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, 1997
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, 1997 AND DECEMBER 31, 1996
March 31 December 31
1997 1996
ASSETS
<S> <C> <C>
Cash and cash equivalents (Note 2) $ 12,359,853 $ 11,386,661
Certificates of Deposit 1,000,000 850,000
Loans secured by trust deeds (Notes 2 and 3) 160,312,270 154,148,933
less: Allowance for loan losses (Note 2) (3,500,000) (3,500,000)
Real estate held for sale (Note 6) 6,781,411 7,743,295
Investment in Limited Partnership (Note 2 and 5) 3,431,596 4,877,798
Unsecured Loan to General Partner (Note 4) 415,416 488,764
Interest receivable 1,489,602 1,321,493
Other assets 59,074 59,074
-------------- --------------
Total Assets $182,349,222 $177,376,018
=========== ===========
LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES:
Accrued distributions payable $ 503,408 $ 511,456
Accounts payable and accrued liabilities 152,808 24,458
Deferred income 162,820 0
Other liabilities 25,268 0
--------------- ------------------
Total Liabilities 844,304 535,914
-------------- -------------
PARTNERS' CAPITAL:
General partners (Note 7) 1,779,368 1,732,726
Limited partners (Note 7) 179,725,550 175,107,378
----------- -----------
Total Partners' Capital 181,504,918 176,840,104
----------- -----------
Total Liabilities and Partners' Capital $182,349,222 $177,376,018
=========== ===========
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, 1997 AND 1996
FOR THE THREE MONTHS ENDED
March 31 March 31
1997 1996
---- ----
REVENUES:
<S> <C> <C>
Interest income on loans secured by trust deeds $ 4,342,168 $ 4,045,603
Gain from limited partnership (Note 5) 878,471 0
Rental income 68,897 97,155
Interest income from limited partnership (Note 5) 142,116 0
Other interest income 151,185 34,266
Other income 75,766 0
----------- ---------------
Total revenues $ 5,658,603 $ 4,177,024
--------- ---------
OPERATING EXPENSES:
Management Fees paid to General Partner (Note 9) $ 1,299,458 $ 204,348
Servicing Fees paid to General Partner (Note 9) 120,238 91,174
Promotional interest (Note 9) 22,974 16,398
Administrative 14,129 14,129
Legal and accounting 40,412 49,148
Real Estate Owned expenses 92,253 137,648
Other 230 497
------------- --------------
Total operating expenses $ 1,589,694 $ 513,342
--------- -----------
Net income $ 4,068,909 $ 3,663,682
========== ==========
Net income allocated to general partner $ 40,286 $ 35,909
============ ============
Net income allocated to limited partners $ 4,028,623 $ 3,627,773
========== ==========
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, 1997 and 1996
March 31 March 31
1997 1996
<S> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income $ 4,068,909 $3,663,682
Adjustments to reconcile net Income
to net cash provided by operating activities
(Increase) decrease in interest receivable (168,109) 62,861
Increase (decrease) in accrued distribution payable (8,048) 10,643
Increase (decrease) in accounts payable/
accrued liability 128,350 (74,304)
(Increase) decrease in other assets 0 (59,074)
Increase (decrease) in deferred income 162,820 60,496
Increase (decrease) in other liabilities 25,268 0
------------- -----------------
Total adjustment 140,281 622
------------ ---------------
Net cash provided by operating activities 4,209,190 3,664,304
----------- ---------
CASH FLOWS FROM INVESTING ACTIVITIES:
Purchases of loans secured by trust deeds (16,697,126) (13,009,440)
Principal collected 534,850 165,153
Loan payoffs 10,072,287 7,889,792
Investments in real estate 933,268 (506,188)
Investment in limited partnership 1,446,202 0
Investments in Certificates of Deposit (net) (150,000) (150,000)
------------- -------------
Net cash provided by (used in)
investing activities (3,860,519) (5,610,683)
----------- ------------
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from sale of partnership Units 5,023,868 3,793,018
Cash distributions (1,526,796) (1,470,289)
Capital withdrawals (2,872,551) (2,663,459)
---------- ----------
Net cash provided by (used in)
financing activities 624,521 (340,730)
------------ -------------
INCREASE (DECREASE) IN CASH AND CASH
EQUIVALENTS 973,192 (2,287,109)
CASH AND CASH EQUIVALENTS AT
BEGINNING OF PERIOD 11,386,661 5,056,358
---------- -----------
CASH AND CASH EQUIVALENTS AT
END OF PERIOD $12,359,853 $ 2,769,249
========== ===========
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, 1997
(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 interests in the Partnership. Limited
Partnership Units outstanding were 179,921,570 at March 31, 1997. As of March
31, 1997, 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.
