UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
[X] Annual Report Pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934
For The Fiscal Year Ended December 31, 1996
or
[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934
Commission File #0-19220
Inland Land Appreciation Fund II, L.P.
(Exact name of registrant as specified in its charter)
Delaware 36-3664407
(State of organization) (I.R.S. Employer Identification Number)
2901 Butterfield Road, Oak Brook, Illinois 60521
(Address of principal executive office) (Zip Code)
Registrant's telephone number, including area code: 630-218-8000
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:
LIMITED PARTNERSHIP UNITS
(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 the past 90 days. Yes X No
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to
this Form 10-K. [X]
State the aggregate market value of the voting stock held by nonaffiliates of
the registrant. Not applicable.
The Prospectus of the Registrant dated October 25, 1989, as supplemented and
filed pursuant to Rule 424(b) and 424(c) under the Securities Act of 1933 is
incorporated by reference in Parts I, II and III of this Annual Report on Form
10-K.
-1-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
TABLE OF CONTENTS
Part I Page
------ ----
Item 1. Business...................................................... 3
Item 2. Properties.................................................... 5
Item 3. Legal Proceedings............................................. 5
Item 4. Submission of Matters to a Vote of Security Holders........... 5
Part II
-------
Item 5. Market for Partnership's Limited Partnership
Units and Related Security Holder Matters.................... 5
Item 6. Selected Financial Data....................................... 6
Item 7. Management's Discussion and Analysis of Financial
Condition and Results of Operations.......................... 7
Item 8. Financial Statements and Supplementary Data................... 9
Item 9. Changes in and Disagreements with Independent Auditors on
Accounting and Financial Disclosure.......................... 25
Part III
--------
Item 10. Directors and Executive Officers of the Registrant............ 25
Item 11. Executive Compensation........................................ 30
Item 12. Security Ownership of Certain Beneficial Owners and
Management................................................... 31
Item 13. Certain Relationships and Related Transactions................ 31
Part IV
-------
Item 14. Exhibits, Financial Statement Schedules, and Reports
on Form 8-K.................................................. 32
SIGNATURES............................................................. 33
-2-
PART I
Item 1. Business
The Registrant, Inland Land Appreciation Fund II, L.P. (the "Partnership"), is
a limited partnership formed on June 28, 1989, pursuant to the Delaware Revised
Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash
basis and realize appreciation of such land upon resale. On October 25, 1989,
the Partnership commenced an Offering of 30,000 (subject to increase to 60,000)
Limited Partnership Units ("Units") at $1,000 per Unit, pursuant to a
Registration Statement on Form S-11 under the Securities Act of 1933. On
October 24, 1991, the Partnership terminated its Offering of Units, with total
sales of 50,476.17 Units, at $1,000 per Unit, resulting in $50,476,170 in gross
offering proceeds, not including the General Partner's capital contribution of
$500. All of the holders of these Units have been admitted to the Partnership.
Inland Real Estate Investment Corporation is the General Partner. The Limited
Partners of the Partnership will share in their portion of benefits of
ownership of the Partnership's real property investments according to the
number of Units held. As of December 31, 1996, the Partnership has repurchased
a total of 291.65 Units for $288,360 from various Limited Partners through the
Unit Repurchase Program. Under this program, Limited Partners may, under
certain circumstances, have their Units repurchased for an amount equal to
their Invested Capital.
The Partnership is engaged in the business of real estate investment. A
presentation of information about industry segments would not be material to an
understanding of the Partnership's business taken as a whole.
The Partnership acquired fee ownership of the following real property
investments:
Gross Acres Purchase/Sales
Parcel & Location Purchased/Sold Date
- ----------------------------------- -------------------- -----------------
Parcel 1, McHenry County, Illinois 372.7590 04/25/90
Parcel 2, Kendall County, Illinois 41.1180 07/06/90
Parcel 3, Kendall County, Illinois 120.8170 11/06/90
Parcel 4, Kendall County, Illinois 299.0250 06/28/91
Parcel 5, Kane County, Illinois 189.0468 02/28/91
Parcel 6, Lake County, Illinois 57.3345 04/16/91
(.2580 sold 10/01/94)
Parcel 7, McHenry County, Illinois 56.7094 04/22/91
Parcel 8, Kane County, Illinois 325.3940 06/14/91
(.8700 sold 04/03/96)
Parcel 9, Will County, Illinois 9.8670 08/13/91
Parcel 10, Will County, Illinois 150.6600 08/20/91
Parcel 11, Will County, Illinois 138.4470 08/20/91
(138.4470 sold 05/03/93)
-3-
Gross Acres Purchase/Sales
Parcel & Location Purchased/Sold Date
- ---------------------------------- -------------------- -----------------
Parcel 12, Will County, Illinois 44.7320 08/20/91
Parcel 13, Will County, Illinois 6.3420 09/23/91
(6.3420 sold 05/03/93)
Parcel 14, Kendall County, Illinois 44.4030 09/03/91
Parcel 15, Kendall County, Illinois 100.3640 09/04/91
(5.0000 sold 09/01/93)
(11.0000 sold 12/01/94)
Parcel 16, McHenry County, Illinois 168.9050 09/13/91
Parcel 17, Kendall County, Illinois 3.4620 10/30/91
Parcel 18, McHenry County, Illinois 139.1697 11/07/91
Parcel 19, Kane County, Illinois 436.2360 12/13/91
Parcel 20, Kane & Kendall
Counties, Illinois 400.1290 01/31/92
Parcel 21, Kendall County, Illinois 15.0130 05/26/92
Parcel 22, Kendall County, Illinois 391.9590 10/30/92
(10.0000 sold 01/06/94)
(5.5380 sold 01/05/96)
Parcel 23, Kendall County, Illinois 133.4750 10/30/92
(.2676 sold 03/16/93)
(11.5250 donated 07/16/93)
(44.0700 sold Var 1995)
(8.2500 sold Var 1996)
Parcel 24, Kendall County, Illinois 4.3140 01/21/93
Parcel 25, Kendall County, Illinois 656.6870 01/28/93
(656.6870 sold 10/31/95)
Parcel 26, Kane County, Illinois 89.5110 03/10/93
Parcel 27, Kendall County, Illinois 83.5250 03/11/93
Reference is made to Note 4 of the Notes to Financial Statements (Item 8 of
this Annual Report) for additional descriptions of the Partnership's real
property investments.
The Partnership had purchased on an all-cash basis, twenty-seven parcels of
undeveloped land and two buildings and is engaged in the rezoning and resale of
the remaining parcels. All of the investments were made in the Chicago
metropolitan area. The anticipated holding period of the land is approximately
two to seven years from the completion of the land portfolio acquisitions. As
of December 31, 1996, the Partnership has had multiple sales transactions
through which it has disposed of approximately 898 acres of the approximately
4,480 acres originally owned.
-4-
The General Partner anticipates that land purchased by the Partnership will
produce sufficient income to pay property taxes, insurance and other
miscellaneous expenses. Income will be derived through leases to farmers or
from other activities compatible with undeveloped land. A majority of the
parcels purchased by the Partnership consist of land which generates revenue
from farming or other leasing activities. It is not expected that the
Partnership will generate cash distributions to investors from farm leases or
other activities.
The Partnership had no employees during 1996.
The terms of transactions between the Partnership and Affiliates of the General
Partner of the Partnership are set forth in Item 11 below and Note 3 of the
Notes to Financial Statements (Item 8 of this Annual Report) to which reference
is hereby made for a description of such terms and transactions.
Item 2. Properties
The Partnership owns directly the parcels of land referred to in Item 1 and in
Note 4 of the Notes to Financial Statements (Item 8 of this Annual Report) to
which reference is hereby made for a description of said parcels.
Item 3. Legal Proceedings
The Partnership is not subject to any material pending legal proceedings.
Item 4. Submission of Matters to a Vote of Security Holders
There were no matters submitted to a vote of security holders during 1996.
PART II
Item 5. Market for the Partnership's Limited Partnership Units and Related
Security Holder Matters
As of December 31, 1996, there were 5,041 holders of Units of the Partnership.
There is no public market for Units nor is it anticipated that any public
market for Units will develop.
