<PAGE>
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
[X] Annual Report Pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934
[Fee Required]
For the fiscal year ended
December 31, 1996
or
[ ] Transition Report to Section 13 or 15(d) of the Securities
Exchange Act of 1934
[Fee Required]
For the transition period from _______to_______
Commission File Number
33-26327-A
RAINES ROAD, L.P.
(Exact name of Registrant as specified in its charter)
Delaware 62-1375245
(State or other Jurisdiction of (I.R.S. Employer
incorporation or organization) Identification
Number.)
One Belle Meade Place, 4400 Harding Road, Suite 500, Nashville,
Tennessee 37205
(Address of principal executive office) (Zip Code)
Registrant's telephone number, including area code: (615) 292-1040
Securities registered pursuant to Section 12(b) of the Act:
Title of each class Name of each exchange
on which registered
None None
Securities registered pursuant to Section 12(g) of the Act:
UNITS OF LIMITED PARTNERSHIP INTEREST
(Title of Class)
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 at least the past 90 days.
YES X NO
<PAGE>
Indicate by check mark if disclosure of delinquent filers
pursuant to Item 405 of Regulation S-K (229.405 of this chapter) is
not contained herein, and will not be contained, to the best of the
registrant's knowledge, in definitive proxy of information
statements incorporated by reference in Part III of this Form 10-K
or any amendment to this Form 10-K.
[X]
The aggregate sales price of the Units of Limited Partnership
Interest to non-affiliates was $1,875,000 as of January 31, 1997.
This does not reflect market value, but is the price at which these
Units of Limited Partnership Interest were sold to the public.
There is no current market for these Units.
DOCUMENTS INCORPORATED BY REFERENCE
Documents Incorporated by Reference in Part IV:
Prospectus of Registrant, dated April 3, 1989, as filed pursuant to
Rule 424(b) of the Securities and Exchange Commission.
<PAGE>
PART I
Item 1. Business
Raines Road, L.P. ("Registrant"), is a Delaware limited
partnership organized on December 16, 1988, pursuant to the
provisions of the Delaware Revised Uniform Limited Partnership Act,
Sections 17-101-17-1109, Title 6. The General Partner of
Registrant is 222 Raines, Ltd., a Tennessee limited partnership,
whose general partners are Steven D. Ezell, Michael A. Hartley and
222 Partners, Inc.
The Registrant's primary business is to acquire, develop and
sell certain undeveloped real properties located in Memphis,
Tennessee (the "Property"). The Registrant's investment objectives
are preservation of capital and capital appreciation through the
passage of time, growth in the surrounding areas, and the
development of the Property prior to resale.
Financial Information about Industry Segments
The Registrant's activity is within one industry segment and
geographical area. Therefore, financial data relating to the
industry segment and geographical area is included in Item 6 -
Selected Financial Data.
Narrative Description of Business
At December 31, 1996, the Registrant was holding approximately
230 acres of partially developed land on Raines Road in Memphis,
Tennessee, adjacent to the Memphis International Airport. The
Property is zoned for a wide variety of light industrial,
warehouse, office-warehouse and distribution uses. All utilities,
including water, sewer, electricity and natural gas, are available
to the Property.
Phase I of the infrastructure development was completed in
1990 and included construction and improvement of Prescott Road.
The total cost was approximately $460,000. Phase II was completed
in 1992 and consists of extending Raines Road 5,000 feet from
Prescott Road through the Property to Tchulahoma Road. Phase II
also included clearing and rough-grading 168 acres of the Property
and removing 1.25 million cubic yards of dirt. The cost of Phase
II was approximately $1 million. The Registrant is negotiating
with the City government to receive final development approval for
Phase III. Development will begin as soon as approval is received.
Phase III includes construction and improvement of Tchulahoma Road
through a portion of the Property. It is the General Partners'
intention at this time to only improve Tchulahoma Road as sites
contiguous to it are sold. This development is expected to cost
approximately $235,000, which had been retained from the sale
proceeds. During 1994, approximately $95,000 was spent and the
remaining cash is retained an escrow account.
Competition
The general partner believes that the Property provides strong
competition for purchasers or developers of land in the Memphis
Airport Area. There are a number of tracts of competitive
industrial land in the area, though there are very few large vacant
parcels available. Primary competition comes from three industrial
parks in the Airport sub-market, each offering similar pricing to
the Registrant. The general partner believes that the Property is
competitive due to its location, access and low cost to develop.