Effective 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.
In June 1996, the Financial Accounting Standards Board issued Statement No. 125,
Accounting for Transfers and Servicing of Financial Assets and Extinguishment of
Liabilities. Statement No. 125 provides accounting and reporting standards for
transfers and servicing of financial assets and extinguishment of liabilities
and provides consistent standards for distinguishing transfers of financial
assets that are sales from transfers that are secured borrowings. The
Partnership was required to implement Statement 125 effective January 1, 1997.
Management believes that the implementation of Statement 125 does not have a
material impact on the financial statements.
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 $3,500,000 as of
March 31, 1997. Management of the Partnership believes that based on historical
experience and a review of the loans and their respective collateral, the
allowance for loans losses is adequate in amount.
Through October 31, 1994, OFG purchased the Partnership's receivables for
delinquent interest on loans originated prior to May 1, 1993 from the
Partnership on a non-recourse basis. However, effective November 1, 1994, OFG
discontinued its practice of purchasing interest receivable for certain loans.
The outstanding balance of all loans delinquent greater than ninety days was
$9,703,000 and $11,348,000 as of March 31, 1997 and December 31, 1996,
respectively. 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 when the
payment of principal or interest is ninety days past due, unless OFG purchases
the interest receivable from the Partnership. As of March 31, 1997 and December
31, 1996, the aforementioned loans totaling $9,703,000 and $11,348,000,
respectively, were classified as non-accrual loans.
OFG advances certain payments to the Partnership on behalf of borrowers, such as
property taxes, mortgage interest pursuant to senior indebtedness, and
development costs. Purchases of interest receivable and payments made on loans
by OFG for the first quarter of 1997, but not collected as of March 31, 1997,
totaled approximately $105,000 During the first quarter of 1997, OFG purchased
the Partnership's interest in two loans in the amount of $434,400.
(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) Investment in Limited Partnership
The Partnership accounts for its investment in limited partnership as investment
in real estate. The investment in limited partnership is carried at the lower of
cost or estimated fair value, less estimated costs to sell. The Partnership
increases its investment by advances made to the limited partnership. Any profit
generated from the investment in limited partnership is recorded as a gain of
sale of real estate.
(f) 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.
Effective January 1, 1996, the Partnership adopted the provisions of the
Financial Accounting Standards Board's Statement of Financial Accounting
Standards No. 121 (FAS 121), Accounting for the Impairment of Long-Lived Assets
and for Long-Lived Assets to be Disposed Of. The adoption of FAS 121 did not
result in a material impact on the Partnership's financial position.
(g) 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, 1997 and December 31, 1996 were as
follows:
<TABLE>
<CAPTION>
March 31 December 31
1997 1996
<S> <C> <C>
Income-producing properties $153,934,462 $145,999,756
Single-family residences 3,030,978 3,935,546
Unimproved land 3,346,830 4,213,631
------------ ------------
$160,312,270 $154,148,933
=========== ===========
First mortgages $144,545,362 $139,542,698
Second mortgages 15,025,121 14,006,235
Third mortgages or all-inclusive deeds of trust 741,787 600,000
------------- -------------
$160,312,270 $154,148,933
=========== ===========
</TABLE>
Loan maturities range from 1997 to 2012, with approximately 33% ($52,934,000) of
the loan principal outstanding at March 31, 1997 maturing in 1997. These
maturities include approximately $21,818,000 in loans which are past maturity as
of March 31, 1997, of which approximately $7,476,000 represents loans for which
interest payments are delinquent over 90 days. The Partnership refinanced loans
totaling approximately $2,741,000 and $5,400,000 during the three months ended
March 31, 1997 and the year ended December 31, 1996, respectively, thereby
extending the maturity dates of such loans.