Although the Partnership has established a Unit Repurchase Program, funds for
the repurchase of Units are limited. Reference is made to "Unit Repurchase
Program" on pages 19-20 of the Prospectus of the Partnership dated October 25,
1989, which is incorporated herein by reference. As of December 31, 1996, the
Partnership had approximately $294,800 available for the repurchase of Units.
-5-
Item 6. Selected Financial Data
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
For the years ended December 31, 1996, 1995, 1994, 1993 and 1992
(not covered by Independent Auditors' Report)
1996 1995 1994 1993 1992
---- ---- ---- ---- ----
Total assets........... $46,763,097 46,003,464 44,168,179 43,975,368 44,747,400
=========== ========== ========== ========== ==========
Total income........... $ 2,359,290 7,995,470 943,990 1,720,922 841,282
=========== ========== ========== ========== ==========
Net income............. $ 684,711 2,885,478 254,760 580,061 452,278
=========== ========== ========== ========== ==========
Net income allocated
to the one General
Partner Unit......... $ 1,671 329,498 360 93,981 4,523
=========== ========== ========== ========== ==========
Net income allocated
per Limited
Partnership Unit(b).. $ 13.61 50.89 5.06 9.65 8.87
=========== ========== ========== ========== ==========
Distributions per
Limited Partnership
Unit from (b)(c):
Operations............. $ - - - - 9.00
Sales.................. - 19.91 - 24.00 -
----------- ---------- ---------- ---------- ----------
$ - 19.91 - 24.00 9.00
=========== ========== ========== ========== ==========
Weighted average
Limited Partnership
Units................ 50,193.51 50,223.70 50,246.34 50,359.51 50,453.14
=========== ========== ========== ========== ==========
(a) The above selected financial data should be read in conjunction with the
financial statements and related notes appearing elsewhere in this Annual
Report.
(b) The net income and cash distributions per Unit data is based upon the
weighted average number of Units outstanding.
(c) Distributions from sales represents a return of Invested Capital, as
defined in the Partnership Agreement.
(d) Reference is made to Note 4 of the Notes to Financial Statements (Item 8
of this Annual Report) for a description of the Partnership's land
acquisitions and dispositions.
-6-
Item 7. Management's Discussion and Analysis of Financial Condition and
Results of Operations
Liquidity and Capital Resources
Certain statements in this "Management's Discussion and Analysis of Financial
Condition and Results of Operations" and elsewhere in this annual report on
Form 10-K constitute "forward-looking statements" within the meaning of the
Federal Private Securities Litigation Reform Act of 1995. These forward-
looking statements involve known and unknown risks, uncertainties and other
factors which may cause the Partnership's actual results, performance, or
achievements to be materially different from any future results, performance,
or achievements expressed or implied by these forward-looking statements. These
factors include, among other things, federal, state or local regulations;
adverse changes in general economic or local conditions; uninsured losses; and
potential conflicts of interest between the Partnership and its Affiliates,
including the General Partner.
On October 25, 1989, the Partnership commenced an Offering of 30,000 (subject
to increase to 60,000) Limited Partnership Units pursuant to a Registration
Statement on Form S-11 under the Securities Act of 1933. On October 24, 1991,
the Partnership terminated its Offering of Units, with total sales of 50,476.17
Units, at $1,000 per Unit, resulting in $50,476,170 in gross offering proceeds,
not including the General Partner's capital contribution of $500. All of the
holders of these Units have been admitted to the Partnership. The Limited
Partners of the Partnership will share in their portion of benefits of
ownership of the Partnership's real property investments according to the
number of Units held.
The Partnership used $41,314,301 of gross offering proceeds to purchase, on an
all-cash basis, twenty-seven parcels of undeveloped land and two buildings.
These investments include the payment of the purchase price, acquisition fees
and acquisition costs of such properties. Three of the parcels were purchased
during 1990, sixteen during 1991, four during 1992, and four during 1993. As of
December 31, 1996, the Partnership has had multiple sales transactions through
which it has disposed of approximately 898 acres of the approximately 4,480
acres originally owned. As of December 31, 1996, cumulative distributions have
totaled $2,836,963 to the Limited Partners and $93,034 to the General Partner.
Of the $2,836,963 distributed to the Limited Partners, $2,115,963 was net sales
proceeds (which represents a return of Invested Capital, as defined in the
Partnership Agreement) and $721,000 was from operations. As of December 31,
1996, the Partnership has used $6,019,039 of working capital reserve for
rezoning and other activities. Such amounts have been capitalized and are
included in investment properties.
The Partnership's capital needs and resources will vary depending upon a number
of factors, including the extent to which the Partnership conducts rezoning and
other activities relating to utility access, the installation of roads,
subdivision and/or annexation of land to a municipality, changes in real estate
taxes affecting the Partnership's land, and the amount of revenue received from
leasing. As of December 31, 1996, the Partnership owns, in whole or in part,
twenty-four of its twenty-seven original parcels and one office building, the
majority of which are leased to local tenants and are generating sufficient
cash flow from leases to cover property taxes and insurance.
-7-
At December 31, 1996, the Partnership had cash, cash equivalents and
investments in marketable securities of $6,136,831, of which approximately
$294,800 is reserved for the repurchase of Units through the Unit Repurchase
Program. The remaining $5,842,031 is available to be used for the Partnership
expenses and liabilities, cash distributions to partners and other activities
with respect to some or all of its land parcels. The Partnership plans to
maximize its parcel sales effort to realize appreciation of land values.
The Partnership plans to enhance the value of its land through pre-development
activities such as rezoning, annexation and land planning. The Partnership has
already been successful in, or is in the process of, pre-development activity
on a majority of the Partnership's land investments. Parcel 1, annexed to the
Village of Huntley and zoned for residential and commercial development, has
improvements in planning stage and sites are being marketed to potential
buyers. Parcel 7, annexed to the Village of McHenry and zoned residential, has
improvements underway and sites are being marketed. Sixty-five lots of the
total 130 single-family lots are under contract (see Note 6 of the Notes to
Financial Statements for sale of the first two lots on February 12, 1997).
Parcel 18, zoned for multi- and single-family use, is being marketed to
potential homebuilders. Parcel 15 has been zoned with development and marketing
underway. Parcel 23, the Ponds at Mill Race Creek Subdivision, has 234 of the
total 243 single-family lots under contract with homebuilders, of which 112
have already closed (see Note 4 of the Notes to Financial Statements for
further discussion on Parcel 23).
Results of Operations
Income from the sale of investment properties and cost of investment properties
sold recorded for the year ended December 31, 1996 result from the continued
lot sales at the Mill Race Creek Subdivision (Parcel 23), 5.538 acres of Parcel
22 and .87 acres of Parcel 8. As of December 31, 1996, the Partnership has sold
112 of the 243 single-family lots at The Ponds of Mill Race Creek. Income from
the sale of investment properties and cost of investment properties sold
recorded for the year ended December 31, 1995 result from the sales at the Mill
Race Creek Subdivision and of Parcel 25. As of December 31, 1995, the
Partnership had sold seventy-four of the 243 single-family lots at The Ponds of
Mill Race Creek, in addition to the multi-family portion, The Winding Waters of
Mill Race Creek. Income from the sale of investment properties and cost of
investment properties sold recorded for the year ended December 31, 1994 result
from the sale of ten acres of Parcel 22, .258 acres of Parcel 6 and eleven
acres of Parcel 15.
-8-
As of December 31, 1996, the Partnership owned twenty-four parcels of land
consisting of approximately 3,569 acres and one office building. Of the
approximately 3,569 acres owned, 3,094 acres are tillable, leased to local
farmers and generate sufficient cash flow to cover property taxes, insurance
and other miscellaneous expenses. The decrease in rental income and land
operating expenses to Affiliates for the year ended December 31, 1996, as
compared to the year ended December 31, 1995, is due to the decrease of the
land portfolio as a result of land sales. The decrease in rental income was
partially offset by the annual increase in lease amounts from tenants. Land
operating expenses to non-affiliates increased for the year ended December 31,
1996, as compared to the year ended December 31, 1995, due to an increase in
assessments fees and grounds maintenance relating to Parcel 23. This increase
was partially offset by decreases in repair and maintenance, insurance and real
estate taxes. The increase in rental income for the year ended December 31,
1995, as compared to the year ended December 31, 1994, is due to the annual
increase in lease amounts from tenants. This increase was partially offset by a
decrease in rental income due to land sales. The decrease in land operating
expenses for the year ended December 31, 1995, as compared to the year ended
December 31, 1994, is primarily due to the decrease in asset management fees
and real estate taxes as a result of the land parcels being sold.