The majority of the proceeds used to purchase the Property
were from a $4,700,000 promissory note (the "Lender Financing")
maturing on December 31, 2001 to Raines Lenders, L.P. (the
"Lender"), an affiliated partnership sharing the same general
partner. The principal balance accrues interest at a simple
interest rate of 12% per annum. Prior to maturity, the Registrant
is not required to make any payments with respect to the Lender
Financing, except upon the sale, exchange or condemnation of all or
any portion of the Property. From sale proceeds, the Lender
receives a priority return of interest and principal, and 50% of
the "Net Revenues", if any. Net revenues, as defined by the
participating Loan Agreement, represent the difference between cash
proceeds earned and the following, in this order: 1) accrued but
unpaid interest and applicable principal balances; 2) accrued
preferred return (12% on the net offering proceeds of the
Registrant: and 3) the applicable equity balance. From property
sales in 1990, 1991 and 1994, the cumulative applicable principal
balance due to the Lender is $1,196,180 and is payable from future
sale proceeds, after all accrued interest is paid.
The Registrant has no employees. Program management services
are being provided under a contractual agreement with Landmark
Realty Services Corporation, an affiliate of the general partner.
Item 2. Properties
As of December 31, 1996, Registrant owned approximately 230
acres of partially developed land in Memphis, Tennessee. See Item
1 above for more detailed description. Registrant is subject to a
first mortgage held by Raines Lenders, L.P., an affiliated
partnership sharing the same general partner.
Item 3. Legal Proceedings
Registrant is not a party to, nor is any of Registrant's
property the subject of, any material legal proceedings.
Item 4. Submission of Matters to a Vote of Security Holders
The security holders of Registrant did not vote on any matter
during the fiscal year covered by this report.
<PAGE>
PART II
Item 5. Market for Registrant's Units of Limited Partnership
Interest and Related Security Holder Matters
There is no established market for the Units, and it is not
anticipated that any will exist in the future. The Registrant
commenced an offering to the public on April 3, 1989 for 1,875
Units of Limited Partnership Interests. The offering of $1,875,000
was fully subscribed on September 12, 1989. As of February 28,
1997, there were 181 holders of record of the 1,875 Units of
Limited Partnership Interests.
There were no distributions made to Unit holders during 1996
and 1995. There are no material restrictions upon Registrant's
present or future ability to make distributions in accordance with
the provisions of Registrant's Limited Partnership Agreement, other
than the obligations to C.I.O.S. and Raines Lenders, L.P., as
described below.
Item 6. Selected Financial Data
For the Year Ended
December 31
1996 1995 1994 1993 1992
Total revenues $ 11,266 40,628 552,717 2,363 14,579
Net loss (648,034) (678,429) (207,082) (725,252) (697,681)
Net loss per
limited partner
unit (345.62) (361.83) (110.44) (386.80) (372.10)
Total assets 6,054,735 6,195,673 7,345,269 7,014,701 7,069,750
Note payable-
private - 100,000 367,716 - -
Note payable to
affiliate 4,700,000 4,700,000 4,700,000 4,700,000 4,700,000
Accrued interest
payable to
affiliate 2,695,434 2,131,434 2,159,600 1,617,767 1,055,934
Item 7. Management's Discussion and Analysis of Financial
Condition and Results of Operations
Results of Operations
Sales
There were no sales during 1996 and 1995. In 1994, the
Registrant sold approximately 36 acres for gross proceeds of $1.9
million. Proceeds were used to fund required development, reduce
the note payable to C.I.O.S. and make a $600,000 payment in 1995 on
accrued interest to the Lender. The Registrant took a short term
note receivable for $646,400 as partial payment of sale proceeds.
All principal and accrued interest was received in full on February
10, 1995.
Comparative Analysis
Except for the land sales in 1994, the overall operations of
the Registrant have not changed significantly over the last three
years, although there have been some fluctuations within accounts.
The fluctuations in interest income is due to the Registrant's
changing cash balances. The average cash balances were $85,870,
$559,756, and $414,185 in 1996, 1995 and 1994, respectively.
Interest expense has decreased due to the changes in principal on
the note payable - private. The Registrant incurred $5,478,
$36,028 and $50,074 in 1996, 1995 and 1994, respectively, in
interest on the note payable private. The decline in property
taxes from 1994 to 1995 is due to land sales and from 1995 to 1996
is due to property reassessments. Consulting services have
increased due to costs associated with Phase III development. Loan
costs were fully amortized in the second quarter of 1996 explaining
the decline in amortization expense. The decrease in land
maintenance fees is caused by additional 1994 costs incurred when
preparing for the sales.
Financial Condition and Liquidity
The Registrant has sufficient cash balances to fund the
required development and operations for 1997.
In 1990, 1991 and 1994, the Registrant retained a portion of
the sale proceeds for development and operations and did not use
all the proceeds to make interest or principal payments to the
Lender. During the first quarter of 1995, the Registrant paid
$600,000 to the Lender in interest from the 1994 sale proceeds. An
interest payment of $1,027,454 was made to Lender from the 1991 net
proceeds. The Registrant's and Lender's joint general partner
believes that using sales proceeds for development and distributing
only net available cash to the Lender was contemplated by the loan
agreement. However, the loan agreement is ambiguous on this use of
funds; therefore, this treatment could constitute a default on the
loan agreement. In such an event the Lender is required to
foreclose the loan and accelerated the amounts due. Currently, the
Lender has not foreclosed or accelerated the amounts due under the
loan agreement.
