange Commission.
(2) SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
The following items comprise the significant accounting policies that the
Partnership follows in preparing and presenting its financial statements.
(a) Loans Secured by Trust Deeds
Loans secured by trust deeds are acquired from OFG and are recorded at cost.
Interest income on loans is accrued by the simple interest method. Effecitve
January 1, 1995, the Partnership adopted the Financial Accounting Standards
Board issued Statement No. 114, Accounting by Creditors for Impairment of a
Loan, and No. 118, Accounting by Creditors for Impairment of a Loan-Income
Recognition and Disclosures. Under Statement No. 114, a loan is impaired when,
based on current information or events, it is probable that a creditor will be
unable to collect the contractual interest and principal payments of a loan
according to the contractual terms of the loan agreement. Statement No. 114
requires that impaired loans be measured on the present value of expected future
cash flows discounted at the loan's effective interest rate or, as a practical
expedient, at the loan's observable market price or the fair value of the
collateral if the loan is collateral dependent. Statement No. 118 clarifies
interest income recogntion and disclosure provisions of Statement No. 114. The
adoption of these statements do not have a material effect on the financial
statements of the Partnership.
The Partnership recognizes interest income on impaired loans using the
cash-basis method of accounting. Cash receipts are allocated to interest income,
except when such payments are specifically designated as principal reduction or
when management does not believe the Partnership's investment in the loan is
fully recoverable.
(b) Allowance for Loan Losses
The Partnership maintains an allowance for loan losses equal to $3,250,000 as of
March 31, 1996. Management of the Partnership believes that based on historical
experience and a review of the loans and their respective collateral, the
allowance for loan losses is adequate in amount.
Through October 31, 1994, OFG made all delinquent interest payments on
Partnership loans originated prior to May 1, 1993 on a non-recourse basis.
However, effective November 1, 1994, OFG discontinued its practice of making
such payments for certain loans which were originated prior to May 1, 1993 and
which were more than 90 days delinquent. Such loans totaled $8,486,000 as of
March 31, 1996. The Partnership discontinues the accrual of interest on loans
when, in the opinion of management, there is a significant doubt as to the
collectibility of interest or principal from either the borrower or OFG or when
the payment of principal or interest is ninety days past due, unless OFG
continues to advance interest payments to the Partnership. As of March 31, 1996
and December 31, 1995, the Partnership had loans totaling $11,310,000 and
$12,037,000, respectively, that were more than ninety days delinquent of which
$10,073,000 and $8,309,000, respectively, were classified as non-accrual loans.
The Partnership's investment in loans for which OFG has provided advances for
delinquent interest payments over 90 days was $1,237,000 and $3,728,000 at
March 31, 1996 and December 31, 1995, respectively.
Advances for delinquent interest payments and other payments, such as property
taxes and mortgage interest pursuant to senior indebtedness, and development
costs made to or on behalf of the Partnership by OFG for the three months
ended March 31, 1996 and for the twelve months ended December 31, 1995 which
had not been reimbursed by the borrower as of the same date, totaled
approximately $250,000 and $1,218,000, respectively. The Partnership has no
obligation to repay these advances to OFG.
In addition, OFG purchased a note from the Partnership at its face value of
$870,000, foreclosed on and obtained title to the underlying real estate.
During 1995, OFG assumed the Partnership's interest a loan at the face amount
of $591,000 and was foreclosed out of such loan by the senior lienholder.
Furthermore, during 1995, OFG assumed the obligation to the Partnership for a
shortfall of $525,000 on the payoff of a Partnership loan (see Note 4).
(c) Cash and Cash Equivalents
For purposes of the statements of cash flows, cash and cash equivalents
include interest-bearing or non interest-bearing bank deposits and short-term
certificates of deposit with original maturities of three months or less.
(d) Certificates of Deposit
Certificates of Deposit are held with various financial institutions with
original maturities of up to one year.
(e) Real Estate Held for Sale
Real estate held for sale includes real estate acquired through foreclosure and
is carried at the lower of the recorded investment in the loan plus any
additional capitalized costs, inclusive of any senior indebtedness, or the
property's estimated fair market value, less estimated cost to sell.
(f) Income Taxes
No provision is made for income taxes since the Partnership is not a taxable
entity. Accordingly, any income or loss is included in the tax returns of the
partners.