Interest income increased for the years ended December 31, 1996 and 1995, as
compared to the year ended December 31, 1994, due to the Partnership
replenishing its working capital reserve from the sales at Parcels 23 and sale
of Parcel 25 and an increase in interest rates.
Professional services to Affiliates decreased for the year ended December 31,
1996, as compared to the year ended December 31, 1995, due to a decrease in
legal and accounting services required by the Partnership. Professional
services to Affiliates increased for the year ended December 31, 1995, as
compared to the year ended December 31, 1994, due primarily to an increase in
legal and other professional services required by the Partnership. Professional
services to non-affiliates increased for the years ended December 31, 1996 and
1995, as compared to the year ended December 31, 1994, due to an increase in
legal and accounting fees.
General and administrative expenses to Affiliates decreased for the years ended
December 31, 1996 and 1995, as compared to the year ended December 31, 1994,
due primarily to a decrease in data processing expenses. General and
administrative expenses to non-affiliates increased for the year ended December
31, 1996, as compared to the year ended December 31, 1995, due primarily to an
increase in the Illinois Replacement Tax owed by the Partnership in 1996.
Marketing expenses to Affiliates decreased for the year ended December 31,
1996, as compared to the year ended December 31, 1995, and increased for the
year ended December 31, 1995, as compared to the year ended December 31, 1994,
due to the timing of expenses relating to marketing and advertising the
Partnership's land investments. Marketing expenses to non-affiliates increased
for the year ended December 31, 1996, as compared to the years ended December
31, 1995 and 1994, due to the timing of advertising and travel expenses
relating to marketing the land portfolio to prospective purchasers.
Inflation
Inflation in future periods may cause capital appreciation of the Partnership's
investments in land. Rental income levels (from leases to new tenants or
renewals of existing tenants) will rise and fall in accordance with normal
agricultural market conditions and may or may not be affected by inflation.
-9-
Item 8. Financial Statements and Supplementary Data
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Index
----- Page
----
Independent Auditors' Report............................................. 10
Financial Statements:
Balance Sheets, December 31, 1996 and 1995............................. 11
Statements of Operations, for the years ended
December 31, 1996, 1995 and 1994..................................... 13
Statements of Partners' Capital, for the years ended
December 31, 1996, 1995 and 1994..................................... 15
Statements of Cash Flows, for the years ended
December 31, 1996, 1995 and 1994..................................... 16
Notes to Financial Statements.......................................... 17
Schedules not filed:
All schedules have been omitted as the required information is inapplicable or
the information is presented in the financial statements or related notes.
-10-
INDEPENDENT AUDITORS' REPORT
To the Partners of
Inland Land Appreciation Fund II, L.P.
We have audited the accompanying balance sheets of Inland Land Appreciation
Fund II, L.P. (a limited partnership) as of December 31, 1996 and 1995, and the
related statements of operations, partners' capital, and cash flows for each of
the three years in the period ended December 31, 1996. These 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, such financial statements present fairly, in all material
respects, the financial position of Inland Land Appreciation Fund II, L.P. as
of December 31, 1996 and 1995, and the results of its operations and its cash
flows for each of the three years in the period ended December 31, 1996, in
conformity with generally accepted accounting principles.
DELOITTE & TOUCHE LLP
Chicago, Illinois
January 31, 1997
(February 28, 1997 as to Note 6)
-11-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Balance Sheets
December 31, 1996 and 1995
Assets
------
1996 1995
Current assets: ---- ----
Cash and cash equivalents (Note 1).............. $ 3,904,046 5,097,705
Investments in marketable securities (Note 1)... 2,232,785 -
Accounts and accrued interest receivable........ 28,778 19,900
Deposits and other current assets............... 2,477 2,544
------------ ------------
Total current assets.............................. 6,168,086 5,120,149
------------ ------------
Investment properties (including acquisition
fees paid to Affiliates of $2,020,973 and
$2,049,707 at December 31, 1996 and 1995,
respectively) (Notes 1, 3 and 4):
Land and improvements........................... 40,514,211 40,799,412
Buildings....................................... 93,082 93,082
------------ ------------
40,607,293 40,892,494
Less accumulated depreciation................... 12,282 9,179
Total investment properties, net of accumulated ------------ ------------
depreciation.................................... 40,595,011 40,883,315
------------ ------------
Total assets...................................... $46,763,097 46,003,464
============ ============
See accompanying notes to financial statements.
-12-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Balance Sheets
(continued)
December 31, 1996 and 1995
Liabilities and Partners' Capital
---------------------------------
1996 1995
---- ----
Current liabilities:
Accounts payable................................ $ 65,387 21,907
Accrued real estate taxes....................... 104,059 97,271
Due to Affiliates (Note 3)...................... 4,307 11,167
Unearned income................................. 70,088 29,898
------------ ------------
Total current liabilities......................... 243,841 160,243
------------ ------------
Partners' capital (Notes 1, 2 and 3):
General Partner:
Capital contribution........................... 500 500
Cumulative net income.......................... 449,394 447,723
Cumulative cash distributions.................. (93,034) (93,034)
------------ ------------
356,860 355,189
Limited Partners: ------------ ------------
Units of $1,000. Authorized 60,000 Units,
50,184.52 and 50,193.52 Units outstanding
at December 31, 1996 and 1995, respectively
(net of offering costs of $7,532,439, of which
$2,535,445 was paid to Affiliates)............ 42,655,371 42,663,992
Cumulative net income.......................... 6,343,988 5,660,948
Cumulative cash distributions.................. (2,836,963) (2,836,908)
------------ ------------
46,162,396 45,488,032
------------ ------------
Total Partners' capital........................... 46,519,256 45,843,221
------------ ------------
Total liabilities and Partners' capital........... $46,763,097 46,003,464
============ ============
See accompanying notes to financial statements.
-13-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Statements of Operations
For the years ended December 31, 1996, 1995 and 1994
1996 1995 1994
Income: ---- ---- ----
Sale of investment properties
(Notes 1 and 3)................. $ 1,691,540 7,487,687 449,969
Rental income (Note 5)............ 351,065 404,792 398,366
Interest income................... 316,685 101,691 95,570
Other income...................... - 1,300 85
------------ ------------ ------------
2,359,290 7,995,470 943,990
------------ ------------ ------------
Expenses:
Cost of investment properties
sold............................ 1,173,955 4,630,110 231,215
Professional services to
Affiliates...................... 30,055 42,932 27,550
Professional services to
non-affiliates.................. 34,418 29,497 26,575
General and administrative
expenses to Affiliates.......... 38,187 39,838 44,859
General and administrative
expenses to non-affiliates...... 34,413 19,582 20,694
Marketing expenses to
Affiliates...................... 45,606 77,784 44,886
Marketing expenses to
non-affiliates.................. 58,232 20,396 26,050
Land operating expenses to
Affiliates...................... 92,022 98,391 101,281
Land operating expenses to
non-affiliates.................. 164,588 148,359 162,142
Depreciation...................... 3,103 3,103 3,103
Amortization of deferred
organization costs.............. - - 875
------------ ------------ ------------
1,674,579 5,109,992 689,230
------------ ------------ ------------
Net income.......................... $ 684,711 2,885,478 254,760
============ ============ ============
See accompanying notes to financial statements.
-14-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Statements of Operations
(continued)
For the years ended December 31, 1996, 1995 and 1994
1996 1995 1994
---- ---- ----
Net income allocated to (Note 2):
General Partner................... $ 1,671 329,498 360
Limited Partners.................. 683,040 2,555,980 254,400
------------ ------------ ------------
Net income.......................... $ 684,711 2,885,478 254,760
============ ============ ============
Net income allocated to the one
General Partner Unit.............. $ 1,671 329,498 360
============ ============ ============
Net income per weighted average
Limited Partner Unit (50,193.51,
50,223.70 and 50,246.34 for the
years ended December 31, 1996,
1995 and 1994, respectively)...... $ 13.61 50.89 5.06
============ ============ ============
See accompanying notes to financial statements.
