INTERVEST MORTGAGE ASSOCIATES LP
10-Q, 1996-11-06
MORTGAGE BANKERS & LOAN CORRESPONDENTS
Previous: WESTERN WATER CO, DEF 14A, 1996-11-06
Next: VAN KAMPEN MERRITT UTILITY INCOME TRUST SERIES 4, 497, 1996-11-06



                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                    FORM 10-Q



                  [ X ]    QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
                                THE SECURITIES EXCHANGE ACT OF 1934

                                For the quarter ended September 30, 1996

                                       OR

                  [    ]   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF
                                THE SECURITIES EXCHANGE ACT OF 1934

                                For the transition period from      to



                         Commission File Number 33-36336



                       INTERVEST MORTGAGE ASSOCIATES L.P.
- --------------------------------------------------------------------------------
             (Exact name of Registrant as specified in its charter)


             Delaware                                   13-3575243
             --------                                   ----------
(State or other jurisdiction of                      (I.R.S. Employer
incorporation or organization)                      Identification No.)


10 Rockefeller Plaza, New York, New York                10020-1903
- --------------------------------------------------------------------------------
   (Address of principal executive offices)             (Zip Code)



Registrant's telephone number, including area code      (212) 757-7300
                                                   -----------------------------




Indicate by check mark whether the Registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the  preceding 12 months (or for such  shorter  period that the  Registrant  was
required  to file  such  reports),  and  (2) has  been  subject  to such  filing
requirements for the past 90 days. YES X NO .
                                      ---


<PAGE>







                         PART I - FINANCIAL INFORMATION



ITEM 1.  Financial Statements

Results for the three months and nine months ended  September 30, 1996 and 1995,
include, in the opinion ofmanagement, all adjustments (consisting only of normal
recurring  accruals)  necessary for a fair  presentation of the results for such
interim  periods.  Results for the three months and nine months ended  September
30,  1996 and 1995 are not  necessarily  indicative  of the results for the full
years.


                                        2

<PAGE>
                       INTERVEST MORTGAGE ASSOCIATES L.P.
                                 BALANCE SHEETS
                                     ASSETS

                                                     September 30,  December 31,
                                                          1996           1995
                                                          ----           ----

                                                       (Unaudited)
Cash and cash equivalents                             $ 6,629,000    $ 6,566,000
Mortgages receivable, includes due from
     affiliates $1,300,000 and $1,300,000 (Note C)      5,399,000      5,542,000
Other receivables                                         137,000         69,000
                                                       ----------     ----------
          TOTAL                                       $12,165,000    $12,177,000
                                                      ===========    ===========

                       LIABILITIES AND PARTNERS' CAPITAL

Distributions payable (Note F)                        $ 1,991,000    $ 1,738,000
Escrow deposits payable                                   117,000        367,000
Deferred fee income                                        10,000         27,000
                                                       ----------     ----------
          TOTAL                                         2,118,000      2,132,000

Partners' Capital                                      10,047,000     10,045,000
                                                       ----------     ----------
          TOTAL                                       $12,165,000    $12,177,000
                                                      ===========    ===========


                                   * * * * *
                            STATEMENT OF OPERATIONS


                                   Three Months Ended       Nine Months Ended
                                   ------------------       -----------------
                                      September 30,           September 30,
                                   1996           1995      1996           1995
                                   ----           ----      ----           ----
                                      (Unaudited)               (Unaudited)


Revenue:
     Interest income (Note G)
          - Affiliates             $ 33,000    $ 74,000    $165,000    $260,000
          - Others                  214,000     252,000     664,000     684,000
                                    -------     -------     -------     -------
                                    247,000     326,000     829,000     944,000
     Other income                    55,000                  76,000
                                    -------     -------     -------     -------
                                    302,000     326,000     905,000     944,000
Expenses:
     General and administrative                               2,000       4,000
     Other expenses
                                    -------     -------     -------     -------
          NET INCOME               $302,000    $326,000    $903,000    $940,000
                                   ========    ========    ========    ========

  The accompanying notes to financial statemetns are an integral part hereof.