(3) LOANS SECURED BY TRUST DEEDS
Loans secured by trust deeds as of March 31, 1996 and December 31, 1995 were as
follows:
March 31 December 31
1996 1995
Income-producing properties $145,690,028 $142,597,751
Single-family residences 2,591,305 2,249,616
Unimproved land 7,359,655 6,503,224
----------- -----------
$155,640,988 $151,350,591
=========== ===========
First mortgages $140,575,776 $136,110,802
Second mortgages 14,487,077 14,660,759
Third mortgages or all-inclusive
deeds of trust 578,135 579,030
----------- -----------
$155,640,988 $151,350,591
=========== ===========
Loan maturities range from 1996 to 2011, with approximately 43% ($67,365,000) of
the loan principal outstanding at March 31, 1996 maturing in 1996 and 1997.
These maturities include $16,032,000 in loans which are past maturity as of
March 31, 1996, of which $8,176,000 represents loans for which interest payments
are delinquent over 90 days. The Partnership refinanced loans totaling
$1,044,000 and $19,466,000 during the three months ended March 31, 1996 and the
year ended December 31, 1995, respectively, thereby extending the maturity dates
of such loans.
The Partnership's total investment in loans delinquent over ninety days is
$11,310,000 and $12,037,000 at March 31, 1996 and December 31, 1995,
respectively. As of March 31, 1996 and December 31, 1995, OFG is providing
non-recourse advances for the delinquent interest payments on $1,237,000 and
$3,728,000, respectively, of such loans.
As of March 31, 1996 and December 31, 1995, the Partnership's loans secured by
deeds of trust on real property collateral located in Northern California
totaled approximately 73% ($113,204,000) and 79% ($120,744,000), respectively of
the loan portfolio. The Northern California region is a large geographic area
which has a diversified economic base. The ability of the borrowers to repay
loans is influenced by the strength of the region and the impact of prevailing
forces on the value of real estate. Such loans are secured by deeds of trust in
real estate properties and are expected to be repaid from the cash flow of the
properties or proceeds from the sale or refinancing of the properties. The
policy of the Partnership is to require real property collateral with a value,
net of senior indebtedness, that exceeds the carrying amount of the loan balance
and to record a deed of trust on the underlying property.
(4) UNSECURED LOANS DUE FROM GENERAL PARTNER
During 1993, OFG sold various properties that it had acquired from the
Partnership through foreclosure proceedings on Partnership loans assumed in 1992
and 1993. The sales proceeds were insufficient to repay the Partnership's
investment in the related mortgage notes; accordingly, OFG executed an unsecured
note payable to the Partnership in the aggregate amount of $1,411,112 to satisfy
OFG's obligation pursuant to an expired Limited Indemnification Agreement.
During 1994, OFG sold one property acquired through foreclosure proceedings on a
Partnership loan assumed in 1993 and was foreclosed out of the second position
by the holder of the first deed of trust on a Partnership loan assumed in 1994.
The proceeds from these transactions were insufficient to repay the
Partnership's investment in the related mortgage notes. Though under no
obligation to do so, OFG assumed the losses of $960,512 and added this amount to
the outstanding balance of the unsecured note payable.
During 1995, OFG assumed the obligation to the Partnership for a shortfall on
the discounted payoff of a mortgage and was foreclosed out of the second
position of a loan by the holder of the first deed of trust on a Partnership
loan assumed in 1995. Though under no obligation to do so, OFG assumed the
losses on these transactions of $902,357 and added this amount to the
outstanding balance of the unsecured note payable.
During the first quarter of 1996, OFG assumed the obligation to the Partnership
on a loan in the amount of $870,000 and foreclosed on the property securing such
loan. This amount was added to the outstanding balance of the unsecured note
payable.
As of March 31, 1996, OFG has repaid $2,456,651 in principal on this unsecured
loan leaving a balance due of $1,687,330. The note carries an interest rate of
8% and is current.