The Partnership's total investment in loans delinquent over ninety days is
approximately $9,430,000 and $11,348,000 at March 31, 1997 and December 31,
1996, respectively. As of March 31, 1997 and December 31, 1996, OFG is providing
non-recourse advances for the delinquent interest payments on approximately
$1,175,000 and $1,237,000, respectively, of such loans.
As of March 31, 1997 and December 31, 1996, the Partnership's loans secured by
deeds of trust on real property collateral located in Northern California
totaled approximately 63% ($103,955,000) and 73% ($113,204,000), respectively of
the loan portfolio. The Northern California region (which includes the following
counties and all counties north: Monterey, Fresno, Kings, Tulare and Inyo) 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 on 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
OFG has historically purchased certain delinquent loans subject to foreclosure
and Real Estate Owned of the Partnership using the Unsecured Loan due from
General Partner to finance the purchases.
During 1996, the Partnership sold a property to OFG which had beeen acquired
through foreclosure proceedings by the Partnership on a Partnership loan. The
purchase of the property in the amount of $870,000 was added to the outstanding
balance of the unsecured loan due from the general partner. OFG sold the
property during 1996 for $21,700 in cash and a trust deed receivable in the
amount of $629,000. The trust deed receivable was assigned by OFG to the
Partnership in exchange for a reduction in the unsecured loan balance.
OFG is under no obligation to enter into such transactions with the Partnership.
The balance of the unsecured loan due from OFG has been reduced by payments and
totals $415,416 and $488,764 as of March 31, 1997 and December 31, 1996,
respectively. The note bears interest at 8% and is due on demand.
(5) INVESTMENT IN LIMITED PARTNERSHIP
In 1993, the Partnership foreclosed on a loan in the amount of $600,000 secured
by a junior lien on 30 residential lots located in Carmel Valley, California,
and, in 1994, paid off the senior loan in the amount of $500,000. The
Partnership incurred additional costs of $502,768 to protect its investment,
increasing the carrying value of the lots to $1,602,798. The Partnership began
to develop the lots and incurred an additional $671,229 in costs during 1995.
During 1996, the Partnership contributed the lots into WV-OMIF Partners, L.P.
(WV-OMIF Partners), a limited partnership formed between the Partnership and
Wood Valley Development, Inc. (Woodvalley). The Partnership also provides
advances to WV-OMIF Partners to develop and construct single family homes on the
30 lots contributed and had made net additional advances of $1,157,569 to
WV-OMIF Partners for the continued development and construction of homes from
January 1, 1996 thorough March 31, 1997. The Partnership is entitled to receive
interest at a rate of prime plus 2% on the advances to WV-OMIF Partners. WV-OMIF
Partners sold one home in 1996 and distributed $478,679 to OMIF, $187,298
representing income and the balance return of capital. During the three months
ended March 31, 1997, WV-OMIF Partners sold seven and distributed $3,152,153 to
OMIF, $1,020,587 representing income and the balance return of capital.
(6) REAL ESTATE HELD FOR SALE AND MORTGAGE PAYABLE
Real estate held for sale at March 31, 1997 consists of the following properties
acquired through foreclosure in 1993, 1994, 1995 and 1996:
<TABLE>
<S> <C>
Warehouse, Merced, California, net of valuation
allowance of $350,000 as of March 31, 1997 $ 650,000
70% interest in undeveloped land, Vallejo, California 568,569
Commercial lot, Sacramento, California, net of valuation
allowance of $250,000 as of March 31, 1997 299,828
Office building, Monterey, California 2,097,811
Undeveloped land, Los Gatos, California 571,853
Commercial building, Sacramento, California 550,000
Residential lots, Sonora, California 1,813,350
Undeveloped land, Reno, Nevada 230,000
-----------
Total $ 6,781,411
===========
</TABLE>
Real estate held for sale has generall increased in recent years due to the
Corporate General Partner's policy to not acquire such properties through
foreclosure. However, the Partnership disposed of two properties in the three
months ended March 31, 1997 at a slight profit.