                                       3
<PAGE>
<TABLE>
<CAPTION>


                       INTERVEST MORTGAGE ASSOCIATES L.P.
                            STATEMENTS OF CASH FLOW


                                                                              Nine Months Ended September 30,
                                                                              -------------------------------
                                                                                    1996            1995
                                                                                    ----            ----
                                                                                        (Unaudited)

Cash flows from operating activites:
<S>                                                                            <C>             <C>        
     Net income                                                                $   903,000     $   940,000

     Adjustments to reconcile net income to net cash
          provided by operating activities:
               Amortization of discount on mortgages receivable                    (10,000)        (15,000)
               Gain on early repayment of discounted mortgages                                     (10,000)
               (Increase) Decrease in other receivables                            (68,000)         46,000
               (Decrease) increase in deferred fee income                          (17,000)         31,000
                                                                                   -------          ------
     Net cash provided by operating activities                                     808,000         992,000
                                                                                   -------         -------


Cash flows from investing activities:
     collection of mortgages receivable                                          1,026,000       3,879,000
     Mortgages receivable acquired
          Properties owned by others                                              (873,000)     (1,821,000)
          (Decrease) Increase in escrow deposits payable                          (250,000)        306,000
                                                                                  --------         -------
          Net cash (used in) provided by investing activities                      (97,000)      2,364,000
                                                                                   -------       ---------


Cash flows from financing activities:
     Partners' contributions to capital                                              2,000           4,000
     Distributions to limited partners, net of increase
          in distributions payable of $253,000 and $334,000                       (650,000)       (586,000)
                                                                                  --------        -------- 
     Net cash (used in) financing activities                                      (648,000)       (582,000)
                                                                                  --------        -------- 

INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS                                    63,000       2,774,000
CASH AND CASH EQUIVALENTS AT BEGINNING OF THE PERIOD                             6,566,000       3,726,000
                                                                                 ---------       ---------
CASH AND CASH EQUIVALENTS AT END OF THE PERIOD                                 $ 6,629,000     $ 6,500,000
                                                                               ===========     ===========

  The accompanying notes to financial statements are an integral part hereof.

</TABLE>

                                       4

<PAGE>


                       INTERVEST MORTGAGE ASSOCIATES L.P.

                          NOTES TO FINANCIAL STATEMENTS

             (Unaudited with Respect to the Nine Month Periods Ended
                          September 30, 1996 and 1995)


(NOTE A) - Organization and Business:
- -------------------------------------

Intervest  Mortgage   Associates  L.P.,  a  Delaware  limited  partnership  (the
"Partnership"),  was formed for the primary purpose of investing in mortgages on
improved  income-producing real properties.  The Partnership will continue until
December 31, 1999, unless terminated sooner in accordance with the provisions of
the partnership agreement.

The special limited partners, Lowell S. Dansker and Lawrence G. Bergman each own
50% of the common stock of Intervest Funds Management  Corporation,  the General
Partner.

(NOTE B) - Significant Accounting Policies:
- -------------------------------------------

Cash Equivalents:
- -----------------

The  Partnership  considers  all highly  liquid  instruments  purchased  with an
original maturity of three months or less to be cash equivalents.

(NOTE C) - Mortgages Receivable:
- --------------------------------

Mortgages receivable consist of first mortgages on residential properties.

Interest  rates on mortgages  range from 9 1/2% to 16%.  Certain  mortgages have
been discounted utilizing rates ranging from 11% to 17%.

Annual  maturities  of  mortgages  receivable  during  the next  five  years are
summarized as follows:

        Year Ending December 31,

          1996.............................................   $    12,000
          1997.............................................       179,000
          1998.............................................       705,000
          1999.............................................     3,104,000
          2000............................................         84,000
          Thereafter until 2012...........................      1,421,000
                                                                ---------
          ................................................      5,505,000
          Less unearned discount                                  106,000
                                                                  -------

          Total.............................................  $ 5,399,000
                                                              ===========

The  Partnership  evaluates  its  portfolio of mortgage  loans on an  individual
basis,  comparing the amount at which the investment is carried to its estimated
net realized  value. At September 30, 1996 and at December 31, 1995 no allowance
was required.




                                        5

<PAGE>



                       INTERVEST MORTGAGE ASSOCIATES L.P.