-15-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Statements of Partners' Capital
For the years ended December 31, 1996, 1995 and 1994
General Limited
Partner Partners Total
------------- ------------- ------------
Balance January 1, 1994............. $ 25,331 43,766,621 43,791,952
Repurchase of Limited Partnership
Units............................. - (52,314) (52,314)
Net income (Note 2)................. 360 254,400 254,760
------------ ------------ ------------
Balance December 31, 1994........... 25,691 43,968,707 43,994,398
Repurchase of Limited Partnership
Units............................. - (36,499) (36,499)
Distributions to Partners ($19.91 per
weighted average Limited Partnership
Units of 50,223.70) (Note 2)...... - (1,000,156) (1,000,156)
Net income (Note 2)................. 329,498 2,555,980 2,885,478
------------ ------------ ------------
Balance December 31, 1995........... 355,189 45,488,032 45,843,221
Repurchase of Limited Partnership
Units............................. - (8,621) (8,621)
Distributions to Partners (Note 1).. - (55) (55)
Net income (Note 2)................. 1,671 683,040 684,711
------------ ------------ ------------
Balance December 31, 1996........... $ 356,860 46,162,396 46,519,256
============ ============ ============
See accompanying notes to financial statements.
-16-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Statements of Cash Flows
For the years ended December 31, 1996, 1995 and 1994
1996 1995 1994
Cash flows from operating activities: ---- ---- ----
Net income........................ $ 684,711 2,885,478 254,760
Adjustments to reconcile net income
to net cash provided by operating
activities:
Amortization of deferred
organization costs............ - - 875
Depreciation.................... 3,103 3,103 3,103
Gain on sale of investment
properties.................... (517,585) (2,857,577) (218,754)
Changes in assets and liabilities:
Accounts and accrued interest
receivable................... (8,878) (11,685) 1,501
Deposits and other current
assets....................... 67 1,723 (3,061)
Accounts payable............... 43,480 5,730 (10,387)
Accrued real estate taxes...... 6,788 (16,483) 9,659
Due to Affiliates.............. (6,860) 3,044 770
Unearned income................ 40,190 (5,829) (28,904)
Net cash provided by operating ------------ ------------ ------------
activities........................ 245,016 7,504 9,562
------------ ------------ ------------
Cash flows from investing activities:
Purchases of and additions to
investment properties........... (888,754) (2,257,644) (2,323,129)
Sale (purchase) of short-term
investments..................... (2,232,785) - 1,250,000
Proceeds from sale of investment
properties...................... 1,691,540 7,487,687 449,969
Net cash provided by (used in) ------------ ------------ ------------
investing activities.............. (1,429,999) 5,230,043 (623,160)
------------ ------------ ------------
Cash flows from financing activities:
Repurchase of Limited Partnership
Units........................... (8,621) (36,499) (52,314)
Cash distributions................ (55) (1,000,156) -
------------ ------------ ------------
Net cash used in financing activities (8,676) (1,036,655) (52,314)
------------ ------------ ------------
Net increase (decrease) in cash
and cash equivalents.............. (1,193,659) 4,200,892 (665,912)
Cash and cash equivalents at
beginning of year................. 5,097,705 896,813 1,562,725
Cash and cash equivalents at end of ------------ ------------ ------------
year.............................. $ 3,904,046 5,097,705 896,813
============ ============ ============
See accompanying notes to financial statements.
-17-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
For the years ended December 31, 1996, 1995 and 1994
(1) Organization and Basis of Accounting
The Registrant, Inland Land Appreciation Fund II, L.P. (the "Partnership"), is
a limited partnership formed on June 28, 1989, pursuant to the Delaware Revised
Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash
basis and realize appreciation of such land upon resale. On October 25, 1989,
the Partnership commenced an Offering of 30,000 (subject to increase to 60,000)
Limited Partnership Units pursuant to a Registration under the Securities Act
of 1933. The Amended and Restated Agreement of Limited Partnership (the
"Partnership Agreement") provides for Inland Real Estate Investment Corporation
to be the General Partner. On October 24, 1991, the Partnership terminated its
Offering of Units, with total sales of 50,476.17 Units, at $1,000 per Unit,
resulting in $50,476,170 in gross offering proceeds, not including the General
Partner's capital contribution of $500. All of the holders of these Units have
been admitted to the Partnership. As of December 31, 1996, the Partnership has
repurchased a total of 291.65 Units for $288,360 from various Limited Partners
through the Unit Repurchase Program. Under this program, Limited Partners may,
under certain circumstances, have their Units repurchased for an amount equal
to their Invested Capital.
The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenues and expenses during the reporting period.
Actual results could differ from those estimates.
Deferred organization costs were amortized over a 60-month period. Offering
costs have been offset against the Limited Partners' capital accounts.
The Partnership considers all highly liquid investments purchased with a
maturity of three months or less to be cash equivalents and are carried at
cost, which approximates market.
Investments purchased with a maturity of three months or more are considered to
be investments in marketable securities and are carried at cost, which
approximates market.
The Partnership 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" ("SFAS 121") as required in the first quarter of 1996. SFAS
121 requires that the Partnership record an impairment loss on its property to
be held for investment whenever its carrying value cannot be fully recovered
through estimated undiscounted future cash flows from their operations and
sale. The amount of the impairment loss to be recognized would be the
difference between the property's carrying value and the property's estimated
fair value. The adoption of SFAS 121 did not have any effect on the
Partnership's financial position, results of operations or liquidity.
-18-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
For vacant land parcels and parcels with insignificant buildings and
improvements, the Partnership uses the area method of allocation, which
approximates the relative sales method of allocation, whereby a per acre price
is used as the standard allocation method for land purchases and sales. The
total cost of the parcel is divided by the total number of acres to arrive at a
per acre price. For parcels with significant buildings and improvements (Parcel
24, described in Note 4), the Partnership records the buildings and
improvements at a cost based upon the appraised value at the date of
acquisition. Buildings and improvements are depreciated using the straight-line
method of depreciation over a useful life of thirty years. Repair and
maintenance expenses are charged to operations as incurred. Significant
improvements are capitalized and depreciated over their estimated useful lives.
The Partnership is required to pay a withholding tax to the Internal Revenue
Service with respect to a Partner's allocable share of the Partnership's
taxable net income, if the Partner is a foreign person. The Partnership will
first pay the withholding tax from the distributions to any foreign partner,
and to the extent that the tax exceeds the amount of distributions withheld, or
if there have been no distributions to withhold, the excess will be accounted
for as a distribution to the foreign partner. Withholding tax payments are made
every April, June, September and December.
No provision for Federal income taxes has been made as the liability for such
taxes is that of the Partners rather than the Partnership.
The Partnership records are maintained on the accrual basis of accounting in
accordance with generally accepted accounting principles ("GAAP"). The Federal
income tax return has been prepared from such records after making appropriate
adjustments, if any, to reflect the Partnership's accounts as adjusted for
Federal income tax reporting purposes. Such adjustments are not recorded in the
records of the Partnership. The net effect of these items is summarized as
follows:
1996 1995
------------------------- ------------------------
Tax Tax
GAAP Basis GAAP Basis
Basis (unaudited) Basis (unaudited)
----------- ------------- ----------- ------------
Total assets................ $46,763,097 54,295,536 46,003,464 53,535,903
Partners' capital:
General Partner........... 356,860 358,810 355,189 357,140
Limited Partners.......... 46,162,396 53,692,885 45,488,032 53,018,520
Net income:
General Partner........... 1,671 1,670 329,498 331,461
Limited Partners.......... 683,040 818,332 2,555,980 2,648,502
Net income per Limited
Partnership Unit.......... 13.61 16.30 50.89 52.73
The net income per Limited Partnership Unit is based upon the weighted average
number of Units of 50,193.51 and 50,223.70 during 1996 and 1995, respectively.
-19-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
(2) Partnership Agreement
The Partnership Agreement defines the allocation of profits and losses, and
available cash. If and to the extent that real estate taxes and insurance
payable with respect to the Partnership's land during a given year exceed
revenues of the Partnership, the General Partner will make a Supplemental
Capital Contribution of such amount to the Partnership to ensure that it has
sufficient funds to make such payments.
