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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 2O549
FORM 1O-K
(Mark One)
/ x /Annual Report Pursuant to Section 13 or 15 (d) of the Securities and
Exchange Act of 1934 [Fee required] for fiscal year ended December 31, 2004, or
/ / Transition report pursuant to section 13 or 15(d) of the Securities Exchange
Act of 1934 [No fee required] for the transition period from ________________ to
_______________
Commission File No. 2-68926.
DSI REALTY INCOME FUND VI, a California Limited Partnership (Exact name of
registrant as specified in governing instruments)
_________California___________________________95-3633566_____
(State of other jurisdiction of (I.R.S. Employer
incorporation or organization identification
number
6700 E. Pacific Coast Hwy., Long Beach, California 9O8O3
(Address of principal executive offices) (Zip Code)
Registrants telephone number, including area code-(562)493-8881
Securities registered pursuant to Section 12(b) of the Act: none.
Securities registered pursuant to Section 12(g) of the Act:
Units of Limited Partnership Interests
(Class of Securities Registered)
Indicate by check mark, whether the registrant (l) 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 9O days. Yes_X____. No______.
Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K (Section 229.405 of this chapter) 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/
The Registrant is a limited partnership and there is no voting stock. All
units of limited partnership sold to date are owned by non-affiliates of the
registrant. All such units were sold at $5OO.OO per unit.
DOCUMENTS INCORPORATED BY REFERENCE
Item 8. Registrant's Financial Statements for its fiscal year ended December 31,
2004, incorporated by reference to Form 10-K, Part II.
Item 11. Registrant's Financial Statements for its fiscal year ended December
31, 2004, incorporated by reference to Form 10-K, Part III.
Item 12. Registration Statement on Form S-11, previously filed with the
Securities and Exchange Commission pursuant to Securities Act of 1933, as
amended, incorporated by reference to Form 10-K Part III.
Item 13. Registrant's Financial Statements for its fiscal year ended December
31, 2004, incorporated by reference to Form 10-K, Part III.
PART I
Item l. BUSINESS
Registrant, DSI Realty Income Fund VI (the "Partnership") is a
publicly-held limited partnership organized under the California Uniform Limited
Partnership Act pursuant to a Certificate and Agreement of Limited Partnership
(hereinafter referred to as "Agreement") dated March 27, 1981. The General
Partners are DSI Properties, Inc., a California corporation, Diversified
Investors Agency, a general partnership, whose current partners are Robert J.
Conway and Joseph W. Conway, brothers. The General Partners are affiliates of
Diversified Securities, Inc., a wholly-owned subsidiary of DSI Financial, Inc.
The General Partners provide similar services to other partnerships. Through its
public offering of Limited Partnership Units, Registrant sold twenty-three
thousand seven hundred fifty-three (23,753) units of limited partnership
interests aggregating Eleven Million Eight Hundred Seventy-Six Thousand Five
Hundred Dollars ($11,876,500). The General Partners have retained a one percent
(l%) interest in all profits, losses and distributions (subject to certain
conditions) without making any capital contribution to the Partnership. The
General Partners are not required to make any capital contributions to the
Partnership in the future. Registrant is engaged in the business of investing in
and operating mini-storage facilities with the primary objectives of generating,
for its partners, cash flow, capital appreciation of its properties, and
obtaining federal income tax deductions so that during the early years of
operations, all or a portion of such distributable cash may not represent
taxable income to its partners. Funds obtained by Registrant during the public
offering period of its units were used to acquire seven mini-storage facilities.
Registrant does not intend to sell additional limited partnership units. The
term of the Partnership is fifty years but it is anticipated that Registrant
will sell and/or refinance its properties prior to the termination of the
Partnership. The Partnership is intended to be self-liquidating and it is not
intended that proceeds from the sale or refinancing of its operating properties
will be reinvested. Registrant has no full time employees but shares one or more
employees with other publicly-held limited partnerships sponsored by the General
Partners. The General Partners are vested with authority as to the general
management and supervision of the business and affairs of Registrant. Limited
Partners have no right to participate in the management or conduct of such
business and affairs. An independent management company has been retained to
provide day-to-day management services with respect to all of the Partnership's
investment properties.
The average occupancy levels for each of the Partnership's seven properties
for the years ended December 31, 2004 and December 31, 2003 were as follows:
Location of Property Average Occupancy Average Occupancy
Level for the Year Level for the Year
Ended Dec. 31, 2004 Ended Dec. 31, 2003
Vallejo, California 81% 82%
Santa Rosa, California
(both stages) 80% 82%
Arvada, Colorado 79% 80%
Las Vegas, Nevada 85% 86%
Federal Heights, Colorado 79% 82%
Colorado Springs, Colorado 78% 83%
Please refer to the discussion appearing elsewhere herein under the caption
Management's Discussion and Analysis of Financial Condition and Results of
Operations for a detailed analysis of the results of operations of the
Partnership's properties.
The business in which the Partnership is engaged is highly competitive.
Each of its mini-storage facilities is located in or near a major urban area,
and accordingly, competes with a significant number of individuals and
organizations with respect to both the purchase and sale of its properties and
for rentals. Generally, Registrant's business is not affected by the change in
seasons.
Item 2. PROPERTIES
Registrant owns a fee interest in seven mini-storage facilities, none of
which are subject to long-term indebtedness. Please refer to the discussion
under Business for a discussion of the average occupancy rate for each property
owned by the Partnership. The following table sets forth information as of
December 31, 2004 regarding properties owned by the Partnership.