                          NOTES TO FINANCIAL STATEMENTS

             (Unaudited with Respect to the Nine Month Periods Ended
                          September 30, 1996 and 1995)


(NOTE D) - Duties and Obligations of the General Partner:
- ---------------------------------------------------------

As more fully  described in the partnership  agreement,  the general partner has
agreed, among other things, to:

        (1)    Manage and control the business of the Partnership;

        (2)    Pay all operating  expenses of the  Partnership.  Such  expenses,
               when incurred,  are reflected in the financial  statements of the
               Partnership;

        (3)    Pay to  the  Partnership  any  shortfall  with  respect  to  cash
               distributions due to unitholders.

        (4)    Repurchase each year, on a noncumulative  basis, a maximum of 10%
               of units outstanding as of January 1 of each year if requested by
               the unitholders, and

        (5)    Maintain a net worth of at least 10% of the adjusted contribution
               of the  unitholders,  but in no  event  less  than  $500,000.  At
               September  30,  1996,   and  December  31,  1995,  the  financial
               statements  of  the  general   partner  showed  a  net  worth  of
               $1,009,000  and   $1,085,000,   respectively,   including   notes
               receivable from  stockholders of $1,000,000 at September 30, 1996
               and at December 31, 1995, respectively.

(NOTE E) - Allocation of Income, Losses and Distributions:
- ----------------------------------------------------------

The unitholders are generally  entitled to a return on their investment equal to
2% above the prime rate of Chase  Manhattan Bank (subject to a minimum rate of 9
1/2% and a maximum rate of 15% per annum).

As more  fully  described  in the  partnership  agreement,  income,  losses  and
distributions are to be allocated as follows:

        (1)    Net income and operating cash distributions, first to unitholders
               in an amount  equal to their  investment  return  and then to the
               general partner (99%) and special limited partners (1%).

        (2)    Net loss, other than from a disposition,  as defined,  99% to the
               general partner and 1% to the special limited partners.

        (3)    Net loss from a  disposition,  to  unitholders  to the  extent of
               their positive  capital account  balances and then to the general
               partner and special limited partners.

        (4)    Disposition proceeds will generally be distributed to unitholders
               until each has received an amount equal to his original  invested
               capital  and then to the  general  partner  and  special  limited
               partners.




                                        6

<PAGE>



                       INTERVEST MORTGAGE ASSOCIATES L.P.

                          NOTES TO FINANCIAL STATEMENTS

             (Unaudited with Respect to the Nine Month Periods Ended
                          September 30, 1996 and 1995)


(NOTE F) - Distribution Accrual Plan:
- -------------------------------------

Under the partnership  agreement,  unitholders can elect to have the Partnership
retain  distributions  they are entitled to receive.  Such retained amounts will
earn interest at Chase Manhattan Bank's prime rate,  compounded monthly,  with a
floor of 9 1/2% and a ceiling of 15%.

(NOTE G) - Related Parties:
- ---------------------------

Under the terms of the partnership  agreement,  the  Partnership  will invest in
mortgages  on  improved   income-producing   real  properties  owned  by  either
unaffiliated  or affiliated  borrowers.  If the property  owner is an affiliated
entity certain  conditions  must be met before the investment can be made by the
Partnership.


(NOTE H) - Income Taxes:
- ------------------------

The Partnership  will not be required to provide for, or pay, any federal income
taxes.  Income tax  liabilities  and/or  benefits that arise from its operations
will be passed  directly to the  individual  partners.  The  Partnership  may be
subject to state and local taxes in jurisdictions in which it operates.


(NOTE I) - Unit Repurchase Rights:
- ----------------------------------

Beginning  January 1, 1999, or at an earlier date, in the event the  Partnership
is to be  terminated,  the general  partner  will have the right to purchase all
Units from the unitholders.


                                        7

<PAGE>




ITEM 2.  Management's Discussion and Analysis of Financial Condition and Results
           of Operations
- --------------------------------------------------------------------------------

Liquidity and Capital Resources:

The  Partnership  is  engaged  in  the  real  estate  business,   including  the
origination  and purchase of real estate  mortgage  loans,  consisting  of first
mortgages,  junior mortgages,  wraparound  mortgages and interim mortgage loans.
The  Partnership's  current  investment  policy  emphasizes  the  investment  in
mortgage loans on income producing properties. The majority of the Partnership's
loans are expected to mature within approximately five years.

The  Partnership's  liquidity  is managed to ensure  that  sufficient  funds are
available to preserve and protect the  Partnership's  capital and to provide for
monthly  distributions  to unitholders at a floating  annual rate based on their
adjusted  capital  contributions  equal to two percentage  points over the prime
rate of Chase  Manhattan  Bank,  New York  with a  minimum  rate of 9 1/2% and a
maximum of 15%.