(7) 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, 1997 and April, 1997 on
their capital balances at December 31, 1996 and March 31, 1997, 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 $2,459,861 and
$2,175,804 for the three months ended March 31, 1997 and 1996, 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 may
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, 1997, the general partners had made cash capital
contributions of $909,392 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 $22,974 and
$16,398 for the three months ended March 31, 1997 and 1996, respectively.
(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 $909,392 at March 31, 1997), 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, 1997 and December 31, 1996 were
approximately $3,688,000 and $3,400,000, 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 rendered 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 $1,489,602 and $1,321,493 at March 31,
1997 and December 31, 1996, 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 $120,000 and $91,000 for the three months ended March 31, 1997 and
1996, respectively. Management fee income to OFG earned on loans invested in by
the Fund approximated $1,299,000 and $204,000 for the three months ended March
31, 1997 and 1996, 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 $55,000 and $78,000 for the three months ended September 30, 1996
and 1995, respectively and approximately $147,000 and $147,000 for the nine
months ended September 30, 1996 and 1995, respectively.
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 $485,000 and
$547,000 for the three months ended March 31, 1997 and 1996, respectively.
Included in loans secured by trust deeds at March 31, 1997 and December 31, 1996
are notes totaling $2,215,332 and $1,942,332, respectively, which are secured by
properties owned by OFG. The loans bear interest at 8% per annum and are due on
demand. The Partnership received interest income of approximately $62,000 for
the three months ended March 31, 1997 and $72,247 during the year ended December
31, 1996 from OFG under loans secured by trust deeds and the unsecured loan due
from OFG.
Due to General Partner at March 31, 1997 and December 31, 1996 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. These amounts were
$181,664,000 and $168,332,000 for the three months ended March 31, 1997 and
1996, respectively.
<PAGE>
Item 2. Management's Discussion and Ana1ysis of Financial Condition and
Results of Operations
Results of Operations
The net income increase of approximately $405,000 (11.06%) for the three months
ended March 31, 1997 as compared to the three months ended March 31, 1996 was
primarily attributable to the increased income generated from the sale of seven
residential units constructed and owned by the WV-OMIF limited partnership which
generated $878,000 in net income for the three months ended March 31, 1997.
Other factors that contributed to additional earnings for the three months ended
March 31, 1997 as compared to the three months ended March 31, 1996 were
interest income of $142,000 to the Partnership from WV-OMIF as compared to $0 in
the prior year, an increase in average trust deeds and notes receivable held by
the Partnership from $156,426,000 to $158,193,256 for the three months ended
March 31, 1996 and 1997, respectively and a decrease in non-performing loans
held by the Partnership on which the Corporate General Partner was not
purchasing delinquent interest from 6.5% to 5.3% of the loan portfolio as of
March 31, 1996 and 1997, respectively.
The average net yield of the Partnership increased from 8.63% to 8.73% for the
three months ended March 31, 1996 and 1997, 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. This
variation in yield is minor and not considered significant.
Although there has recently been only slight variations in the net yield of the
Partnership, its total revenues have increased by $1,482,000 (35.47%) for the
three months ended March 31, 1997 as compared to the three months ended March
31, 1996. This increase, as above, was primarily due to the ongoing sales of
residential units constucted by the WV-OMIF limited partnership, interest income
from advances to WV-OMIF, increased balances of interest earning assets and
decreases in non-performing loans.