Location Size of Net Rentable No. of Completion
Parcel Area Rental Units Date
Vallejo, CA 3.10 acres 57,845 512 6/9/81
Arvada, CO 3.75 acres 65,535 662 1/4/83
Federal
Heights, CO 2.39 acres 39,892 467 10/15/83
Las Vegas, NV 2.20 acres 39,682 431 12/l/82
Santa Rosa, CA 3.38 acres 72,163 626 9/10/83
Colorado
Springs, CO 3.50 acres 60,566 692 11/15/83
Item 3. LEGAL PROCEEDINGS
Registrant is not a party to any material pending legal proceedings.
Item 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
None.
PART II
Item 5. MARKET FOR THE REGISTRANT'S COMMON EQUITY AND
RELATED STOCKHOLDER MATTERS
Registrant, a publicly-held limited partnership, sold 23,753 limited
partnership units during its offering and as of December 31, 2004 had 796
limited partners of record. There is no intention to sell additional limited
partnership units nor is there a market for these units.
Average cash distributions of $13.39 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 2004 and $12.80
per Limited Partnership Unit were declared and paid each quarter for the year
ended December 31, 2003 and $15.97 per Limited Partnership Unit were declared
and paid each quarter for the year ended December 31, 2002. It is Registrant's
expectations that distributions will continue to be paid in the future.
Item 6. SELECTED FINANCIAL DATA
FOR THE YEARS ENDED DECEMBER 31, 2004, 2003, 2002, 2001, and 2000
- --------------------------------------------------------------------------------
2004 2003 2002 2001 2000
---- ---- ---- ---- ----
TOTAL REVENUES AND
OTHER
INCOME $2,619,017 $2,787,298 $2,843,760 $3,115,301 $3,121,611
TOTAL
EXPENSES 1,357,021 1,547,484 1,777,129 1,825,103 1,742,859
---------- ---------- ---------- ---------- ----------
NET
INCOME $1,261,996 $1,239,814 $1,066,631 $1,290,198 $1,378,752
========== ========== ========== ========== ==========
TOTAL
ASSETS $2,638,552 $2,501,244 $2,527,467 $2,971,125 $3,372,953
========== ========== ========== ========== ==========
CASH FLOWS FROM (USED IN):
OPERATING $1,243,303 $1,358,369 $1,522,050 $1,755,331 $1,860,986
INVESTING (13,203) - - (41,401) (48,969)
FINANCING (1,284,500) (1,228,042) (1,533,059) (1,713,926) (1,834,963)
NET INCOME
PER LIMITED
PARTNERSHIP
UNIT $ 52.60 $ 51.67 $ 44.46 $ 53.77 $ 57.46
---------- ---------- ---------- ---------- ----------
CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT $ 53.54 $ 51.18 $ 63.90 $ 71.43 $ 76.48
=========== ========== ========== ========== ==========
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS.
Critical Accounting Policies
Revenue recognition - Rental revenue is recognized using the accrual method
based on contractual amounts provided for in the lease agreements, which
approximates recognition on a straight-line basis. The term of the lease
agreements is usually less than one year.
RESULTS OF OPERATIONS
2004 COMPARED TO 2003
Total revenues decreased from $2,786,419 in 2003 to $2,618,177 in 2004,
while total expenses decreased from $1,547,484 to $1,357,021 and other income
decreased from $879 to $840, resulting in an increase in net income from
$1,239,814 to $1,261,996. Rental revenues decreased primarily as a result of
lower occupancy rates. Occupancy levels for the Partnership's seven mini-
storage facilities averaged 80.1% for the year 2004 as compared to 85.1% for
2003. The approximate $16,600 (2.0%) increase in operating expenses was due
primarily to increases in advertising and repairs and maintenance expenses,
partially offset by a decrease in salaries and wage expense. General and
administrative expenses decreased approximately $34,800 (14.8%) primarily as
a result of lower legal and professional and equipment and computer lease
expenses, partially offset by an increase in office supplies and printing
expense. The decrease in legal and professional expense is related to un-
successful legal challenges by two dissident Limited Partners to a proposed
amendment to the Partnership Agreement in the prior year (see paragraph below).
The General Partners' incentive management fee which is based on cash available
for distribution, decreased as a result of the decrease in net cash provided
by operating activities reduced by additions to property. Property management
fees, which are based on revenues, decreased as a result of the decrease in
rental revenue.
2003 COMPARED TO 2002
Total revenues decreased from $2,842,325 in 2002 to $2,786,419 in 2003,
while total expenses decreased from $1,777,129 to $1,547,484 and other income
decreased from $1,435 to $879, resulting in an increase in net income from
$1,066,631 to t$1,239,814. Rental revenues decreased as a result of lower
unit rental rates, partially offset by higher occupancy rates. Occupancy
levels for the Partnership's seven mini-storage facilities averaged 85.1% for
the year 2003 as compared to 84.2% for 2002. Depreciation decreased as the
Partnership's properties became essentially fully depreciated during the
current year. Operating expenses remained relatively constant as increases
in real estate tax and salaries and wages expenses was offset by decreases in
maintenance and repair and workers compensation insurance expenses. General
and administrative expenses increased approximatley $31,900 (15.7%) primarily
as a result of higher legal and professional expense, partially offset by
decreases in equipment and computer lease and office supplies and printing
expense. Legal expense increased as a result of legal challenges by dissident
Limited Partners to a proposed amendment to the Partnership Agreement (see
paragraph below). The General Partners' incentive management fee which is
based on cash available for distribution, decreased as a result of the de-
crease in net cash provided by operating activities. Property management fees,
which are based on revenues, decreased as a result of the decrease in rental
revenue.
Operating expenses consists mainly of expenses such as yellow pages and
other advertising, utilities, repairs and maintenance, real estate taxes,
salaries and wages and their related expenses. General and administrative
expenses consist mainly of expenses such as legal and professional, office
supplies, accounting services and computer expenses.