From property sales in 1990, 1991 and 1994, the cumulative
Applicable Principal balance due to the Lender is $1,196,180 and is
payable from future sale proceeds, after all accrued interest is
paid.
As of January 1, 1996, the Registrant adopted Statement of
Financial Accounting Standards No. 121, "Accounting for the
Impairment of Long-Lived Assets and for Long-Lived Assets to be
Disposed Of," which requires impairment losses to be recognized for
long-lived assets used in operations when indicators of impairment
are present and the undiscounted cash flows are not sufficient to
recover the assets' carrying amount. The impairment loss is
measured by comparing the fair value of the asset to its carrying
amount. The adoption of SFAS No. 121 did not have a material
effect on the Registrant's financial statements.
<PAGE>
Item 8. Financial Statements and Supplementary Data
RAINES ROAD, L.P.
(A Limited Partnership)
FINANCIAL STATEMENTS
FOR THE YEARS ENDED
DECEMBER 31, 1996, 1995 AND 1994
INDEX
Page
Number
Independent Auditors' Report 9
Financial Statements
Balance Sheets 10
Statements of Operations 11
Statements of Partners' Equity 12
Statements of Cash Flows 13
Notes to Financial Statements 15
<PAGE>
Independent Auditors' Report
The Partners
Raines Road, L.P.:
We have audited the accompanying balance sheets of Raines Road,
L.P. (a limited partnership) as of December 31, 1996 and 1995, and
the related statements of operations, partners' deficit, and cash
flows for each of the years in the three-year period ended December
31, 1996. These financial statements are the responsibility of the
Partnership's management. Our responsibility is to express an
opinion on these financial statements based on our audits.
We conducted our audits in accordance with generally accepted
auditing standards. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the
financial statements are free of material misstatement. An audit
includes examining, on a test basis, evidence supporting the
amounts and disclosures in the financial statements. An audit also
includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audits
provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present
fairly, in all material respects, the financial position of Raines
Road, L.P. at December 31, 1996 and 1995, and the results of its
operations and its cash flows for each of the years in the three-
year period ended December 31, 1996, in conformity with generally
accepted accounting principles.
As discussed in Note 1, the Partnership adopted the provisions of
Statement of Financial Accounting Standards (SFAS) No. 121,
"Accounting for the Impairment of Long-Lived Assets and for Long-
Lived Assets to be Disposed Of" on January 1, 1996.
KPMG Peat Marwick LLP
Nashville, Tennessee
January 20, 1997
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Balance Sheets
December 31, 1996 and 1995
<TABLE>
Assets 1996 1995
<S> <C> <C>
Cash and cash equivalents (note 5) $ 41,633 175,779
Restricted cash (note 3) 156,241 155,687
Land and improvements held for investment
(notes 4, 5 and 6) 5,856,861 5,856,226
Note receivable (note 7) - -
Accrued interest receivable - -
Loan costs, less accumulated amortization of
$47,881 in 1996 and $39,900 in 1995 - 7,981
Total assets $ 6,054,735 6,195,673
Liabilities and Partners' Deficit
Liabilities:
Note payable - affiliate (note 5)$ 4,700,000 4,700,000
Accrued interest payable to
affiliate (note 5) 2,695,434 2,131,434
Notes payable - private (note 6) - 100,000
Accrued interest payable - private - 2,420
Accounts payable 4,856 1,235
Accrued property taxes 41 895 -
Total liabilities 7,442,185 6,935,089
Partners' deficit:
Limited partners (1,875 units
outstanding) (1,387,450) (739,416)
General partner - -
Total partners' deficit (1,387,450) (739,416)
Commitments and contingencies
(notes 2 and 5)
Total liabilities and
partners' deficit $ 6,054,735 6,195,673
</TABLE>
See accompanying notes to financial statements.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Statements of Operations
<TABLE>
Years ended December 31, 1996, 1995 and 1994
<CAPTION>
1996 1995 1994
<S> <C> <C> <C>
Revenues
Sales proceeds $ - - 1,908,400
Cost of land sold - - (1,196,959)
Selling expenses (note 2) - - (174,815)
Income on sales of land
and improvements - - 536,626
Interest 11,266 40,628 16,091
Total revenues 11,266 40,628 552,717
Expenses:
Interest expense 568,571 607,862 621,908
Property taxes 40,087 47,175 81,666
Consulting services 17,471 14,335 8,581
General and administrative 2,860 5,479 5,490
Legal and accounting
(note 2) 16,605 12,227 10,990
Amortization 7,981 23,940 18,107
Land maintenance fees 2,725 5,039 10,057
Program management fee
(note 2) 3,000 3,000 3,000
Total expenses 659,300 719,057 759,799
Net loss $ (648,034) (678,429) (207,082)
Net loss allocated to:
General partner $ - - -
Limited partners $ (648,034) (678,429) (207,082)
Net loss per limited
partner unit $ (345.62) (361.83) (110.44)
Weighted average units
outstanding 1,875 1,875 1,875
</TABLE>