The increase in total revenues did not translate to comparable increased in net
yield as the Corporate General Partner's payments for management and servicing
fees increased from $296,000 to $1,420,000 for the three months ended March 31,
1996 and 1997, respectively. The fees collected by the Corporate General Partner
continue to be within the limits dictated by the Partnership agreement.
Portfolio Review
The number of Partnership mortgage investments increased from 235 to 236 as of
March 31, 1997 and 1996, respectively. The average loan balance increased from
$662,302 to $679,209 as of March 31, 1997 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 purchased all interest receivable
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 purchase delinquent interest or principal. As of March 31, 1997,
there were approximately $8,528,000 in loans held by the Partnership on which
payments were more than 90 days delinquent and on which such delinquent interest
was not being purchased by the Corporate General Partner. The Corporate General
Partner purchased approximately $18,000 in delinquent interest payments to the
Partnership from January 1, 1997 to March 31, 1997 that had not been collected
from the borrower by the Corporate General Partner as of March 31, 1997.
Approximately $9,703,000 (6.0%) and $11,310,000 (7.7%) of the loans invested in
by the Fund were more than 90 days delinquent in payment as of March 31, 1997
and December 31, 1996, respectively. Of these amounts, approximately $7,135,000
(4.4%) and $5,046,000 (3.3%) were in the process of foreclosure as of March 31,
1997 and December 31, 1996, respectively.
A loan loss reserve in the amount of $3,500,000 was maintained on the books of
the Partnership as of March 31, 1997 and December 31, 1996. As of this date the
General Partners have determined that this loan loss reserve is adequate.
As of March 31, 1997 and December 31, 1996 approximately 65% and 73%,
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, 1997 and
December 31, 1996:
Principal Amount
March 31 December 31
1997 1996
---- ----
(000) (000)
Single-Family Dwellings $ 8,031 $ 3,936
Income-Producing Property 153,934 146,000
Unimproved Land 3,347 4,213
------- -------
$160,312 $154,149
======= =======
First Mortgages $144,545 $139,543
Second Mortgages 15,025 14,006
Third Mortgages or All-inclusive
Deeds of Trust 742 600
------- -------
$160,312 $154,149
======= =======
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, 1997:
Delinquent Year
Principal Interest Foreclosed
$1,025,581 $150,295 1993
58,000 4,417 1994
2,501,308 252,810 1995
2,320,000 86,981 1996
230,000 23,023 1997
The Corporate General Partner has purchased all delinquent interest receivable
from the Partnership on the loans foreclosed on in 1993, 1994 and 1995. The
delinquent interest on the loans foreclosed on in 1996 and 1997 was never
purchased from the Partnership by the Corporate General Partner. Of these
foreclosed loans, the Partnership held four mortgages totaling $2,172,322 as of
March 31, 1997 on which the Corporate General Partner was making payments which
were current.
Real Estate Owned
The Partnership currently holds title to the following eight properties which
were foreclosed on during 1993, 1994, 1995 and 1996:
<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
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
Undeveloped Land
Los Gatos, CA $ 571,853 $ 0 $ 134,878 $ 0
Commercial Building
Sacramento, CA $ 550,000 $ 0 $ 30,817 $ 0
Residential Lots
Sonora, CA $ 1,691,425 $ 121,925 $ 363,636 $ 0
Undeveloped Land
Reno, NV $ 230,000 $ 0 $ 0 $ 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
$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 in Merced, 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's investment in Real Estate Owned had increased during 1993,
1994, 1995 and 1996 due to the Corporate General Partner's policy to generally
not acquire property subject to foreclosure on which the Partnership has a trust
deed investment. However, due to the disposition of two properties held by the
Partnership as of December 31, 1996 in the three months ended March 31, 1997,
the Partnership's investment in Real Estate Owned has recently decreased.
Development Limited Partnership
In 1993, the Partnership foreclosed on a $600,000 loan secured by a junior
lien on 30 residential lots located in Carmel Valley, California, and, in 1994,
paid off the $500,000 senior loan. In 1995, the Partnership became the sole
limited partner in a limited partnership ("WV-OMIF Partners") formed with an
unrelated developer/builder as the sole general partner, for the development and
buildout of these lots. In exchange for its interest in this development limited
partnership, the Partnership in 1996 contributed the lots to the WV-OMIF
Partners and agreed to make additional advances to fund the development costs.