Results of Operations:

The interest  income for three months and for nine months  ended  September  30,
1996 was lower by  $79,000  and  $115,000,  respectively,  as  compared  to same
periods  a year  ago.  The  decrease  resulted  from  a  decrease  in  mortgages
receivable.

Since the  Partnership  is engaged in the real estate  business,  its results of
operations are affected by general  economic trends in real estate  markets,  as
well as by trends in the  general  economy and the  movement of interest  rates.
Since the properties underlying the Partnership's  mortgages are concentrated in
the New York City area,  the  economic  condition  in that area can also have an
impact on the Partnership's operations.

The rental housing  market in New York City remains  stable and the  Partnership
expects that such properties will continue to appreciate in value with little or
no  reduction  in  occupancy  rates.  The  Partnership's  mortgage  portfolio is
composed predominantly of mortgages on multi-family residential properties, most
of which are subject to applicable rent control and rent stabilization  statutes
and  regulations.  In both cases,  any increases in rent are subject to specific
limitations.  As such,  properties of the nature of those  constituting the most
significant portion of the Partnership's  mortgage portfolio are not affected by
the  general  movement  of real  estate  values  in the  same  manner  as  other
income-producing properties.


Competition:

The Company  competes for  acceptable  investments  with real estate  investment
trusts,  commercial banks,  insurance companies,  savings and loan associations,
pension funds and mortgage banking firms,  many of which have greater  resources
with which to compete for desirable mortgage loans.


                                        8

<PAGE>



                           PART II - OTHER INFORMATION



Item 1.    Legal Proceedings - None

Item 2.    Changes in Securities - None

Item 3.    Defaults Upon Senior Securities - None

Item 4.    Submission of Matters to a Vote of Security Holders - None

Item 5.    Other Information - None

Item 6.    Exhibits and Reports on Form 8K

           Reports on Form 8K - None

           Exhibits - The following exhibit is filed herewith

           Exhibit 27 - Financial Data Schedule



                                   SIGNATURES


PURSUANT  to the  requirements  of the  Securities  Exchange  Act of  1934,  the
Registrant  has duly  caused  this  report  to be  signed  on its  behalf by the
undersigned, thereunto duly authorized.


                             INTERVEST MORTGAGE ASSOCIATES L.P.
                             (Registrant)

                          By:   INTERVEST FUNDS MANAGEMENT CORPORATION
                                General Partner



Dated:  October 30, 1996        Lowell S. Dansker /S/
                                ---------------------
                                Lowell S. Dansker:  
                                President, Co-Chairman, Treasurer and
                                Director of Intervest Funds
                                Management Corporation
                                (Principal Executive and Accounting Officer)



Dated:  October 30, 1996        Lawrence G. Bergman /S/
                                -----------------------
                                Lawrence G. Bergman,
                                Executive Vice President, Co- Chairman,
                                Secretary and Director of Intervest Funds
                                Management Corporation
                                (Principal Operating Officer)


                                       9
<PAGE>


<TABLE> <S> <C>

<ARTICLE> 5
<MULTIPLIER> 1000
       
<S>                             <C>
<PERIOD-TYPE>                   9-MOS
<FISCAL-YEAR-END>                          DEC-31-1996
<PERIOD-END>                               SEP-30-1996
<CASH>                                           6,629
<SECURITIES>                                         0
<RECEIVABLES>                                    5,399
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                                     0
<PP&E>                                               0
<DEPRECIATION>                                       0
<TOTAL-ASSETS>                                  12,165
<CURRENT-LIABILITIES>                                0
<BONDS>                                              0
                                0
                                          0
<COMMON>                                             0
<OTHER-SE>                                           0
<TOTAL-LIABILITY-AND-EQUITY>                    12,165
<SALES>                                              0
<TOTAL-REVENUES>                                   905
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                                     2
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                                   0
<INCOME-PRETAX>                                    903
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                                  0
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                      0
<CHANGES>                                            0
<NET-INCOME>                                       903
<EPS-PRIMARY>                                        0
<EPS-DILUTED>                                        0
        

</TABLE>


© 2022 IncJournal is not affiliated with or endorsed by the U.S. Securities and Exchange Commission