See accompanying notes to financial statements.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Statements of Partners' Equity (Deficit)
Years ended December 31, 1996, 1995 and 1994
<TABLE>
<CAPTION>
Limited General
partners partner Total
Units Amounts
<S> <C> <C> <C> <C>
Balance at
December 31, 1993 1,875 $ 146,095 - 146,095
Net loss - (207,082) - (207,082)
_______ _______ _______ _______
Balance at
December 31, 1994 1,875 (60,987) - (60,987)
Net loss - (678,429) - (678,429)
_______ _______ _______ _______
Balance at
December 31, 1995 1,875 (739,416) - (739,416)
Net loss - (648,034) - (648,034)
_______ _________ ______ ________
Balance at
December 31, 1996 1,875 $(1,387,450) - (1,387,450)
===== =========== ====== ==========
</TABLE>
See accompanying notes to financial statements.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Statements of Cash Flows
Years ended December 31, 1996, 1995 and 1994
1996 1995 1994
Cash flows from operating activities:
Net loss $(648,034) (678,429) (207,082)
Adjustments to reconcile net
loss to net cash (used)
provided by operating activities:
Amortization 7,981 23,940 18,107
Cost of land and improvements
held for investment,
net of noncash
transaction (635) - (211,612)
Decrease (increase) in
note receivable - 646,400 (646,400)
Cost of land and improvements
sold - - 1,196,959
Decrease (increase) in
accrued interest
receivable - 7,650 (7,650)
(Increase) decrease in
restricted cash (554) (1,302) (139,358)
Increase (decrease) in
accrued interest
payable 561,580 (33,213) 549,300
Increase (decrease) in
accounts payable, net
of noncash transaction 3,621 (131,006) (119,686)
Increase (decrease) in
accrued property taxes 41,895 (39,232) (144,051)
Net cash (used) provided
by operating
activities (34,146) (205,192) 288,527
Cash flows from financing activities:
Proceeds from note
payable-private - - 1,100,000
Payment of note
payable-private (100,000) (267,716) (732,284)
Payment of loan costs - - (47,881)
Net cash (used) provided
by financing
activities (100,000) (267,716) 319,835
Net (decrease) increase
in cash and cash
equivalents (134,146) (472,908) 608,362
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Statements of Cash Flows (Cont'd)
Years ended December 31, 1996, 1995 and 1994
1996 1995 1994
Cash and cash equivalents
at beginning of year 175,779 648,687 40,325
Cash and cash equivalents
at end of year $ 41,633 175,779 648,687
Supplemental Disclosures of Cash Flow Information:
Cash paid for interest $ 6,991 641,075 69,189
Supplemental Disclosure of Noncash Financing and Investing
Activities:
During 1994, the Partnership reached an agreement with one of its
vendors whereby a liability of $115,629 which was being disputed
was forgiven resulting in a reduction in land and improvements held
for investment and accounts payable.
See accompanying notes to financial statements.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Notes to Financial Statements
December 31, 1995 and 1994
(1) Summary of Significant Accounting Policies
(a) Organization
Raines Road, L.P. (the Partnership) is a Delaware limited
partnership organized on December 16, 1988 to acquire
several contiguous, undeveloped tracts of land in
Memphis, Tennessee for the purpose of developing and
selling parcels of real estate. The General Partner is
222 Raines, Ltd., whose general partners are Steven D.
Ezell, Michael A. Hartley, and 222 Partners, Inc. The
Partnership prepares financial statements and income tax
returns on the accrual method of accounting. The
financial statements include only those assets,
liabilities and results of operations which relate to the
Partnership.
(b) Estimates
Management of the Partnership has made estimates and
assumptions to prepare these financial statements in
accordance with generally accepted accounting principles.
These estimates include the determination of the
estimated fair value of the Partnership's land and
improvements in accordance with the provisions of SFAS
No. 121. Actual results could differ from those
estimates.
(c) Cash and Cash Equivalents
The Partnership considers all short-term investments with
original maturities of three months or less at the date
of purchase to be cash equivalents.
Cash belonging to the Partnership is combined in an
account with funds from other partnerships related to the
general partner.
(d) Land and Improvements Held for Investment
Land and improvements held for investment is recorded at
cost and includes approximately 230 acres in 1996 and
1995. Interest expense on the note payable to affiliate,
insurance and property taxes are capitalized as carrying
costs of the property during the development period.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Notes to Financial Statements
December 31, 1995 and 1994
(1) Summary of Significant Accounting Policies (continued)
Costs to hold land, including interest, insurance, and
property taxes are charged to expense once the develop-
ment of the property is substantially complete. Land
improvement costs incurred and capitalized include
development costs expended subsequent to the acquisition
of a tract of land.