LIQUIDITY AND CAPITAL RESOURCES
Net cash provided by operating activities increased approximately
$60,100 (4.4%) in 2004 compared to 2003 primarily due to the increase in net
income and customer deposits and other liabilities, partially offset by the
decrease in depreciation. Net cash provided by operating activities decreased
approximately $163,700 (10.8%) in 2003 compared to 2002 primarily due to the
decreases in depreciation, incentive management fees payable and customer
deposits and other liabilities, partially offset by an increase in net income.
Cash used in financing activities, as set forth in the statements of cash
flows, has consisted solely of cash distributions to partners. Special
distributions of 1.5%, 1%, and 3.5% of capital contributed by limited partners
were declared and paid on December 15, 2004, 2003, and 2002, respectively.
Cash used in investing activities, as set forth in the statements of cash
flows, has consisted solely of acquisitions of equipment for the Partnership's
mini storage properties in 2004. The Partnership has no material commitments
for capital expenditures.
In 2003, the Limited Partners approved an amendment to the Partnership
Agreement granting the General Partners ten days to review certain types of
transfers during which the General Partners may match, exeed or approve the
proposed transfers. The Court has rejected all preliminary attempts to halt
implementation of the amendment. Subsequently, the dissident Limited Partners
who initiated the legal proceedings decided not to pursue the matter any
further.
The General Partners plan to continue their policy of funding the
continuing improvement and maintenance of Partnership properties with cash
generated from operations. The Partnership anticipates that cash flows generated
from operations of the Partnership's rental real estate operations will be
sufficient to cover operating expenses and distribtuions for the next twelve
months and beyond.
The General Partners are not aware of any environmental problems which
could have a material adverse effect upon the financial position of the
Partnership.
QUARTERLY FINANCIAL INFORMATION (UNAUDITED)
Summarized quarterly financial data for the years ended December 31, 2004 and
2003 was a follows:
2004 Quarter Ended
------------------
March 31 June 30 September 30 December 31
Total revenues $670,669 $632,876 $643,758 $670,874
Net income 333,289 271,849 288,059 368,799
Net income per limited
partnership unit $ 13.89 $ 11.33 $ 12.01 $ 15.37
Weighted average number
of limited partnership
units outstanding 23,753 23,753 23,753 23,753
2003 Quarter Ended
------------------
March 31 June 30 September 30 December 31
Total revenues $721,110 $716,697 $697,280 $669,332
Net income 292,741 290,428 317,525 339,120
Net income per limited
partnership unit $ 12.20 $ 12.10 $ 13.23 $ 14.14
Weighted average number
of limited partnership
units outstanding 23,753 23,753 23,753 23,753
Item 7a. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
None.
Item 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Attached hereto as Exhibit l is the information required to be set forth as
Item 8, Part II hereof.
See the financial statements
Item 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE.
None.
Item 9a. CONTROLS AND PROCEDURES
The Partnership evaluated the effectiveness of its disclosure controls
and procedures. This evaluation was performed by the Partnership's
Controller with the assistance of the Partnership's President and the
Chief Executive Officer. These disclosure controls and procedures are
designed to ensure that the information required to be disclosed by the
Parnership in its periodic reports filed with the Securities and Exchange
Commission (the "Commission") is recorded, processed summarized and
reported, within the time periods specified by the Commission's rules
and forms, and that the information is communicated to the certifying
officers on a timely basis. Based on this evaluation, the Partnership
concluded that its disclosure controls and procedures were effective.
There have been no significant changes in the Partnership's internal
controls or in other factors that could significantly affect the internal
controls subsequent to the date of their evaluation.
PART III
Item 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT'S
GENERAL PARTNER
The General Partners of Registrant are the same as when the Partnership was
formed, i.e., DSI Properties, Inc., a California corporation, and Diversified
Investors Agency. As of December 31, 2004, Messrs. Robert J. Conway and Joseph
W. Conway, each of whom own approximately 48.4% of the issued and outstanding
capital stock of DSI Financial, Inc., a California corporation, are the sole
partners of Diversified Investor Agency. Messrs. Robert J. and Joseph W. Conway,
together with Mr. Joseph W. Stok, currently comprise the entire Board of
Directors of DSI Properties, Inc.
Mr. Robert J. Conway is 71 years of age and is a licensed California real
estate broker, and since 1965 has been President and a member of the Board of
Directors of Diversified Securities, Inc., and since 1973 President, Chief
Financial Officer and a member of the Board of Directors of DSI Properties, Inc.
Mr. Conway received a Bachelor of Science Degree from Marquette University with
majors in Corporate Finance and Real Estate.
Mr. Joseph W. Conway is age 76 and has been Executive Vice President,
Treasurer and a member of the Board of Directors of Diversified Securities, Inc.
since 1965 and since 1973 the Vice President, Treasurer and member of the Board
of Directors of DSI Properties, Inc. Mr. Conway received a Bachelor of Arts
Degree from Loras College with a major in Accounting.
Mr. Joseph W. Stok is age 82 and has been a member of the Board of
Directors of DSI Properties, Inc. since 1994, a Vice President of Diversified
Securities, Inc. since 1973, and an Account Executive with Diversified
Securities, Inc. since 1967.