(5) REAL ESTATE HELD FOR SALE AND MORTGAGE PAYABLE
Real estate held for sale at March 31, 1996 consists of the following properties
acquired through foreclosure in 1993, 1994 and 1995:
Warehouse, Merced, California, net of valuation
allowance of $350,000 as of March 31, 1996 $ 650,000
Residential lots, Carmel, California 2,780,104
Light industrial, Emeryville, California 925,000
70% interest in undeveloped land, Vallejo, California 568,569
Commercial lot, Sacramento, California, net of valuation
allowance of $250,000 as of March 31, 1996 299,828
Office building, Monterey, California 2,126,426
Undeveloped land, Los Gatos, California 571,853
Residential lot, Grass Valley, California 55,380
Retail lot, Milpitas, California and Residence,
Campbell, California 661,531
Commercial building, Sacramento, California 850,000
Apartments/Commercial Use, Oakland, California 29,856
---------
Total $9,518,547
=========
Real estate held for sale has increased in recent years due to the Corporate
General Partner's policy to not acquire such properties through foreclosure. In
addition, the Partnership has invested substantial amounts of capital
($1,680,104) in excess of the mortgage balances in the residential lots located
in Carmel Valley, California during the development process.
(6) PARTNER'S CAPITAL
(a) Contributions
The limited partners contribute $1.00 for each unit subscribed. Registration
costs incurred by the Fund have been offset against contributed capital. Such
costs, which were incurred in 1989, amounted to approximately $198,000.
Prior to September 1, 1986, the general partners contributed cash in an amount
equal to 1% of the aggregate capital contribtions of the limited partners. After
such date, the general partners are required to make cash capital contributions
in the amount of 1/2 of 1% of the limited partners' aggregate capital
contributions.
(b) Allocations, Distributions and Withdrawals
In accordance with the partnership agreement, the Partnership's profits, gains
and losses are allocated to each limited partner and the corporate general
partner in proportion to their respective capital contributions.
Distributions are made monthly to the partners in proportion to the respective
units owned during the preceding calendar month. Accrued distributions payable
represent amounts to be paid to the partners in January, 1996 and April, 1996 on
their capital balances at March 31, 1996 and December 31, 1995, respectively.
The Partnership makes cash distributions to those limited partners who elect to
receive such distributions. Those limited partners who elect not to receive cash
distributions have their distributions reinvested in additional limited
partnership units. Such reinvested distributions totaled $2,175,804 and
$2,076,484 for the three months ended March 31, 1996 and 1995, respectively.
The limited partners may withdraw, or partially withdraw, from the Fund and
obtain the return of their outstanding capital accounts within 91 days after
written notices are delivered to the corporate general partner, subject to the
following limitations:
Any such payments are required to be made only from cash available for
distribution, net proceeds and capital contributions (as defined)
during said 91-day period.
A maximum of $75,000 may be withdrawn during any calendar quarter (or
$100,000 in the case of an estate of a deceased limited partner).
The general partners are not required to establish a reserve fund for
the purpose of funding such payments.
No more than 10% of the outstanding limited partnership interests nay
be withdrawn during any calendar year except upon dissolution of the
Fund.
(c) Promotional Interest of General Partners
The general partners contributed cash to the Partnership's capital in the amount
of 0.5% of the limited partners aggregate capital contributions and, together
with their promotional interest, the general partners have an interest equal to
1% of the limited partners contributions. This promotional interest of the
general partners of up to 1/2 of 1% is expensed monthly to the Partnership and
credited as a contribution to the general partners capital account as additional
compensation. As of March 31, 1996, the general partners had made cash capital
contributions of $841,974 to the Partnership. The general partners have agreed
not to withdraw any portion of this capital from the Partnership, even though it
exceeds the 1/2 of 1% requirement, but they are not required to make any further
cash capital contributions to the Partnership until the amount falls below the
1/2 of 1% requirement.
The promotional interest expense charged to the Partnership was $16,398 and
$22,148 for the three months ended March 31, 1996 and 1995.
(7) CONTINGENCY RESERVES
In accordance with the partnership agreement and to satisfy the Partnership's
liquidity requirements, the Partnership is required to maintain contingency
reserves (as defined) in an aggregate amount of at least 1.5% of the gross
proceeds of the sale of limited partnership units. The cash capital contribution
of the general partners (amounting to $841,974 at March 31, 1996), up to a
maximum of .5% of the limited partners' capital contributions, will be available
as additional contingency reserve, if necessary.
The contingency reserves required at March 31, 1996 and December 31, 1995 were
approximately $3,390,000 and $3,324,000, respectively. Cash and cash equivalents
as of the same dates were restricted accordingly.
(8) TRANSACTIONS WITH AFFILIATES
OFG is entitled to receive from the Partnership a management fee of up to 2.75%
per annum of the average unpaid balance of the Partnership's mortgage loans at
the end of each of the preceding twelve months for services redered as manager
of the Partnership. The maximum management fee is reduced to 1.75% per annum if
OFG has not provided during the preceeding calendar year any of the certain
services defined in the limited partnership agreement.