The Partnership adopted the provisions of Statement of
Financial Accounting Standards (SFAS) No. 121,
"Accounting for the Impairment of Long-Lived Assets and
for Long-Lived Assets to be Disposed Of" on January 1,
1996. SFAS No. 121 requires that long-lived assets to be
disposed of be reported at the lower of the carrying
amount or fair value less estimated costs to sell. The
fair value of the assets can be determined externally,
using appraisals, or internally using discounted future
net cash flows. If such assets are considered impaired,
the impairment to be recognized is measured by the amount
by which the carrying amount of the assets exceeds the
fair value of the assets less estimated costs to sell.
Impairment is recognized through the establishment of an
allowance for impairment with a corresponding charge to
operations. Losses upon the sale of the assets are
charged to the allowance. Based upon management's
analysis of discounted future net cash flows, the
Partnership's land and improvements held for investment
does not meet definitions of impairment under SFAS No.
121. Accordingly, land held for investment is recorded
at cost with no allowance for impairment necessary. The
adoption of SFAS No. 121 did not have an impact on the
Partnership's financial position, results of operations,
or liquidity.
(e) Loan Costs
Loan costs were amortized by the straight-line method
over the two year term of the note payable - private.
(f) Income Taxes
No provision has been made in the financial statements
for Federal or state income taxes, since such taxes are
the responsibilities of the partners.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Notes to Financial Statements
December 31, 1995 and 1994
(1) Summary of Significant Accounting Policies (continued)
Annually, the Partners receive, from the Partnership, IRS
Form K-1's, which provide them with their respective
share of taxable income or losses, deductions, and
othertax related information. The only difference
between the tax basis and reported amounts of the
Partnership's assets and liabilities relates to the
valuation of land held for investment. For income tax
purposes certain costs were capitalized as additional
land improvement costs.
(g) Partnership Allocations
Net profits, losses and distribution of cash flow of the
Partnership are allocated to the Partners in accordance
with the Partnership agreement as follows:
Partnership net profits are allocated first to any
partner with a negative balance in their capital account,
determined at the end of the taxable year as if the
Partnership had distributed cash flow, in proportion to
the negative capital balance account of all partners
until no partner's capital account is negative. Net
profit allocations are then made to the limited partners
up to the difference between their capital account
balances and the sum of their adjusted capital
contributions (capital balance, net of cumulative cash
distributions in excess of preferred returns - 12% annual
cumulative return on capital contributed). Any remaining
net profit allocations are then made to the limited
partners until the taxable year in which cumulative
profits to the limited partners equal their adjusted
capital contribution plus an unpaid preferred return (12%
annual cumulative return on capital contributed). Net
profits are then allocated to the general partner until
the ratio of the general partner's capital account
balance to the capital account balances, in excess of
adjusted capital contributions and unpaid preferred
return, of all limited partners is 27 to 73. Thereafter,
profits are generally allocated 27% to the general
partner and 73% to the limited partners. Net losses are
allocated to the partners in proportion to their positive
capital accounts.
Partnership distributions are allocated 99% to the
limited partners and 1% to the general partner in an
amount equal to their preferred return (12% annual,
cumulative return on capital contributed), 99% to the
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Notes to Financial Statements
December 31, 1995 and 1994
(1) Summary of Significant Accounting Policies (continued)
limited partners and 1% to the general partner until the
limited partners have received an amount equal to their
adjusted capital contributions, and then 73% to the
limited partners and 27% to the general partner.
(h) Reclassifications
Certain prior year amounts have been reclassified to
conform with the current year presentation.
(2) Related Party Transactions
The General Partner and its affiliates have been actively
involved in managing the Partnership. Affiliates of the
General Partner receive fees and commissions for performing
certain services. Expenses incurred for these services are as
follows:
1996 1995 1994
Accounting fees $ 2,100 1,500 1,500
Program management fee 3,000 3,000 3,000
Interest expense 564,000 571,834 571,833
Real estate sales commission - - 76,176
(3) Restricted Cash
At December 31, 1996 and 1995, the Partnership had restricted
cash balances of $156,241 and $155,687, respectively, to be used to
fund property improvements consisting of road and utility work.
(4) Land and Improvements Held for Investment
The components of land and improvements held for investment at
December 31, are as follows:
1996 1995
Land and carrying costs $ 4,826,846 4,826,846
Land improvements 1,030,015 1,029,380
------- -------
$ 5,856,861 5,856,226
Aggregate cost of land and improvements held for investment for
federal income tax purposes was $7,641,267 and $7,101,355 at
December 31, 1996 and 1995, respectively.
<PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Notes to Financial Statements
(5) Note Payable - Affiliate
The note payable to affiliate represents a $4,700,000 note
payable to Raines Lenders, L.P. (Lender), an affiliate sharing
the same General Partner. The note accrues simple interest at
an annual rate of 12% plus additional interest equal to 50% of
"net revenues", as defined in the Participating Loan
Agreement. The note is secured by a mortgage on land and
improvements held for investment by the Partnership and by a
security interest in any cash reserves or investment
securities held by the Partnership. Interest and principal
payments become due upon the sale of the collateral or any
portion thereof to the extent cash is available, but no later
than December 31, 2001.
In 1991 and 1990, the Partnership sold a total of 44.8 acres
of land receiving net proceeds of $1,110,524 and $963,328,
respectively. An interest payment of $1,027,454 was made to
the Lender from the 1991 net proceeds. There were no sales of
land in 1993 or 1992. During 1994, the Partnership sold two
tracts of land totaling approximately 36.5 acres receiving net
cash proceeds of $229,448. In 1996 and 1995, there were no
sales of land and an interest payment of $600,000, was made to
the Lender in 1995.
Due to anticipated future requirements for additional
development and operations, the Partnership retained proceeds
from these sales and did not pay additional amounts of
interest and/or applicable principal balance to the Lender.
The Partnership's and Lender's joint general partner believes
that retaining sales proceeds for development and distributing
only net available cash to the Lender was contemplated by the
note agreement. However, the note agreement does not
explicitly authorize this use of funds; therefore, this
treatment could constitute a default on the note agreement.
In such an event, Lender is required to foreclose the note and
accelerate the amounts due. To date, the Lender has not
foreclosed or accelerated the amounts due under the note
agreement. At December 31, 1996 and 1995, the applicable
principal balance due to Lender is $1,196,180.
Interest expense associated with the note payable to affiliate
in 1996, 1995, and 1994 was $564,000, $571,834, and $571,833,
respectively.
(6) Note Payable - Private
The note payable represented the funding of $1,100,000 under
a two year term loan commitment from C.I.O.S., a Tennessee
charitable trust. The note accrued simple interest at an
annual rate of 12%. The note matured on May 5, 1996 and was
paid in full. <PAGE>
RAINES ROAD, L.P.
(A Limited Partnership)
Notes to Financial Statements
(7) Fair Value of Financial Instruments
At December 31, 1996 and 1995, the Partnership had financial
instruments including cash and cash equivalents, restricted
cash, accrued interest payable, accounts payable, accrued
property taxes, and notes payable. The carrying amounts of
cash and cash equivalents, restricted cash, accounts payable,
and accrued property taxes approximate their fair value
because of the short maturity of those financial instruments.
The determination of the estimated fair values of the note
payable and the related accrued interest payable to affiliate
was not practicable as the note agreement does not provide for
a predictable cash payment stream. The fair values of the
$100,000 note payable - private and the related accrued
interest payable - private approximate cost due to the note's
short term nature.
<PAGE>
Item 9. Changes in and Disagreements with Accountants on
Accounting and Financial Disclosure.
None.
PART III
Item 10. Directors and Executive Officers of the Registrant
Registrant does not have any directors or officers. 222
Raines, Ltd. is the general partner. Steven D. Ezell, Michael A.
Hartley and 222 Partners, Inc. are the general partners of the
general partner and as such have general responsibility and
ultimate authority in matters affecting Registrant's business.
The general partners of 222 Raines, Ltd. are as follows:
Steven D. Ezell
Steven D. Ezell, age 44, is a general partner of 222 Raines,
Ltd. He is the President and sole shareholder of 222 Partners,
Inc. He has been an officer of 222 Partners, Inc. from September
17, 1986 through the current period. Mr. Ezell is President and
50% owner of Landmark Realty Services Corporation. For the prior
four years, Mr. Ezell was involved in property acquisitions for
Dean Witter Realty Inc. in New York City, most recently as Senior
Vice President. Steven D. Ezell is the son of W. Gerald Ezell.
Michael A. Hartley
Michael A. Hartley, age 37, is a general partner of 222
Raines, Ltd. He is the Secretary/Treasurer and a Vice President of
222 Partners, Inc. He has been an officer of 222 Partners, Inc.
from September 17, 1986 through the current period. Mr. Hartley is
Vice President and 50% owner of Landmark Realty Services
Corporation. Prior to joining Landmark in 1986, Mr. Hartley was
Vice President of Dean Witter Realty Inc., a New York-based real
estate investment firm.
222 Partners Inc.
222 Partners, Inc. was formed in September, 1986 and serves as
general partner for several other real estate investment limited
partnerships. The directors of 222 Partners, Inc. are W. Gerald
Ezell, Steven D. Ezell, and Michael A. Hartley.