Item 11. EXECUTIVE COMPENSATION (MANAGEMENT REMUNERATION AND
TRANSACTIONS)
The information required to be furnished in Item 11 of Part III is
contained in Registrant's Financial Statements for its fiscal year ended
December 31, 2004, which together with the report of its independent auditors,
Deloitte & Touche LLP, attached hereto as Exhibit 1 and incorporated herein by
this reference. In addition to such information:
(a) No annuity, pension or retirement benefits are proposed to be paid by
Registrant to any of the General Partners or to any officer or
director of the corporate General Partner;
(b) No standard or other arrangement exists by which directors of the
Registrant are compensated;
(c) The Registrant has not granted any option to purchase any of its
securities; and
(d) The Registrant has no plan, nor does the Registrant presently propose
a plan, which will result in any remuneration being paid to any
officer or director upon termination of employment.
Item 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
MANAGEMENT
As of December 31, 2004, no person of record owned more than 5% of the
limited partnership units of Registrant, nor was any person known by Registrant
to own of record and beneficially, or beneficially only, more than 5% thereof.
The balance of the information required to be furnished in Item 12 of Part III
is contained in Registrant's Registration Statement on Form S-11, previously
filed pursuant to the Securities Act of 1933, as amended, and which is
incorporated herein by this reference. The only change to the information
contained in said Registration Statement on Form S-11 is the fact that Messrs.
Benes and Blakley have retired and Messrs. Robert J. Conway and Joseph W. Conway
equity interest in DSI Financial, Inc., parent of DSI Properties, Inc., has
increased. Please see information contained in Item 10 hereinabove.
Item 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The information required to be furnished in Item 13 of Part III is
contained in Registrant's Financial Statements for its fiscal year ended
December 31, 2004 attached hereto as Exhibit l and incorporated herein by this
reference.
Item 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES
Audit Fees
The aggregate fees for professional services rendered by Deloitte & Touche
LLP for the audit of the Partnership's annual financial statements and for re-
view of the financial statements included in the Partnership's Quarterly Reports
on Form 10-Q for 2004 were $26,920 and for 2003 were $25,600.
Tax Fees
The aggregate fees for professional services rendered by Deloitee & Touche
LLP for tax compliance, tax advice and tax planning for 2004 were $20,900 and
for 2003 were $19,500. Most of the fees related to preparation of the Partner-
ship's tax returns.
PART IV
Item 15. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K
(a)(l) Attached hereto and incorporated herein by this reference as Exhibit
l are Registrant's Financial Statements and Supplemental Schedule for
its fiscal year ended December 31, 2004, together with the reports of
its independent auditors, Deloitte & Touche. See Index to Financial
Statements and Supplemental Schedule.
(a)(2) Attached hereto and incorporated herein by this reference as Exhibit
2 is Registrant's letter to its Limited Partners regarding its Annual
Report for its fiscal year ended December 31, 2004.
(b) There have been no form 8-K's filed during the last quarter of the
period covered by this Report.
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.
DSI REALTY INCOME FUND VI,
a California Limited Partnership
by: DSI Properties, Inc., a
California corporation, as
General Partner
By_____________________________ Dated: March 31, 2005
ROBERT J. CONWAY, President
(Chief Executive Officer, Chief
Financial Officer, and Director)
By____________________________ Dated: March 31, 2005
JOSEPH W. CONWAY (Executive
Vice President and Director)
Pursuant to the requirements of the Securities Exchange Act of 1934, this
report has been signed by the following persons on behalf of the registrant and
in the capacities and on the date indicated.
DSI REALTY INCOME FUND VI,
a California Limited Partnership
by: DSI Properties, Inc., a
California corporation, as
General Partner
By:__________________________ Dated: March 31, 2005
ROBERT J. CONWAY, President,
Chief Executive Officer, Chief
Financial Officer, and Director
By___________________________ Dated: March 31, 2005
JOSEPH W. CONWAY
(Executive Vice President
and Director)
DSI REALTY INCOME FUND VI
CROSS REFERENCE SHEET
FORM 1O-K ITEMS TO ANNUAL REPORT
PART I, Item 3. There are no legal proceedings pending or threatened.
PART I, Item 4. Not applicable.
PART II, Item 5. Not applicable.
PART II, Item 6. The information required is contained in Registrant's Financial
Statements for its fiscal year ended December 31, 2004, attached as Exhibit l to
Form 10-K.
PART II, Item 8. See Exhibit l to Form 10-K filed herewith.
PART II, Item 9. Not applicable.