All of the Partnership's loans are serviced by OFG, in consideration for which
OFG receives fees up to .25% per annum of the unpaid principal balance of the
loans. Servicing fees are paid from the interest income of the loans collected
from the borrowers.
Interest income on loans secured by trust deeds is collected by OFG and, along
with advances on certain delinquent loans, is remitted to the Partnership.
Interest receivable from OFG amounted to $1,296,367 and $1,359,228 at March 31,
1996 and December 31, 1995, respectively.
OFG may, at its sole discretion and on a monthly basis, adjust the servicing and
management fees as long as such fees do not exceed the allowable .25% and 2.75%
annual limits, respectively. In determining the servicing and management fees,
and hence the yield to the Partnership, OFG may consider a number of factors,
including the then-current market yields. Service fee payments to OFG
approximated $91,000 and $99,000 for the three months ended March 31, 1996 and
1995. Management fee income to OFG earned on loans invested in by the Fund
approximated $204,000and $268,000 for the three months ended March 31, 1996 and
1995, respectively.
OFG is the obligor on two notes payable to the Partnership totaling $492,322
which is secured by properties owned by OFG as of March 31, 1996. This notes are
interest only, due on demand and are current. Although the terms of the loans
between the Partnership and OFG may or may not be at market rate, they are
considered adequate and reasonable.
OFG originates all loans the Partnership is invested in and receives an
investment evaluation fee payable by borrowers or the Partnership. Such fees,
payable by borrowers, earned by OFG amounted to approximately $447,000 and
$263,000 for the three months ended March 31, 1996 and 1995, respectively.
OFG receives late payment charges from borrowers who make delinquent payments.
Such charges are in addition to the normal monthly loan payments and totaled
approximately $32,000 and $16,000 for the three months ended March 31, 1996 and
1995, respectively.
Due to General Partner at March 31, 1996 and December 31, 1995 consists of
unreimbursed costs and expenses payable to OFG.
(9) NET INCOME PER LIMITED PARTNERSHIP UNIT
Net income per limited partnership unit is computed using the weighted average
of limited partnership units outstanding during the three month periods. These
amounts were $168,332,201 and $157,579,824 for the three months ended March 31,
1996 and 1995, respectively.
<PAGE>
Item 2. Management's Discussion and Ana1ysis of Financial Condition and
Results of Operations
Results of Operations
The net income increase of $182,000 (5.23%) for the three months ended March 31,
1996 as compared to the three months ended March 31, 1995 was primarily
attributable to the increase in mortgage investments and other notes receivable
held by the Partnership from $145,948,000 to $157,328,000 for the three months
ended March 31, 1995 and 1996, respectively.
The Partnership experienced a decrease in its average net yield from 8.86% to
8.63% for the three months ended March 31, 1995 and 1996, respectively. The net
yield represents the net income of the Partnership after all expenses with the
exception of the provision for losses on loans or Real Estate Owned. These
variations in yield are minor; however, the gross income of the Partnership has
been reduced partially due to the fact that, as of November 1, 1994, the
Corporate General Partner discontinued its previous practice of making payments
on certain delinquent loans held by the Partnership which were originated prior
to May 1, 1993. Non-performing loans held by the Partnership on which the
Corporate General Partner was not advancing payments increased from
approximately $5,790,000 (3.8% of the loan portfolio) to approximately
$10,073,000 (6.5% of the loan portfolio) as of March 31, 1995 and March 31,
1996, respectively. The Corporate General Partner has significantly reduced the
management fees it collects to offset the loss of revenue to the Partnership.
Management fees paid to the Corporate General Partner decreased from
approximatley $268,000 to $204,000 for the three months ended March 31, 1995 and
1996, respectively.
Portfolio Review
The number of Partnership mortgage investments decreased from 236 to 235 as of
March 31, 1995 and 1996, respectively. The average loan balance in this period
increased from $615,139 to $662,302 as of March 31, 1995 and 1996, respectively.
This average loan increase reflects the Partnership's ability to invest in
larger mortgage loans meeting the Partnership's objectives.