Other directors of 222 Partners, Inc. are as follows:
W. Gerald Ezell, age 66, serves on the Board of Directors of
222 Partners, Inc. Until November, 1985, Mr. Ezell had been for
over 20 years an agency manager for Fidelity Mutual Life Insurance
Company and a registered securities principal of Capital Analysts
Incorporated, a wholly owned subsidiary of Fidelity Mutual Life
Insurance Company.
Item 11. Executive Compensation
During 1996, Registrant was not required to and did not pay
remuneration to any executives, partners of the general partner or
any affiliates, except as set forth in Item 13 of this report,
"Certain Relationships and Related Transactions."
The general partner does participate in the profits, losses
and distributions of the Registrant as set forth in the Partnership
Agreement.
Item 12. Security Ownership of Certain Beneficial Owners and
Management
As of February 28, 1997 no person or "group" (as that term is
used in Section 13(d) (3) of the Securities Exchange Act of 1934)
was known by the Registrant to beneficially own more than five
percent of the Units of Registrant.
As of the above date, the Registrant knew of no officers or
directors of 222 Partners, Inc. that beneficially owned any of the
units of the Registrant.
There are no arrangements known by the Registrant, the
operation of which may, at a subsequent date, result in a change in
control of the Registrant.
Item 13. Certain Relationships and Related Transactions
During 1996, no affiliated entities have earned compensation
for services from the Registrant in excess of $60,000. For a
listing of all miscellaneous transactions with affiliates which
were less than $60,000 refer to Note 2 to the Financial Statements
in Item 8.
The Registrant borrowed $4,700,000 from Raines Road, L.P., an
affiliated partnership, during 1989, and accrued $2,695,434 in
interest on such loan through 1996.
<PAGE>
PART IV
Item 14. Exhibits, Financial Statement Schedules and Reports on
Form 8-K
(a) (1) Financial Statements
See Financial Statements Index in Item 8. hereof.
(2) Financial Statement Schedule
See Financial Statement Schedule Index at page 19
hereof.
(3) Exhibits
3 Amended and restated Certificate and Agreement of
Limited Partnership, incorporated by reference to
Exhibit A to the Prospectus of Registrant dated
April 3, 1989 filed pursuant to Rule 424(b) of
the Securities and Exchange Commission.
10A Participating Loan Agreement by and among Raines
Lenders, L.P. and the Registrant, incorporated by
reference to Exhibit 10.1 to Registrant's Form S-
18 Registration Statement as filed on January 3,
1989.
10B Deed of Trust, Assignment of Leases and Security
Agreement by and among Raines Lenders, L.P. and
the Registrant, incorporated by reference to
Exhibit 10.2 of the Registrant's Form S-18
Registration Statement as filed on January 3,
1989.
10C Participating Mortgage Note of Owner to Lender
incorporated by reference to Exhibit 10.3 to
Registrant's Form S-18 Registration Statement as
filed on January 3, 1989.
22 Subsidiaries-Registrant has no subsidiaries.
27 Financial Data Schedule
(b) No reports on Form 8-K have been filed during the last
quarter of 1996.
<PAGE>
Financial Statement Schedule Filed Pursuant to Item 14(a)(2):
RAINES ROAD, L.P.
(A Limited Partnership)
ADDITIONAL INFORMATION
FOR THE YEAR ENDED
DECEMBER 31, 1996
INDEX
Page
Number
Additional financial information furnished
pursuant to the requirements of Form 10-K:
Financial Statement Schedule -
Independent Auditors' Report 25
Schedule III - Real Estate and Accumulated
Depreciation 26
All other Schedules have been omitted because they are
inapplicable, not require or the information is included in the
Financial Statements or notes thereto.
<PAGE>
Independent Auditors' Report
The Partners
Raines Road, L.P.:
Under date of January 20, 1997, we reported on the balance sheets
of Raines Road, L.P. as of December 31, 1996 and 1995, and the
related statements of operations, partners' deficit, and
cash flows for each of the years in the three-year period ended
December 31, 1996. These financial statements and our report
thereon are included elsewhere herein. In connection with our
audit of the aforementioned financial statements, we have also
audited the related financial statement schedule as listed in the
accompanying index. This financial statement schedule is the
responsibility of the Partnership's management. Our responsibility
is to express an opinion on this financial statement schedule based
on our audit.
In our opinion, such financial statement schedule, when considered
in relation to the basic financial statements taken as a whole,
presents fairly, in all material respects, the information set
forth therein.
As discussed in Note 1, the Partnership adopted the provisions of
SFAS No. 121 "Accounting for the Impairment of Long-Lived Assets
and for Long-Lived Assets to be Disposed Of" on January 1, 1996.
KPMG Peat Marwick LLP
Nashville, Tennessee
January 20, 1996
<PAGE>
<TABLE> Schedule III
RAINES ROAD, LTD.