EXHIBIT l
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 2004
- --------------------------------------------------------------------------------
2004 2003 2002 2001 2000
---- ---- ---- ---- ----
TOTAL REVENUES AND
OTHER
INCOME $2,619,017 $2,787,298 $2,843,760 $3,115,301 $3,121,611
TOTAL
EXPENSES 1,357,021 1,547,484 1,777,129 1,825,103 1,742,859
---------- ---------- ---------- ---------- ----------
NET
INCOME $1,261,996 $1,239,814 $1,066,631 $1,290,198 $1,378,752
========== ========== ========== ========== ==========
TOTAL
ASSETS $2,638,552 $2,501,244 $2,527,467 $2,971,125 $3,372,953
========== ========== ========== ========== ==========
CASH FLOWS FROM (USED IN):
OPERATING $1,243,303 $1,358,369 $1,522,050 $1,755,331 $1,860,986
INVESTING (13,203) - - (41,401) (48,969)
FINANCING (1,284,500) (1,228,042) (1,533,059) (1,713,926) (1,834,963)
NET INCOME
PER LIMITED
PARTNERSHIP
UNIT $ 52.60 $ 51.67 $ 44.46 $ 53.77 $ 57.46
---------- ---------- ---------- ---------- ----------
CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT $ 53.54 $ 51.18 $ 63.90 $ 71.43 $ 76.48
=========== ========== ========== ========== ==========
The following are reconciliations between the operating results and partners'
equity per the financial statements and the Partnership's income tax return for
the year ended December 31, 2004:
Net Partners'
Income Equity
Per financial statements $ 1,261,996 $ 2,071,927
Excess tax depreciation (7,519) 89,403
Accrued revenue 10,164
Accrued incentive management fee (16,219)
Acquisition costs capitalized
for tax purposes 134,382
Deferred rental revenues (17,105) 62,381
Accrued expenses 9,800 9,800
Accrued property taxes (88,000)
Fixed asset adjustment (12,500) (12,500)
Excess book distributions 269,920
Prior year's mis. tax adjustments (2,000)
Tax expense adjustment (24,873)
----------- -----------
Per Partnership tax return $ 1,209,799 $ 2,529,258
=========== ===========
Taxable income per limited
partnership unit $ 50.42
===========
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE
Page
FINANCIAL STATEMENTS:
Report of Independent Registered Public Accounting Firm F-1
Balance Sheets as of December 31, 2004 and 2003 F-2
Statements of Income for each of the Three
Years Ended December 31, 2004 F-3
Statements of Changes in Partners' Equity (Deficit) for
each of the Three Years Ended December 31, 2004 F-4
Statements of Cash Flows for each of the Three Years
Ended December 31, 2004 F-5
Notes to Financial Statements F-6
SUPPLEMENTAL SCHEDULE:
Schedule III - Real Estate and Accumulated Depreciation F-9
SCHEDULES OMITTED:
Financial statements and schedules not listed above are omitted because of the
absence of conditions under which they are required or because the
information is included in the financial statements named above, or in the
notes thereto.
REPORT OF INDEPENDENT REGISTERED
PUBLIC ACCOUNTING FIRM
Partners of
DSI Realty Income Fund VI:
We have audited the accompanying balance sheets of DSI Realty Income Fund VI,
a California Limited Partnership (the "Partnership") as of December 31, 2004
and 2003, and the related statements of income, changes in partners'
equity (deficit), and cash flows for each of the three years ended December 31,
2004. Our audits also included the financial statement schedule listed in the
Index at Item 15. These financial statements and the financial statement
schedule are the responsibility of the Partnership's management. Our responsi-
bility is to express an opinion on these financial statements and financial
statement schedule based on our audits.
We conducted our audits in accordance with the standards of the Public
Company Accounting Oversight Board (United States). Those standards require
that we plan and perform the audit to obtain reasonable assurance about whether
the financial statements are free of material misstatement. The Partnership
is not required to have, nor were we engaged to perform, an audit of its in-
ternal control over financial reporting. Our audit included consideration of
internal control over financial reporting as a basis for designing audit
procedures that are appropriate in the circumstances, but not for the purpose
of expressing an opinion on the effectiveness of the Company's internal control
over financial reporting. Accordingly, we express no such opinion. An audit
also includes examining, on a test basis, evidence supporting the amounts
and disclosures in the financial statements, assessing the accounting principles
used and significant estimates made by management, as well as e valuating
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 DSI Realty Income Fund VI at December 31,
2004 and 2003, and the results of its operations and its cash flows for each of
the three years ended December 31, 2004, in conformity with accounting
principles generally accepted in the United States of America. Also, in our
opinion, such financial statement schedule, when considered in relation to the
basic financial statements taken as a whole, presents fairly, in all material
respects, the information set forth therein.
Deloitte & Touche LLP
March 14, 2005
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
BALANCE SHEETS
DECEMBER 31, 2004 AND 2003
- --------------------------------------------------------------------------------
ASSETS 2004 2003
CASH AND CASH EQUIVALENTS $ 602,345 $ 656,745
PROPERTY, Net (Note 3) 1,949,719 1,769,589
OTHER ASSETS 86,488 74,910
----------- -----------
TOTAL $ 2,638,552 $ 2,501,244
=========== ===========
LIABILITIES AND PARTNERS' EQUITY (DEFICIT)
LIABILITIES:
Distribution due partners $ 269,920 $ 269,920
Incentive management fee payable to
general partners (Note 4) 37,333 32,543
Property management fees payable 12,707 13,052
Customer deposits and other liabilities 84,049 91,298
Capital lease obligations (Note 3) 162,616
----------- -----------
Total liabilities 566,625 406,813
----------- -----------
PARTNERS' EQUITY (DEFICIT)(Note 4):
General partners (72,566) (72,341)
Limited partners (23,753 limited
partnership units outstanding
at December 31, 2004 and 2003) 2,144,493 2,166,772
------------ -----------
Total partners' equity 2,071,927 2,094,431
------------ -----------
TOTAL $ 2,638,552 $2,501,244
============ ===========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 2004
- --------------------------------------------------------------------------------
2004 2003 2002
REVENUES:
Rental $2,618,177 $2,786,419 $2,842,325
---------- ---------- ---------
EXPENSES:
Depreciation 8,189 156,550 393,610
Operating 867,719 851,107 848,878
General and administrative 199,953 234,790 202,876
General partners' incentive
management fee (Note 4) 125,589 138,120 160,168
Property management
fee 155,571 166,917 171,597
---------- ---------- ---------