The Corporate General Partner had previously made all periodic interest payments
to the Partnership on all delinquent loans made or invested in by the
Partnership. However, on loans originated by the Corporate General Partner on or
after May 1, 1993, and effective November 1, 1994, for certain other loans
originated prior to May 1, 1993, the Corporate General Partner has adopted the
policy to not advance delinquent interest or principal. As of March 31, 1996,
there were $10,073,000 in loans held by the Partnership on which payments were
more than 90 days delinquent and on which payments were not being advanced by
the Corporate General Partner. The Corporate General Partner has advanced
approximately $87,000 in delinquent interest payments to the Partnership from
January 1, 1996 to March 31, 1996 that had not been collected from the borrower
by the Corporate General Partner as of March 31, 1996.
Approximately $11,310,000 (7.7%) and $12,037,000 (8.0%) of the loans invested in
by the Fund were more than 90 days delinquent in payment as of March 31, 1996
and December 31, 1995, respectively. Of these amounts, approximately $4,736,000
(3.0%) and $8,484,000 (5.8%) were in the process of foreclosure as of March 31,
1996 and and December 31, 1995, respectively.
A loan loss reserve in the amount of $3,250,000 and $2,750,000 was maintained on
the books of the Partnership as of March 31, 1996 and 1995, respectively. As of
this date the General Partners have determined that this loan loss reserve is
adequate.
As of March 31, 1996 and December 31, 1995 approximately 73% and 79%,
respectively of the mortgage loans made or invested in by the Partnership are
secured by real property located in Northern California. The following table
sets forth the principal amount of mortgage investments, by classification of
property securing each loan, held by the Partnership on March 31, 1996 and
December 31, 1995:
Principal Amount
March 31 December 31
1996 1995
---- ----
(000) (000)
Single-Family Dwellings $ 2,591 $ 2,250
Income-Producing Property 145,690 142,598
Unimproved Land 7,360 6,503
------- -------
$155,641 $151,351
======= =======
First Mortgages $140,576 $136,111
Second Mortgages 14,487 14,661
Third Mortgages or All-inclusive
Deeds of Trust 578 579
------- -------
$155,641 $151,351
======= =======
The following amount of delinquent loans held by the Partnership have been
acquired and foreclosed upon by the Corporate General Partner from January 1,
1993 through March 31, 1996:
Delinquent Year
Principal Interest Foreclosed
$1,025,581 $150,295 1993
58,000 4,417 1994
2,501,308 252,810 1995
870,000 58,000 1996
The Corporate General Partner has advanced all delinquent interest to the
Partnership on the loans foreclosed on in 1993, 1994 and 1995. The delinquent
interest on the loan foreclosed on in 1996 was never advanced to the Partnership
by the Corporate General Partner. Of these foreclosed loans the Partnership held
two mortgages totaling $492,322 as of March 31, 1996.
Real Estate Owned
The Partnership currently holds title to the following nine properties which
were foreclosed on during 1993, 1994 and 1995:
<TABLE>
<CAPTION>
Fund Additional
Loan Capitalized Delinquent Senior
Description Amount Costs Interest (1) Loans
- ----------- ------ ----- ------------ -----
<S> <C> <C> <C> <C>
Light Industrial Warehouse
Merced, CA $1,000,000(2) $ 0 $175,333 $ 0
Residential Lots
Carmel Valley, CA $ 600,000 $2,180,104 (4) $141,750 $ 0
Light Industrial Warehouse
Emeryville, CA $ 925,000 $ 0 $235,721 $ 0
Commercial Lot/Residential
Development
Vallejo, CA $ 525,000 $ 43,569 $ 83,949 $ 0
Commerical Lot
Sacramento, CA $ 500,000 (3) $ 49,828 $ 36,500 $ 0
Office Building
Monterey, CA $ 550,000 $1,576,426 (4) $ 30,077 $ 0
Residential Lot
Grass Valley, CA $ 55,000 $ 380 $ 6,302 $ 0
Commercial Space
Oakland, CA $ 29,856 $ 0 $ 34,134 $ 0
Undeveloped Land
Los Gatos, CA $ 571,853 $ 0 $134,878 $ 0
Retail Lot/Residence
Milpitas, CA/Campbell, CA $ 661,531 $ 0 $ 17,500 $ 159,971
Commercial Building
Sacramento, CA $ 850,000 $ 0 $ 30,817 $ 0
<FN>
(1) Substantially all of the delinquent interest was advanced by OFG to the
Partnership. The $83,949 of delinquent interest advanced by OFG on the
Vallejo, California property has been reimbursed by the Partnership.