As of March 31, 1997, the Partnership had advanced development costs, net of
distributions, aggregating $2,315,000, and the total amount invested in or
advanced by the Partnership equaled $3,432,000, net of distributions, through
such date.
Under the terms of the agreement governing the WV-OMIF Partners, the
Partnership is entitled to receive certain distributions of cash before the
developer receives any funds. The cash received by the development limited
partnership from sales of developed lots is distributed as follows: (i) to third
parties (e.g., contractors, taxing authorities, etc.) for amounts incurred by
the development limited partnership and related to the lots sold; (ii) to the
Partnership, in an amount equal to $70,000 per lot sold; (iii) to the
Partnership, in an amount equal to a pro rata portion of the development costs
advanced, plus interest at prime plus 2%; (iv) to the Partnership, in an amount
equal to other out-of-pocket expenses incurred by Partnership with respect to
the lots sold, plus interest at prime plus 2%; and (v) the balance, if any, 70%
to the Partnership, and 30% to the developer.
As of March 31, 1997, construction had been completed or commenced on 20
lots. . WV-OMIF Partners sold one home in 1996 and distributed $478,679 to OMIF,
$187,298 representing income and the balance return of capital. During the three
months ended March 31, 1997, WV-OMIF Partners sold seven and distributed
$3,152,153 to OMIF, $1,020,587 representing income and the balance representing
return of capital. Deposits have been received on the remaining 12 lots, but
there can be no assurances the Partnership will realize similar amounts on the
sales of these lots. Construction is expected to begin on the majority of the
remaining 10 lots during 1997 and 1998.
The Corporate General Partner has entered into a joint venture with the
same unrelated developer/builder to purchase and build out up to 34 lots that
are contiguous to and interspersed with the lots in Carmel Valley owned by the
partnership formed between the Partnership and the developer/builder. The
Partnership does not have any direct or indirect interest in these 34 lots nor
do any of these lots provide any security for the original Partnership loan
which was foreclosed on in 1993. As sales of these 34 lots occur, the
development limited partnership will be reimbursed on a pro rata basis, without
interest, for development, infrastructure and soft costs incurred by the
development limited partnership in the initial stages of its development of the
lots. Upon receipt of any such funds the development limited partnership will
distribute monies as outlined above.
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). In addition, the Corporate General Partner is generally able to fund
loans in a shorter time frame than institutional lenders which allows it to
collect a higher rate of interest from those borrowers that consider time to be
an essential factor. Due to this, the net income of the Partnership has, in
recent years, remained in the range of 8.5-9.0 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 or reduce the interest
rate charged on mortgage loans which would yield 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, 1997 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
Chief Financial Officer
Principal Financial and
Accounting Officer
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
(Replace this text with the legend)
</LEGEND>
<CIK> 841501
<NAME> OWENS MORTGAGE INVESTMENT FUND
<MULTIPLIER> 1
<CURRENCY> U.S. DOLLARS
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-START> JAN-01-1997
<PERIOD-END> MAR-31-1997
<EXCHANGE-RATE> 1
<CASH> 13,359,853
<SECURITIES> 0
<RECEIVABLES> 1,489,602
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 15,349,455
<PP&E> 6,781,411
<DEPRECIATION> 0
<TOTAL-ASSETS> 182,349,222
<CURRENT-LIABILITIES> 844,304
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 181,504,918
<TOTAL-LIABILITY-AND-EQUITY> 182,349,222
<SALES> 0
<TOTAL-REVENUES> 5,658,603
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 1,589,694
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 4,068,909
<INCOME-TAX> 0
<INCOME-CONTINUING> 4,068,909
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 4,068,909
<EPS-PRIMARY> .022
<EPS-DILUTED> .022
</TABLE>