Total expenses 1,357,021 1,547,484 1,777,129
---------- ---------- ---------
OPERATING INCOME $1,261,156 $1,238,935 $1,065,196
OTHER INCOME -
Interest income 840 879 1,435
---------- ---------- ----------
NET INCOME $1,261,996 $1,239,814 $1,066,631
========== ========== ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
Limited partners $1,249,376 $1,227,416 $1,055,965
General partners 12,620 12,398 10,666
---------- ---------- ----------
TOTAL $1,261,996 $1,239,814 $1,066,631
========== ========== ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4) $ 52.60 $ 51.67 $ 44.46
========== ========== =========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
STATEMENTS OF CHANGES IN PARTNERS' EQUITY (DEFICIT)
THREE YEARS ENDED DECEMBER 31, 2004
- --------------------------------------------------------------------------------
General Limited
Partners Partners Total
BALANCE JANUARY 1, 2002 $(67,794) $ 2,616,881 $ 2,549,087
Net income 10,666 1,055,965 1,066,631
Distributions (15,331) (1,517,728) (1,533,059)
------- ----------- -----------
BALANCE DECEMBER 31, 2002 $(72,459) $ 2,155,118 $ 2,082,659
Net income 12,398 1,227,416 1,239,814
Distributions (12,280) (1,215,762) (1,228,042)
------- ----------- -----------
BALANCE DECEMBER 31, 2003 $(72,341) $ 2,166,772 $ 2,094,431
Net income 12,620 1,249,376 1,261,996
Distributions (12,845) (1,271,655) (1,284,500)
------- ----------- -----------
BALANCE DECEMBER 31, 2004 $(72,566) $ 2,144,493 $ 2,071,927
======= =========== ===========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
STATEMENTS OF CASH FLOWS
THREE YEARS ENDED DECEMBER 31, 2004
- --------------------------------------------------------------------------------
2004 2003 2002
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income $ 1,261,996 $ 1,239,814 $ 1,066,631
Adjustments to reconcile net
income to net cash provided
by operating activities:
Depreciation 8,189 156,550 393,610
Changes in assets and liabilities:
Other assets (11,578) 39,039
Incentive management fee payable
to general partners 4,790 (17,979) 37,851
Property management fees payable (345) 188 (596)
Customer deposits and other liabilities (7,249) (20,204) (14,485)
Capital lease obligation (12,500)
---------- ---------- ---------
Net cash provided by
operating activities 1,243,303 1,358,369 1,522,050
CASH FLOWS USED IN INVESTING ACTIVITIES -
Additions to property (13,203)
CASH FLOWS USED IN FINANCING ACTIVITIES -
Distributions to partners (1,284,500) (1,228,042) (1,533,059)
----------- ----------- ---------
NET (DECREASE)INCREASE IN CASH AND
CASH EQUIVALENTS (54,400) 130,327 (11,009)
CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR 656,745 526,418 537,427
----------- ----------- ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR $ 602,345 $ 656,745 $ 526,418
=========== =========== ============
NON CASH INVESTING ACTIVITIES
Acquisition of trucks utilizing capital leases $175,116
See accompanying notes to financial statements.
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
NOTES TO FINANCIAL STATEMENTS
THREE YEARS ENDED DECEMBER 31, 2004
1. GENERAL
DSI Realty Income Fund VI, a California Limited Partnership (the
"Partnership"), has two general partners (DSI Properties, Inc. and
Diversified Investors Agency) and limited partners owning 23,753 limited
partnership units, which were purchased for $500 per unit. The general
partners have made no capital contributions to the Partnership and are not
required to make any capital contributions in the future. The Partnership
has a maximum life of 50 years and was formed on March 27, 1981 under the
California Uniform Limited Partnership Act for the primary purpose of
acquiring and operating real estate.
The Partnership owns seven mini-storage facilities located in Vallejo,
California; Arvada, Federal Heights and Colorado Springs, Colorado; Las
Vegas, Nevada and two in Santa Rosa, California. All facilities were
purchased from Dahn Corporation ("Dahn"). Dahn is not affiliated with the
Partnership. Dahn is affiliated with other partnerships in which DSI
Properties, Inc. is a general partner. The mini-storage facilities are
operated for the Partnership by Dahn under various agreements that are
subject to renewal annually. Under the terms of the agreements, the
Partnership is required to pay Dahn a property management fee equal to 6%
of gross revenue from operations, defined as the entire amount of
all receipts from the renting or leasing of storage compartments and
sale of locks.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Cash and Cash Equivalents - The Partnership classifies its short-term
investments purchased with an original maturity of three months or less as
cash equivalents.
Property and Depreciation - Property is recorded at cost and is composed
primarily of mini-storage facilities. Depreciation is provided for using
the straight-line method over an estimated useful life of 20 years for the
facilities. Building improvements are depreciated over a five year period.
Property under capital leases is amortized over the lives of the respective
leases or the estimated useful lives of the assets.
Income Taxes - No provision has been made for income taxes in the
accompanying financial statements. The taxable income or loss of the
Partnership is allocated to each partner in accordance with the terms of
the Agreement of Limited Partnership. Each partner's tax status, in turn,
determines the appropriate income tax for its allocated share of the
Partnership's taxable income or loss. The net difference between the basis
of the Partnership's assets and liabilities for federal income tax purposes
and as reported for financial statement purposes is $52,197.
Revenues - Rental revenue is recognized using the accrual method based
on contractual amounts provided for in the lease agreements, which
approximates recognition on a straight-line basis. The term of the lease
agreements is usually less than one year.
Net Income per Limited Partnership Unit - Net income per limited
partnership unit is computed by dividing net income allocated to the
limited partners by the weighted average number of limited partnership
units outstanding during each year.
Estimates - The preparation of financial statements in conformity with
accounting principles generally accepted in the United States of America
requires the Partnership to make estimates and assumptions that affect
the reported amounts of assets and liabilities and disclosure of contin-
gent 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.
Impairment of Long-Lived Assets - The Partnership regularly reviews long-
lived assets for impairment whenever events or changes in circumstances
indicate that the carrying amount of the asset may not be recoverable.