(2) The book value of this asset is net of a loss allowance of $350,000.
(3) The book value of this asset is net of a loss allowance of $250,000.
(4) Included in this balance is the payoff of a senior loan in the amount of
$500,000.
(5) Included in this balance is the payoff of a senior loan in the amount of
$1,425,000. This senior loan was originally $2,102,646 including late
charges and fees. The Corporate General Partner arranged for this loan to
be discounted at payoff.
</FN>
</TABLE>
With the exception of the light industrial warehouse located in Emeryville,
California and the office building located in Monterey, California, these
properties do not currently generate revenue and, as such, are operating at a
deficit. With the possible exception of the light industrial warehouse located
in Merced, California and the commercial land located in Sacramento, California,
the General Partners believe that due to the values of these properties, the
Partnership should not sustain any losses of principal on their ultimate
disposition.
The Partnership has entered into a joint venture agreement with an unrelated
developer/builder for the development and buildout of 30 residential lots
located in Carmel Valley, California which lots are to be contributed by the
Partnership to the joint venture at a future time. The joint venture agreeement
provides for the Partnership to receive a priority return of principal and
interest on any development capital contributed to the venture in addition to a
priority return of $70,000 per lot. The Partnership is entitled to an allocation
of 70% of any profits from the venture. Most of the infrastructure work
including roads, drainage and utility tie-ins have been completed in the
development for which the Partnership has advanced approximately $1,400,000.
Construction of residential units began in February, 1996 and sales of
residential units is anticipated to begin in late 1996.
The Partnership leased out the majority of the office building located in
Monterey, California to a publicly-traded company at the end of 1995, and lease
payments began in January, 1996. The Corporate General Partner expects to be
able to operate the property profitably, lease up the remaining space and place
the property on the market for sale.
The Partnership's investment in Real Estate Owned has increased during 1993,
1994 and 1995 due to the Corporate General Partner's policy to not acquire
property subject to foreclosure on which the Partnership has a trust deed
investment.
Liquidity and Capital Resources
The Partnership relies upon purchases of limited partnership interests and loan
payoffs for the creation of capital for mortgage investments. The Partnership
has not and does not intend to borrow money for investment purposes.
Continency Reserves
The Partnership maintains cash and certificates of deposit as contingency
reserves in an aggregate amount of at least 2% of the gross proceeds of the sale
of Limited Partners' Units. To the extent that such funds are not sufficient to
pay expenses in excess of revenues or to meet any obligation of the Partnership,
it may be necessary for the Partnership to sell or otherwise liquidate certain
of its investments on terms which may not be favorable to the Partnership.
Current Economic Conditions
The Partnership has been affected by regional declines in commercial property
values and general economic conditions; however, the Partnership has not
sustained any principal losses to date. Due to the conservative loan-to-value
criteria established by the Corporate General Partner, the mortgage loans held
by the Partnership appear in general to be, in the opinion of the General
Partners, adequately secured.
The Partnership generally invests in relatively short-term commercial loans (1-7
years) which large financial institutions typically do not invest in. Due to
this, the net income of the Partnership has in recent years remained in the
range of 8.5-10 percent per year. If there were a reduction in the demand for
loans originated by the Corporate General Partner and, thus, fewer loans for the
Partnership to invest in, the Partnership would have to invest excess cash in
shorter term investments yielding considerably less than the current investment
portfolio.
The Partnership continues to receive substantial additional investments from new
and existing Limited Partners which provide capital for loans, purchases of
existing notes and redemption of existing Limited Partnership Units.
<PAGE>
PART II. OTHER INFORMATION
Item 1. Legal Proceedings
The Partnership is not presently involved in any material legal proceedings.
Item 6(b). Reports on Form 8-K
No reports on Form 8-K have been filed during the quarter for which this report
is filed.
<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.
Dated: May 15, 1996 OWENS MORTGAGE INVESTMENT FUND
a California Limited Partnership
(Registrant)
By: Owens Financial Group, Inc.
a General Partner
By: \s\ William C. Owens
William C. Owens
President
By: \s\ Bryan H. Draper
Bryan H. Draper
Controller
Principal Financial and
Accounting Officer
<TABLE> <S> <C>
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<NAME> OWENS MORTGAGE INVESTMENT FUND
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<CURRENCY> U.S. DOLLARS
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<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-START> JAN-01-1996
<PERIOD-END> MAR-31-1996
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0
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