Profits and losses from operations (other than capital transactions) will be
allocated 99% to the Limited Partners and 1% to the General Partner. The net
gain from sales of Partnership properties is first allocated among the Partners
in proportion to the negative balances, if any, in their respective capital
accounts. Thereafter, except as provided below, net gain is allocated to the
General Partner in an amount equal to the proceeds distributed to the General
Partner from such sale and the balance of any net gain is allocated to the
Limited Partners. If the amount of net gain realized from a sale is less than
the amount of cash distributed to the General Partner from such sale, the
Partnership will allocate income or gain to the General Partner in an amount
equal to the excess of the cash distributed to the General Partner with respect
to such sale as quickly as permitted by law. Any net loss from a sale will be
allocated to the Limited Partners.
Distributions of Net Sale Proceeds will be allocated between the General
Partner and the Limited Partners based upon both an aggregate overall return to
the Limited Partners and a separate return with respect to each parcel of land
purchased by the Partnership.
As a general rule, Net Sale Proceeds will be distributed 90% to the Limited
Partners and 10% to the General Partner until the Limited Partners have
received from Net Sale Proceeds (i) a return of their Original Capital plus
(ii) a noncompounded Cumulative Preferred Return of 15% of their Invested
Capital. However, with respect to each parcel of land, the General Partner's
10% share will be subordinated until the Limited Partners receive a return of
the Original Capital attributed to such parcel ("Parcel Capital") plus a 6% per
annum noncompounded Cumulative Preferred Return thereon.
After the amounts described in items (i) and (ii) above and any previously
subordinated distributions to the General Partner have been paid, and the
amount of any Supplemental Capital Contributions have been repaid to the
General Partner, subsequent distributions shall be paid 75% to the Limited
Partners and 25% to the General Partner without considering Parcel Capital. If,
after all Net Sale Proceeds have been distributed, the General Partner has
received more than 25% of all Net Sale Proceeds (exclusive of distributions
made to the Limited Partners to return their Original Capital), the General
Partner shall contribute to the Partnership for distribution to the Limited
Partners an amount equal to such excess.
Any distributions from Net Sales Proceeds at a time when Invested Capital is
greater than zero shall be deemed applied first to reduction of such Invested
Capital before application to payment of any deficiency in the 15% Cumulative
Preferred Return.
-20-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
(3) Transactions with Affiliates
The General Partner and its Affiliates are entitled to reimbursement for
salaries and expenses of employees of the General Partner and its Affiliates
relating to the administration of the Partnership. Such costs are included in
professional services to Affiliates and general and administrative expenses to
Affiliates, of which $4,307 and $7,536 was unpaid as of December 31, 1996 and
1995, respectively.
The General Partner is entitled to receive Asset Management Fees equal to one-
quarter of 1% of the original cost to the Partnership of undeveloped land
annually, limited to a cumulative total over the life of the Partnership of 2%
of the land's original cost to the Partnership. Such fees of $92,022, $98,391
and $101,281 have been incurred and paid for the years ended December 31, 1996,
1995 and 1994, respectively, and are included in land operating expenses to
Affiliates.
An Affiliate of the General Partner performed marketing and advertising
services of the Partnership's land investments and was reimbursed (as set forth
under term of the Partnership Agreement) for direct costs. Such costs of
$45,606, $77,784 and $44,886 have been incurred and are included in marketing
expenses to Affiliates for the years ended December 31, 1996, 1995 and 1994,
respectively, of which $3,631 was unpaid as of December 31, 1995.
An Affiliate of the General Partner performed property upgrades, rezoning,
annexation and other activities to prepare the Partnership's land investments
for sale and was reimbursed (as set forth under terms of the Partnership
Agreement) for salaries and direct costs. The Affiliate did not recognize a
profit on any project. Such costs of $50,828, $17,828 and $30,655 have been
incurred and paid for the years ended December 31, 1996, 1995 and 1994,
respectively, and are included in investment properties.
On September 28, 1994 and November 18, 1994, the General Partner established
two separate letters of credit on behalf of the Partnership with a third party
bank. These letters of credit were required by the Village of Oswego for
construction improvements such as sewers, roads, curbs, parkway trees,
sidewalks and street lights on Parcel 23. The letters of credit were in the
amounts of $1,036,487 and $550,000 (subsequently reduced to $209,328 on
December 2, 1994), respectively, and were fully secured by certificates of
deposit. An Affiliate of the General Partner, Inland Mortgage Investment
Corporation ("IMIC"), loaned the General Partner the funds necessary to
establish the letters of credit. The General Partner paid IMIC interest at a
rate of prime + 1%. During August 1995, the Village of Oswego lowered the
required amounts of the letters of credit to $607,500. On October 12, 1995, as
a result of the completion of construction improvements on Parcel 23, the
letters of credit required by the Village of Oswego were released. The General
Partner's cost of funds, equal to the difference between the interest earned on
the certificates of deposit and the interest paid to IMIC, was reimbursed to
the General Partner by the Partnership. Such interest, totaling $43,865 and
$14,191 for years ended December 31, 1995 and 1994, respectively, is included
in investment properties, all of which has been paid.
-21-
<TABLE> INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
(4) Investment Properties
The following real property investments are owned by the Partnership as of December 31, 1996:
<CAPTION>
Total
Gross Initial Costs Costs Remaining Current
Acres Purchase/ -------------------------------------- Capitalized Costs of Costs of Year Gain
Parcel Location: Purchased Sales Original Acquisition Total Subsequent to Property Parcels at on Sale
# County (Sold) Date Costs Costs Costs Acquisition Sold 12/31/96 (d) Recognized
- ------ --------- --------- --------- ------------ ------------ ------------ -------------- ------------ ------------ -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
1 McHenry 372.759 04/25/90 $ 2,114,295 114,070 2,228,365 203,129 - 2,431,494 -
2 Kendall 41.118 07/06/90 549,639 43,889 593,528 7,324 - 600,852 -
3 Kendall 120.817 11/06/90 1,606,794 101,863 1,708,657 5,889 - 1,714,546 -
4 Kendall 299.025 06/28/91 1,442,059 77,804 1,519,863 658 - 1,520,521 -
5 Kane 189.047 02/28/91 1,954,629 94,569 2,049,198 145,445 - 2,194,643 -
6 Lake 57.335 04/16/91 904,337 71,199 975,536 16,136 4,457 987,215 -
(.258) 10/01/94
7 McHenry 56.709 04/22/91 680,513 44,444 724,957 680,468 - 1,405,425 -
8 Kane 325.394 06/14/91 3,496,700 262,275 3,758,975 24,102 10,000 3,773,077 -
(.870) 04/03/96
9 Will 9.867 08/13/91 217,074 988 218,062 1,034 - 219,096 -
10 Will 150.660 08/20/91 1,866,716 89,333 1,956,049 270 - 1,956,319 -
11 Will 138.447 08/20/91 289,914 20,376 310,290 2,700 312,990 - -
(138.447) 05/03/93
12 Will 44.732 08/20/91 444,386 21,988 466,374 188 - 466,562 -
13 Will 6.342 09/23/91 139,524 172 139,696 - 139,696 - -
(6.342) 05/03/93
14 Kendall 44.403 09/03/91 888,060 68,210 956,270 658 - 956,928 -
15 Kendall 100.364 09/04/91 1,050,000 52,694 1,102,694 45,106 177,298 970,502 -
(5.000) 09/01/93
(11.000) 12/01/94
16 McHenry 168.905 09/13/91 1,402,058 69,731 1,471,789 79,921 - 1,551,710 -
17 Kendall 3.462 10/30/91 435,000 22,326 457,326 411 - 457,737 -
18 McHenry 139.170 11/07/91 1,160,301 58,190 1,218,491 221,127 - 1,439,618 -
------------ ------------ ------------ -------------- ------------ ------------ ------------
Subtotal $20,641,999 1,214,121 21,856,120 1,434,566 644,441 22,646,245 -
</TABLE>
-22-
<TABLE> INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
(4) Investment Properties (continued)
<CAPTION>
Total
Gross Initial Costs Costs Remaining Current
Acres Purchase/ -------------------------------------- Capitalized Costs of Costs of Year Gain
Parcel Location: Purchased Sales Original Acquisition Total Subsequent to Property Parcels at on Sale
# County (Sold) Date Costs Costs Costs Acquisition Sold 12/31/96 (d) Recognized
- ------ --------- --------- ---------- ------------ ------------ ------------ -------------- ------------ ------------ -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Subtotal $20,641,999 1,214,121 21,856,120 1,434,566 644,441 22,646,245 -
19 Kane 436.236 12/13/91 4,362,360 321,250 4,683,610 117,310 - 4,800,920 -
20 Kane &
Kendall 400.129 01/31/92 1,692,623 101,318 1,793,941 39,447 - 1,833,388 -
21 Kendall 15.013 05/26/92 250,000 23,844 273,844 6,327 - 280,171 -
22 Kendall 391.959 10/30/92 3,870,000 283,186 4,153,186 90,208 164,804 4,078,590 94,270
(10.000) 01/06/94
(5.538) 01/05/96
23 (c) Kendall 133.208 10/30/92 3,231,942 251,373 3,483,315 4,253,538 4,003,880 3,732,973 423,315
(11.525) 07/16/93
(44.070) Var 1995
(8.250) Var 1996
23A(a) Kendall .268 10/30/92 170,072 12,641 182,713 - 182,713 - -
(.268) 03/16/93
24 Kendall 3.908 01/21/93 645,000 56,316 701,316 559 - 701,875 -
24A(b) Kendall .406 01/21/93 155,000 13,533 168,533 - - 168,533 -
25 Kendall 656.687 01/28/93 1,625,000 82,536 1,707,536 22,673 1,730,209 - -
(656.687) 10/31/95
26 Kane 89.511 03/10/93 1,181,555 89,312 1,270,867 53,748 - 1,324,615 -
27 Kendall 83.525 03/11/93 984,474 54,846 1,039,320 663 - 1,039,983 -
------------ ------------ ------------ -------------- ------------ ------------ -----------
$38,810,025 2,504,276 41,314,301 6,019,039 6,726,047 40,607,293 517,585
============ ============ ============ ============== ============ ============ ===========
(a) Included in the purchase of Parcel 23 was a newly constructed 2,500 square foot house. The house was sold in March 1993.