If the sum of the expected undiscounted future cash flow is less than the
carrying amount of the asset,the Partnership would recognize an impairment
loss to the extent the carrying value exceeded the fair value of the
property. No impairment losses were required in 2004, 2003, or 2002.
Fair Value of Financial Instruments - The Partnership's financial
instruments consist primarily of cash, receivables, accounts payable and
accrued liabilities. The carrying values of all financial instruments are
representative of their fair values due to their short-term maturities.
Concentrations of Credit Risk - Financial instruments that potentially
subject the Partnership to concentrations of credit risk consist primarily
of cash and cash equivalents and rent receivables. The Partnership places
its cash and cash equivalents with high credit quality institutions.
3. PROPERTY
The total cost of property and accumulated depreciation is as follows
as of December 31:
2004 2003
Land $ 1,759,000 $ 1,759,000
Buildings and improvements 8,631,339 8,618,136
----------- -----------
Total 10,390,339 10,377,136
Less accumulated depreciation (8,615,736) (8,607,547)
----------- ----------
Total $ 1,774,603 $ 1,769,589
Rental trucks under
capital leases 175,116
----------- -----------
Property - net $ 1,949,719 $ 1,769,589
=========== ===========
The rental trucks under capital leases were not placed into service
until January 2005 and therefore no depreciation expense was recorded
during 2004.
The Partnership leases certain vehicles under agreements that meet the
criteria for classification as capital leases which expire in 2008.
Future minimum lease payments under these capital leases at December 31,
2004 are summarized as follows:
2005 $45,000
2006 45,000
2007 45,000
2008 45,000
-------
Total future minimum payment obligations 180,000
Less interest portion 17,384
-------
Present value of net minimum lease payments $162,616
=======
4. ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE
MANAGEMENT FEE
Under the Agreement of Limited Partnership, the general partners are to be
allocated 1% of the net profits or losses from operations, and the
limited partners are to be allocated the balance of the net profits or loss
es from operations in proportion to their limited partnership interests.
The general partners are also entitled to receive a percentage, based
on a predetermined formula, of any cash distribution from the sale,
other disposition, or refinancing of the project.
In addition, the general partners are entitled to receive an incentive
management fee for supervising the operations of the Partnership. The
fee is to be paid in an amount equal to 9% per annum of the cash available
for distribution on a cumulative basis, calculated as cash generated from
operations less capital expenditures.
5. BUSINESS SEGMENT INFORMATION
The following disclosure about segment reporting of the Partnership is
made in accordance with the requirements of SFAS No. 131, Disclosures
about Segments of an Enterprise and Related Information. The Partnership
operates in a single segment; storage facility operations, under which
the Partnership rents its storage facilities to its customers on a need
basis and charges rent on a predetermined rate.
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
REAL ESTATE AND ACCUMULATED DEPRECIATION
- --------------------------------------------------------------------------------
Costs Capitalized
Initial Cost to Subsequent to Gross Amount at Which Carried
Partnership Acquisition at Close of Period
------------------- ----------------- -----------------------------
Buildings Buildings Date
and Improve- Carrying and Accum. of Date
Description Encumbrances Land Improvements ments Costs Land Improvements Total Deprec. Const. Acq. Life
MINI-U-STORAGE
Vallejo, CA None $258,000 $1,320,789 $39,210 $258,000 $1,359,999 $1,617,999 $1,357,740 11/81 06/81 20 Yrs
Santa Rosa, CA II None 190,000 865,608 28,231 190,000 893,839 1,083,839 892,884 08/81 08/81 20 Yrs
Arvada, CO None 305,000 1,759,608 61,098 305,000 1,820,706 2,125,706 1,818,067 12/83 06/82 20 Yrs
Las Vegas, NV None 247,000 1,111,359 33,250 247,000 1,144,609 1,391,609 1,143,633 11/83 07/82 20 Yrs
Santa Rosa, CA III None 157,000 715,122 23,323 157,000 738,445 895,445 737,656 10/83 12/82 20 Yrs
Federal Heights, CO None 260,000 1,013,972 29,358 260,000 1,043,330 1,303,330 1,039,086 10/83 03/83 20 Yrs
Colorado Springs, CO None 342,000 1,518,487 111,924 342,000 1,630,411 1,972,411 1,626,670 03/84 04/83 20 Yrs
-------- ---------- ------- -------- ---------- ---------- ----------
$1,759,000 $8,304,945 $326,394 $1,759,000 $8,631,339 $10,390,339 $8,615,736
========== ========== ======== ========== ========== =========== ==========
Real Estate Accumulated
at Cost Depreciation
Balance at January 1, 2002 $10,377,136 $8,057,387
Additions 393,610
----------- ----------
Balance at December 31, 2002 $10,377,136 $8,450,997
Additions 156,550
----------- ----------
Balance at December 31, 2003 $10,377,136 $8,607,547
Additions 13,203 8,189
----------- ----------
Balance at December 31, 2004 $10,390,339 $8,615,736
=========== ==========
EXHIBIT 2
March 14, 2005
ANNUAL REPORT TO LIMITED PARTNERS OF
DSI REALTY INCOME FUND VI
Dear Limited Partner:
This report contains the Partnership's balance sheets as of December 31,
2004 and 2003, and the related statements of income, changes in partners' equity
and cash flows for each of the three years ended December 31, 2004 accompanied
by an independent auditors' report. The Partnership owns seven mini-
storage facilities, including two in Santa Rosa, California. The
Partnership's properties were each purchased for all cash and funded solely from
subscriptions for limited partnership interests without the use of mortgage
financing.
Your attention is directed to the section entitled Management's Discussion
and Analysis of Financial Condition and Results of Operations for the General
Partners' discussion and analysis of the financial statements and operations of
the Partnership.