(A Limited Partnership)
Real Estate and Accumulated Depreciation
Initial Cost to Cost capitalized Gross amount at
Partnership subsequent which carried
to acquisition at close of period
<CAPTION>
Description Encum- Land Building Improve- Carrying Land Building Total Accumu- Date of Date
brances & improve- ments costs & improve- lated de- construc- acquired
ments ments preciation tion
<S>________ <C>___ <C>_ <C>_____ <C>_____ <C>_____ <C>_ <C>_____ <C>__ <C>____ <C>____ <C>_
230 acres of land
held for investment
in Memphis,
Tennessee $4,700,000 5,630,671 - 1,963,550 1,214,732 4,826,846 1,030,015 5,856,861 - 5/90-12/92 4/11/89
</TABLE>
<PAGE>
Schedule III
RAINES ROAD, L.P.
(A Limited Partnership)
Real Estate and Accumulated Depreciation
December 31, 1996
1996 1995 1994
(1) Balance at beginning of
period $ 5,856,226 5,856,226 6,957,202
Additions during period:
Improvements - - -
Other - carrying costs 635 - 211,612
------- ------- -------
635 - 211,612
Deductions during period:
Cost of real estate sold - - 1,196,959
Reduction of Holloway
payable - - 115,629
------- ------- -------
- - 1,312,588
Balance at end
of period $ 5,856,861 5,856,226 5,856,226
(2) Aggregate cost for Federal
income tax purposes $ 7,641,267 7,101,355 7,064,925
See accompanying independent auditors' report.
<PAGE>
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) 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.
RAINES ROAD, L.P.
By: 222 Raines, Ltd.
General Partner
DATE: March 27, 1997 By: /s/ Steven D. Ezell
General Partner
DATE: March 27, 1997 By: /s/ Michael A. Hartley
General Partner
By: 222 Partners, Inc.
General Partner
DATE: March 27, 1997 By: /s/ Michael A. Hartley
Secretary/Treasurer
Pursuant to the requirements of the Securities Exchange Act of
1934, this report has been signed below by the following persons on
behalf of the Registrant and in the capacities and on the dates
indicated.
RAINES ROAD, L.P.
By: 222 Raines, Ltd.
General Partner
DATE: March 27, 1997 By: /s/ Steven D. Ezell
General Partner
DATE: March 27, 1997 By: /s/ Michael A. Hartley
General Partner
By: 222 Partners, Inc.
General Partner
DATE: March 27, 1997 By: /s/ Michael A. Hartley
Secretary/Treasurer
Supplement Information to be Furnished with Reports filed
Pursuant to Section 15(d) of the Act by Registrant Which Have Not
Registered Securities Pursuant to Section 12 of the Act:
No annual report or proxy material has been sent to security
holders.
<PAGE>
Exhibits filed to Item 14(a)(3):
RAINES ROAD, L.P.
(A Delaware Limited Partnership)
Exhibit Index
Exhibit
3 Amended and Restated Certificate and Agreement of Limited
Partnership, incorporated by reference to Exhibit A to
the Prospectus of Registrant dated April 3, 1989 filed
pursuant to Rule 424(b) of the Securities and Exchange
Commission.
10A Participating Loan Agreement by and among Raines Road,
L.P. and Raines Lenders, L.P., incorporated by reference
to Exhibit 10.1 to registrant's Form S-18 Registration
Statement as filed on January 3, 1989.
10B Deed of Trust, Assignment of Leases and Security
Agreement by and among Raines Lenders, L.P. and the
Registrant, incorporated by reference to Exhibit 10.2 of
the Registrant's Form S-18 Registration Statement as
filed on January 3, 1989.
10C Participating Mortgage Note of Raines Road, L.P. to
Raines Lenders, L.P., incorporated by reference to
Exhibit 10.3 to Registrant's Form S-18 Registration
Statement as filed on January 4, 1989.
22 Subsidiaries-Registrant has no subsidiaries.
27 Financial Data Schedule
<TABLE> <S> <C>
<ARTICLE> 5
<CIK> 0000845397
<NAME> RAINES ROAD, LTD.
<S> <C>
<PERIOD-TYPE> 12-MOS
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-END> DEC-31-1996
<CASH> 41,633
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0
<PP&E> 5,856,861
<DEPRECIATION> 0
<TOTAL-ASSETS> 6,054,735
<CURRENT-LIABILITIES> 46,751
<BONDS> 4,700,000
0
0
<COMMON> 0
<OTHER-SE> (1,387,450)
<TOTAL-LIABILITY-AND-EQUITY> 6,054,735
<SALES> 0
<TOTAL-REVENUES> 11,266
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 659,300
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 568,571
<INCOME-PRETAX> (648,034)
<INCOME-TAX> 0
<INCOME-CONTINUING> (648,034)
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (648,034)
<EPS-PRIMARY> (345.62)
<EPS-DILUTED> (345.62)
</TABLE>