(b) Included in the purchase of Parcel 24 was a 2,400 square foot office building.
(c) Parcel 23, annexed and zoned to Oswego as part of the Mill Race Creek subdivision, consists of two parts: a 28-acre multi-family
portion and a 105-acre single-family portion. The Partnership sold the 28-acre multi-family portion on June 7, 1995 and as of
December 31, 1996, 112 of the 243 single-family lots. Of the 131 remaining single-family lots, 122 are under contract for sale
with homebuilders. Under the purchase schedules, these lots would be sold by April 1997.
(d) The aggregate cost of real estate owned at December 31, 1996 for Federal tax income purposes was approximately $40,600,000
(unaudited).
</TABLE>
-23-
INLAND LAND APPRECIATION FUND II, L.P.
(a limited partnership)
Notes to Financial Statements
(continued)
(4) Investment Properties (continued)
(e) Reconciliation of real estate owned:
1996 1995
---- ----
Balance at January 1,........................... $40,892,494 43,264,960
Additions during year:
Improvements.................................... 888,754 2,257,644
------------ ------------
41,781,248 45,522,604
Sales during year............................... 1,173,955 4,630,110
------------ ------------
Balance at end of year.......................... $40,607,293 40,892,494
============ ============
(f) Reconciliation of accumulated depreciation:
1996 1995
---- ----
Balance at January 1,........................... $ 9,179 6,076
Depreciation expense............................ 3,103 3,103
Sales during year............................... - -
------------ ------------
Balance at end of year.......................... $ 12,282 9,179
============ ============
(5) Rental Income
The Partnership has determined that all leases relating to the farm parcels are
operating leases. Accordingly, rental income is reported when earned.
As of December 31, 1996, the Partnership had leases of generally one year in
duration, for approximately 3,094 acres of the approximately 3,582 acres owned.
(6) Subsequent Events
During February 1997, the Partnership sold Lots 92 and 93 in the Olde Mill
Ponds on Boone Creek Subdivision (Parcel 7) to an unaffiliated third party for
a total of $78,400. The cost allocated to these lots totalled $34,337,
resulting in a gain on sale of $43,550, net of closing costs.
-24-
Item 9. Changes in and Disagreements with Independent Auditors on Accounting
and Financial Disclosure
There were no disagreements on accounting or financial disclosure during 1996.
PART III
Item 10. Directors and Executive Officers of the Registrant
The General Partner of the Partnership, Inland Real Estate Investment
Corporation, was organized in 1984 for the purpose of acting as general partner
of limited partnerships formed to acquire, own and operate real properties.
The General Partner is a wholly-owned subsidiary of The Inland Group, Inc. In
1990, Inland Real Estate Investment Corporation became the replacement General
Partner for an additional 301 privately-owned real estate limited partnerships
syndicated by Affiliates. The General Partner has responsibility for all
aspects of the Partnership's operations. The relationship of the General
Partner to its Affiliates is described under the caption "Conflicts of
Interest" at pages 11 to 13 of the Prospectus, a copy of which description is
hereby incorporated herein by reference.
Officers and Directors
The officers, directors, and key employees of The Inland Group, Inc. and its
Affiliates ("Inland") that are likely to provide services to the Partnership
are as follows:
Functional Title
Daniel L. Goodwin....... Chairman and Chief Executive Officer
Robert H. Baum.......... Executive Vice President-General Counsel
G. Joseph Cosenza....... Senior Vice President-Acquisitions
Robert D. Parks......... Senior Vice President-Investments
Norbert J. Treonis...... Senior Vice President-Property Management
Catherine L. Lynch...... Treasurer
Paul J. Wheeler......... Vice President-Personal Financial Services Group
Roberta S. Matlin....... Assistant Vice President-Investments
Mark Zalatoris.......... Assistant Vice President-Due Diligence
Patricia A. Challenger.. Vice President-Asset Management
Kelly Tucek............. Assistant Vice President-Partnership Accounting
Cynthia M. Hassett...... Assistant Vice President-Partnership Accounting
Venton J. Carlston...... Assistant Controller
-25-
DANIEL L. GOODWIN (age 53) is Chairman of the Board of Directors of The
Inland Group, Inc., a billion-dollar real estate and financial organization
located in Oak Brook, Illinois. Among Inland's subsidiaries is the largest
property management firm in Illinois and one of the largest commercial real
estate and mortgage banking firms in the Midwest.
Mr. Goodwin has served as Director of the Avenue Bank of Oak Park and as a
Director of the Continental Bank of Oakbrook Terrace. He was Chairman of the
Bank Holding Company of American National Bank of DuPage. Currently he is the
Chairman of the Board of Inland Mortgage Investment Corporation.
Mr. Goodwin has been in the housing industry for more than 28 years, and has
demonstrated a lifelong interest in housing-related issues. He is a licensed
real estate broker and a member of the National Association of Realtors. He
has developed thousands of housing units in the Midwest, New England, Florida,
and the Southwest. He is also the author of a nationally recognized real
estate reference book for the management of residential properties.
Mr. Goodwin has served on the Board of the Illinois State Affordable Housing
Trust Fund for the past 6 years. He is an advisor for the Office of Housing
Coordination Services of the State of Illinois, and a member of the Seniors
Housing Committee of the National Multi-Housing Council. Recently, Governor
Edgar appointed him Chairman of the Housing Production Committee for the
Illinois State Affordable Housing Conference. He also served as a member of
the Cook County Commissioner's Economic Housing Development Committee, and he
was the Chairman of the DuPage County Affordable Housing Task Force. The 1992
Catholic Charities Award was presented to Mr. Goodwin for his work in
addressing affordable housing needs. The City of Hope designated him as the
1980's Man of the Year for the Illinois construction industry. In 1989, the
Chicago Metropolitan Coalition on Aging presented Mr. Goodwin with an award in
recognition of his efforts in making housing more affordable to Chicago's
Senior Citizens. On May 4, 1995, PADS, Inc. (Public Action to Deliver Shelter)
presented Mr. Goodwin with an award, recognizing The Inland Group as the
leading corporate provider of transitional housing for the homeless people of
DuPage County. Also, Mr. Goodwin serves as Chairman of New Directions Housing
Corporation, a leading provider of affordable housing in northern Illinois.