Average occupancy levels for each of the Partnership's six properties for
the years ended December 31, 2004 and December 31, 2003 were as follows:
Location of Property Average Occupancy Average Occupancy
Levels for the Levels for the
Year Ended Year Ended
Dec. 31, 2004 Dec. 31, 2003
Vallejo, California 81% 82%
Santa Rosa, California
(both stages) 80% 82%
Arvada, Colorado 79% 80%
Las Vegas, Nevada 85% 86%
Federal Heights, Colorado 79% 82%
Colorado Springs, Colorado 78% 83%
We will keep you informed of the activities of DSI Realty Income Fund VI as
they develop. If you have any questions, please contact us at your convenience
at (562) 493-3022. If you would like a copy of the Partnership's Annual Report
on Form 10-K for the year ended December 31, 2004, which was filed with the
Securities and Exchange Commission (which report includes the enclosed Financial
Statements), we will forward a copy of the report to you upon written request.
Very truly yours,
DSI REALTY INCOME FUND VI
By: DSI Properties, Inc.
By_______________________________
ROBERT J. CONWAY, President
CERTIFICATIONS
I, Robert J. Conway, certify that:
1. I have reviewed this annual report on Form 10-K of DSI Realty Income
Fund VI;
2. Based on my knowledge, this annual report does not contain any untrue
statement of a material fact or omit to state a material fact necessary
to make the statements made, in light of the circumstances under which
such statements were made, not misleading with respect to the period cover-
ed by this annual report.
3. Based on my knowledge, the financial statements, and other financial
information included in this annual report, fairly present in all material
respects the financial condition, results of operations and cash flows of
the registrant as of, and for, the periods presented in this annual report;
4. The registrant's other certifying officers and I are responsible for
establishing and maintaining disclosure controls and procedures (as defined
in Exchange Act Rules 13a-15e and 15d-15e) for the registrant and have:
a) designed such disclosure controls and procedures, or caused such
disclosure controls and procedures to be designed under our super-
vision, to ensure that material information relating to the registrant,
including its consolidated subsidiaries, is made known to us by others
within those entities, particularly during the period in which this
annual report is being prepared;
b) evaluated the effectiveness of the registrant's disclosure controls
and procedures and presented in this report our conclusions about the
effectiveness of the disclosure controls and procedures as of the end
of the period covered by this report based on such evaluation; and
c) disclosed in this report any change in the registrant's internal
control over financial reporting that occurred during the registrant's
most recent fiscal quarter (the registrant's fourth fiscal quarter in
the case of our annual report) that has materially affected, or is
reasonably likely to materially affect, the registrant's internal
control over financial reporting; and
5. The registrant's other certifying officers and I have disclosed, based
on our most recent evaluation of internal control over financial reporting,
to the registrant's auditors:
a) all significant deficiencies and material weaknesses in the design
or operation of internal control over financial reporting which are
reasonably likely to affect the registrant's ability to record, pro-
cess, summarize and report financial information; and
b) any fraud, whether or not material, that involves management or
other employees who have a significant role in the registrant's in-
ternal controls over financial reporting.
Date: March 14, 2005
Robert J. Conway
Chief Executive Officer
CERTIFICATIONS
I, Richard P. Conway, certify that:
1. I have reviewed this annual report on Form 10-K of DSI Realty Income
Fund VI;
2. Based on my knowledge, this annual report does not contain any untrue
statement of a material fact or omit to state a material fact necessary
to make the statements made, in light of the circumstances under which
such statements were made, not misleading with respect to the period cover-
ed by this annual report.
3. Based on my knowledge, the financial statements, and other financial
information included in this annual report, fairly present in all material
respects the financial condition, results of operations and cash flows of
the registrant as of, and for, the periods presented in this annual report;
4. The registrant's other certifying officers and I are responsible for
establishing and maintaining disclosure controls and procedures (as defined
in Exchange Act Rules 13a-15e and 15d-15e) for the registrant and have:
a) designed such disclosure controls and procedures, or caused such
disclosure controls and procedures to be designed under our super-
vision, to ensure that material information relating to the registrant,
including its consolidated subsidiaries, is made known to us by others
within those entities, particularly during the period in which this
annual report is being prepared;
b) evaluated the effectiveness of the registrant's disclosure controls
and procedures and presented in this report our conclusions about the
effectiveness of the disclosure controls and procedures as of the end
of the period covered by this report based on such evaluation; and
c) disclosed in this report any change in the registrant's internal
control over financial reporting that occurred during the registrant's
most recent fiscal quarter (the registrant's fourth fiscal quarter in
the case of our annual report) that has materially affected, or is
reasonably likely to materially affect, the registrant's internal
control over financial reporting; and
5. The registrant's other certifying officers and I have disclosed based
on our most recent evaluation of internal control over financial reporting,
to the registrant's auditors:
a) all significant deficiencies and material weaknesses in the design
or operation of internal control over financial reporting which are
reasonably likely to affect the registrant's ability to record, pro-
cess, summarize and report financial information; and
b) any fraud, whether or not material, that involves management or
other employees who have a significant role in the registrant's in-
ternal controls over financial reporting.
Date: March 14, 2005
Richard P. Conway
Vice President
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Annual Report of DSI Realty Income Fund VI (the
"Partnership") on Form 10-K for the period ending December 31, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:
(1) The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and
(2) The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations of the
Partnership.
Robert J. Conway
Chief Executive Officer
March 14, 2005
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Annual Report of DSI Realty Income Fund VI (the
"Partnership") on Form 10-K for the period ending December 31, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:
(1) The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and
(2) The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations of the
Partnership.
Richard P. Conway
Vice President
March 14, 2005