Mr. Goodwin is a product of Chicago-area schools, and obtained his Bachelor's
and Master's Degrees from Illinois Universities. Following graduation, he
taught for five years in Chicago Public Schools. His commitment to education
has continued through his work with the Better Boys Foundation's Pilot
Elementary School in Chicago, and the development of the Inland Vocational
Training Center for the Handicapped located at Little City in Palatine,
Illinois. He personally established an endowment which funds a perpetual
scholarship program for inner-city disadvantaged youth. In 1990 he received
the Northeastern Illinois University President's Meritorious Service Award.
Mr. Goodwin holds a Master's Degree in Education from Northern Illinois
University, and in 1986, he was awarded an Honorary Doctorate from Northeastern
Illinois University College of Education. More than 12 years ago, under Mr.
Goodwin's direction, Inland instituted a program to train disabled students in
the workplace. Most of these students are still employed at Inland today, and
Inland has become one of the largest employers of the disabled in DuPage
County. He has served as a member of the Board of Governors of Illinois State
Colleges and Universities, and he is currently a trustee of Benedictine
University. He was elected Chairman of Northeastern Illinois University Board
of Trustees in January 1996.
-26-
Mr. Goodwin served as a member of Governor Jim Edgar's Transition Team. In
1988 he received the Outstanding Business Leader Award from the Oak Brook
Jaycees and has been the General Chairman of the National Football League
Players Association Mackey Awards for the benefit of inner-city youth. He
served as the recent Chairman of the Speakers Club of the Illinois House of
Representatives. In March 1994, he won the Excellence in Business Award from
the DuPage Area Association of Business and Industry. Additionally, he was
honored by Little Friends on May 17, 1995 for rescuing their Parent-Handicapped
Infant Program when they lost their lease. He was the recipient of the 1995
March of Dimes Life Achievement Award and was recently recognized as the 1997
Corporate Leader of the Year by the Oak Brook Area Association of Commerce and
Industry.
ROBERT H. BAUM (age 53) has been with The Inland Group, Inc. and its
affiliates since 1968 and is one of the four original principals. Mr. Baum is
Vice Chairman and Executive Vice President-General Counsel of The Inland Group,
Inc. In his capacity as General Counsel, Mr. Baum is responsible for the
supervision of the legal activities of The Inland Group, Inc. and its
affiliates. This responsibility includes the supervision of The Inland Law
Department and serving as liaison with all outside counsel. Mr. Baum has
served as a member of the North American Securities Administrators Association
Real Estate Advisory Committee and as a member of the Securities Advisory
Committee to the Secretary of State of Illinois. He is a member of the
American Corporation Counsel Association and has also been a guest lecturer for
the Illinois State Bar Association. Mr. Baum has been admitted to practice
before the Supreme Court of the United States, as well as the bars of several
federal courts of appeals and federal district courts and the State of
Illinois. He received his B.S. Degree from the University of Wisconsin and his
J.D. Degree from Northwestern University School of Law. Mr. Baum has served as
a director of American National Bank of DuPage. Currently, he serves as a
director of Westbank, and is a member of the Governing Council of Wellness
House, a charitable organization that provides emotional support for cancer
patients and their families.
G. JOSEPH COSENZA (age 53) is a Director and Vice Chairman of The Inland
Group, Inc. Mr. Cosenza oversees, coordinates and directs Inland's many
enterprises and, in addition, immediately supervises a staff of eight persons
who engage in property acquisition. Mr. Cosenza has been a consultant to other
real estate entities and lending institutions on property appraisal methods.
Mr. Cosenza received his B.A. Degree from Northeastern Illinois University and
his M.S. Degree from Northern Illinois University. From 1967 to 1968, he
taught at the LaGrange School District in Hodgkins, Illinois and from 1968 to
1972, he served as Assistant Principal and taught in the Wheeling, Illinois
School District. Mr. Cosenza has been a licensed real estate broker since 1968
and an active member of various national and local real estate associations,
including the National Association of Realtors and the Urban Land Institute.
Mr. Cosenza has also been Chairman of the Board of American National Bank of
DuPage, and has served on the Board of Directors of Continental Bank of
Oakbrook Terrace. He is presently Chairman of the Board of Westbank in
Westchester, Illinois.
-27-
ROBERT D. PARKS (age 53) is Director of The Inland Group, Inc., President,
Chairman and Chief Executive Officer of Inland Real Estate Investment
Corporation and President, Chief Executive Officer, Chief Operating Officer and
Affiliated Director of Inland Real Estate Corporation.
Mr. Parks is responsible for the ongoing administration of existing investment
programs, corporate budgeting and administration for Inland Real Estate
Investment Corporation. He oversees and coordinates the marketing of all
investments and investor relations.
Prior to joining Inland, Mr. Parks was a school teacher in Chicago's public
schools. He received his B.A. degree from Northeastern Illinois University and
his M.A. degree from the University of Chicago. He is a registered Direct
Participation Program Principal with the National Association of Securities
Dealers, Inc., and he is a member of the Real Estate Investment Association and
a member of NAREIT.
NORBERT J. TREONIS (age 46) joined The Inland Group, Inc. and its
affiliates in 1975 and he is currently Chairman and Chief Executive Officer of
The Inland Property Management Group, Inc. and a Director of The Inland Group,
Inc. He serves on the Board of Directors of all Inland subsidiaries involved
in the property management, acquisitions and maintenance of real estate,
including Mid-America Property Management Corporation, and Metropolitan
Construction Services, Inc. Mr. Treonis is charged with the responsibility of
the overall management and leasing of all apartment units, retail, industrial
and commercial properties nationwide.
Mr. Treonis is a licensed real estate broker. He is a past member of the Board
of Directors of American National Bank of DuPage, the Apartment Builders and
Managers Association of Illinois, the National Apartment Association and the
Chicagoland Apartment Association.
Mr. Treonis has been the Chairman of the Board of Directors of Inland
Commercial Property Management, Inc. since its formation in 1994.
CATHERINE L. LYNCH (age 38) joined Inland in 1989 and is the Treasurer of
Inland Real Estate Investment Corporation. Ms. Lynch is responsible for
managing the Corporate Accounting Department. Prior to joining Inland, Ms.
Lynch worked in the field of public accounting for KPMG Peat Marwick since
1980. She received her B.S. degree in Accounting from Illinois State
University. Ms. Lynch is a Certified Public Accountant and a member of the
American Institute of Certified Public Accountants and the Illinois CPA
Society. She is registered with the National Association of Securities Dealers
as a Financial Operations Principal.
PAUL J. WHEELER (age 44) joined Inland in 1982 and is currently the
President of Inland Property Sales, Inc., the entity responsible for all
corporately owned real estate. Mr. Wheeler received his B.A. degree in
Economics from DePauw University and an M.B.A. in Finance/Accounting from
Northwestern University. Mr. Wheeler is a Certified Public Accountant and
licensed real estate broker. For three years prior to joining Inland, Mr.
Wheeler was Vice President/Finance at the real estate brokerage firm of Quinlan
& Tyson, Inc.
-28-
ROBERTA S. MATLIN (age 52) joined Inland in 1984 as Director of Investor
Administration and currently serves as Senior Vice President-Investments.
Prior to that, Ms. Matlin spent 11 years with the Chicago Region of the Social
Security Administration of the United States Department of Health and Human
Services. As Senior Vice President-Investments, she directs the day-to-day
internal operations of the General Partner. Ms. Matlin received her B.A.
degree from the University of Illinois. She is registered with the National
Association of Securities Dealers, Inc. as a General Securities Principal.
MARK ZALATORIS (age 39) joined Inland in 1985 and currently serves as Vice
President of Inland Real Estate Investment Corporation. His responsibilities
include the coordination of due diligence activities by selling broker/dealers
and is also involved with limited partnership asset management including the
mortgage funds. Mr. Zalatoris is a graduate of the University of Illinois
where he received a Bachelors degree in Finance and a Masters degree in
Accounting and Taxation. He is a Certified Public Accountant and holds a
General Securities License with Inland Securities Corporation.
PATRICIA A. CHALLENGER (age 44) joined Inland in 1985. Ms. Challenger
serves as Senior Vice President of Inland Real Estate Investment Corporation in
the area of Asset Management. As head of the Asset Management Department, she
develops operating and disposition strategies for all investment-owned
properties. Ms. Challenger received her bachelor's degree from George
Washington University and her master's from Virginia Tech University. Ms.
Challenger was selected and served from 1980-1984 as Presidential Management
Intern, where she was part of a special government-wide task force to eliminate
waste, fraud and abuse in government contracting and also served as Senior
Contract Specialist responsible for capital improvements in 109 government
properties. Ms. Challenger is a licensed real estate broker, NASD registered
securities sales representative and is a member of the Urban Land Institute.
KELLY TUCEK (age 34) joined Inland in 1989 and is an Assistant Vice
President of Inland Real Estate Investment Corporation. As of August 1996, Ms.
Tucek is responsible for the Investment Accounting Department which includes
all public partnership accounting functions along with quarterly and annual SEC
filings. Prior to joining Inland, Ms. Tucek was on the audit staff of Coopers
and Lybrand since 1984. She received her B.A. Degree in Accounting and
Computer Science from North Central College.
CYNTHIA M. HASSETT (age 37) joined Inland in 1983 and was a Vice President
of Inland Real Estate Investment Corporation. Through August 1996, Ms. Hassett
was responsible for the Investment Accounting Department which includes all
public partnership accounting functions along with quarterly and annual SEC
filings. Prior to joining Inland, Ms. Hassett was on the audit staff of
Altschuler, Melvoin and Glasser since 1980. She received her B.S. degree in
Accounting from Illinois State University. Ms. Hassett is a Certified Public
Accountant and a member of the American Institute of Certified Public
Accountants.
-29-
VENTON J. CARLSTON (age 39) joined Inland in 1985 and is the Assistant
Controller of Inland Real Estate Investment Corporation where he supervises the
corporate bookkeeping staff and is responsible for financial statement
preparation and budgeting for Inland Real Estate Investment Corporation and its
subsidiaries. Prior to joining Inland, Mr. Carlston was a partnership
accountant with JMB Realty. He received his B.S. degree in Accounting from
Southern Illinois University. Mr. Carlston is a Certified Public Accountant
and a member of the American Institute of Certified Public Accountants and the
Illinois CPA Society. He is registered with the National Association of
Securities Dealers, Inc. as a Financial Operations Principal.
Item 11. Executive Compensation
The General Partner is entitled to receive a share of cash distributions of Net
Sale Proceeds based upon both an aggregate overall return to the Limited
Partners and a separate return with respect to each parcel of land purchased by
the Partnership as described under the caption "Cash Distributions" and a share
of profits or losses as described under the caption "Allocation of Profits or
Losses" at page 39 of the Prospectus, and at pages A-8 to A-9 of the
Partnership Agreement, included as an exhibit to the Prospectus, a copy of
which descriptions is incorporated herein by reference.
The Partnership is permitted to engage in various transactions involving
affiliates of the General Partner of the Partnership, as described under the
captions "Compensation and Fees" at pages 9-11 and "Conflicts of Interest" at
pages 11-13 of the Prospectus, and at pages A-11 through A-18 of the
Partnership Agreement, included as an exhibit to the Prospectus, a copy of
which is incorporated herein by reference. The relationship of the General
Partner (and its directors and officers) to its Affiliates is set forth above
in Item 10.
The General Partner and its Affiliates may be reimbursed for its expenses or
out-of-pocket costs relating to the administration of the Partnership. For the
year ended December 31, 1996, such costs were $68,242, of which $4,307 was
unpaid as of December 31, 1996.
The General Partner is entitled to receive Asset Management Fees equal to one-
quarter of 1% of the original cost to the Partnership of undeveloped land
annually, limited to a cumulative total over the life of the Partnership of 2%
of the land's original cost to the Partnership. For the year ended December 31,
1996, the Partnership incurred and paid $92,022 in Asset Management Fees.
An Affiliate of the General Partner performed marketing and advertising
services of the Partnership's land investments and was reimbursed (as set forth
under terms of the Partnership Agreement) for direct costs. For the year ended
December 31, 1996, the Partnership incurred and paid $45,606 of such costs.
An Affiliate of the General Partner performed property upgrades, rezoning,
annexation and other activities to prepare the Partnership's land investments
for sale and was reimbursed (as set forth under terms of the Partnership
Agreement) for salaries and direct costs. The Affiliate did not recognize a
profit on any project. For the year ended December 31, 1996, the Partnership
incurred and paid $50,828 of such costs, which are included in investment
properties.
-30-
Item 12. Security Ownership of Certain Beneficial Owners and Management
(a) No person or group is known by the Partnership to own beneficially more
than 5% of the outstanding Units of the Partnership.
(b) The officers and directors of the General Partner of the Partnership own as
a group the following Units of the Partnership:
Amount and Nature
of Beneficial Percent
Title of Class Ownership of Class
--------------------- ------------------- ---------------
Limited Partnership 140 Units directly Less than 1/2%
Units
No officer or director of the General Partner of the Partnership possesses
a right to acquire beneficial ownership of Units of the Partnership.
All of the outstanding shares of the General Partner of the Partnership are
owned by an Affiliate or its officers and directors as set forth above in
Item 10.
(c) There exists no arrangement, known to the Partnership, the operation of
which may, at a subsequent date, result in a change in control of the
Partnership.
Item 13. Certain Relationships and Related Transactions
There were no significant transactions or business relationships with the
General Partner, Affiliates or their management other than those described in
Items 10 and 11 above. Reference is made to Note 3 of the Notes to Financial
Statements (Item 8 of this Annual Report) for information regarding related
party transactions.
-31-
PART IV
Item 14. Exhibits, Financial Statement Schedules, and Reports on Form 8-K
(a) The financial statements listed in the index at page 9 of this Annual
Report are filed as part of this Annual Report.
(b) Exhibits. The following documents are filed as part of this report:
3 Certificate of Limited Partnership and Amended and Restated Agreement of
Limited Partnership, included as Exhibits A and B of the Prospectus dated
October 25, 1989, as amended, are incorporated herein by reference thereto.
28 Prospectus, to Form S-11 Registration Statement, File No. 33-30110, as
filed with Securities and Exchange Commission on October 25, 1989, as
amended, is incorporated herein by reference thereto.
(c) Financial Statement Schedules:
All schedules have been omitted as the required information is inapplicable
or the information is presented in the financial statements or related
notes.
(d) Reports on Form 8-K:
None
No Annual Report or proxy material for the year 1996 has been sent to the
Partners of the Partnership. An Annual Report will be sent to the Partners
subsequent to this filing and the Partnership will furnish copies of such
report to the Commission when it is sent to the Partners.
-32-
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.
INLAND LAND APPRECIATION FUND II, L.P.
Inland Real Estate Investment Corporation
General Partner
By: Robert D. Parks
Chairman of the Board
and Chief Executive Officer
Date: March 24, 1997
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:
By: Inland Real Estate Investment Corporation
General Partner
By: Robert D. Parks
Chairman of the Board
and Chief Executive Officer
Date: March 24, 1997
By: Patricia A. Challenger
Senior Vice President
Date: March 24, 1997
By: Kelly Tucek
Principal Financial Officer
and Principal Accounting Officer
Date: March 24, 1997
By: Daniel L. Goodwin
Director
Date: March 24, 1997
By: Robert H. Baum
Director
Date: March 24, 1997
-33-
<TABLE> <S> <C>
<ARTICLE> 5
<S> <C>
<PERIOD-TYPE> YEAR
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-END> DEC-31-1996
<CASH> 3904046
<SECURITIES> 2232785
<RECEIVABLES> 28778
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 6168086
<PP&E> 40607293
<DEPRECIATION> 12282
<TOTAL-ASSETS> 46763097
<CURRENT-LIABILITIES> 243841
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 46519256
<TOTAL-LIABILITY-AND-EQUITY> 46763097
<SALES> 1691540
<TOTAL-REVENUES> 2359290
<CGS> 1173955
<TOTAL-COSTS> 256610
<OTHER-EXPENSES> 244014
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 0
<INCOME-PRETAX> 684711
<INCOME-TAX> 0
<INCOME-CONTINUING> 684711
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 684711
<EPS-PRIMARY> 13.61
<EPS-DILUTED> 13.61
</TABLE>
