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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, 1996. 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
37O1 Long Beach Boulevard, Long Beach, California 9O8O7
(Address of principal executive offices) (Zip Code)
Registrants telephone number, including area code-(562)595-7711
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,
1996, incorporated by reference to Form 10-K, Part II.
Item 11. Registrant's Financial Statements for its fiscal year ended December
31, 1996, 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, 1996, 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 August 1, 1983. 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, 1996 and December 31, 1995 were as follows:
Location of Property Average Occupancy Average Occupancy
Level for the Year Level for the Year
Ended Dec. 31, 1996 Ended Dec. 31, 1995
Vallejo, California 85% 80%
Santa Rosa, California
(both properties) 85% 91%
Arvada, Colorado 80% 83%
Las Vegas, Nevada 84% 89%
Federal Heights, Colorado 87% 86%
Colorado Springs, Colorado 86% 82%
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, 1996 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, 1996 had 831
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 $15.00 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 1996 and
$14.37 per Limited Partnership Unit for the year ended December 31, 1995. 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, 1996, 1995, 1994, 1993, and 1992
- --------------------------------------------------------------------------------
1996 1995 1994 1993 1992
---- ---- ---- ---- ----
REVENUES $2,522,074 $2,513,723 $2,410,812 $2,218,414 $1,965,275
COSTS AND
EXPENSES 1,476,606 1,406,458 1,329,740 1,256,159 1,212,087
---------- ---------- ---------- ---------- ----------
NET
INCOME $1,045,468 $1,107,265 $1,081,072 $ 962,255 $ 753,188
========== ========== ========== ========== ==========
TOTAL
ASSETS $4,903,842 $5,285,147 $5,565,612 $5,842,854 $6,261,578
========== ========== ========== ========== ==========
NET CASH
PROVIDED BY
OPERATING
ACTIVITIES
$1,492,765 $1,522,244 $1,487,138 $ 955,785 $ 971,655
========== ========== ========== ========== ==========
CASH
DISTRIBUTIONS
PER $500
LIMITED
PARTNERSHIP
UNIT $ 60.00 $ 57.50 $ 57.50 $ 40.00 $ 40.00
========== ========== ========== ========== ==========
NET INCOME
PER LIMITED
PARTNERSHIP
UNIT $ 43.57 $ 46.15 $ 45.06 $ 40.11 $ 31.39
========== ========== ========== ========== ==========
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS.
RESULTS OF OPERATIONS
1996 COMPARED TO 1995
Total revenues increased from $2,513,723 in 1995 to $2,522,074 in 1996,
while total expenses increased from $1,406,458 to $1,476,606 resulting in a
decrease in net income from $1,107,265 to $1,045,468. Rental revenues remained
relatively constant as average occupancy remained at 85% for the Partnership's
seven mini-storage facilities in 1996 as compared to 1995. The Partnership is
continuing its marketing efforts to attract and keep new tenants in its various
mini-storage facilities. The increase in operating expenses of approximately
$69,600 (11.6%) was due primarily to increases in yellow pages advertising
costs, real estate tax expense and salaries and wages partially offset by a
decrease in office expenses. General and administrative expenses increased
slightly as a result of some relatively insignificant fluctuations in various
expense accounts. The General Partners' incentive management fee available
for distribution on which this fee is based.
1995 COMPARED TO 1994
Total revenues increased from $2,410,812 in 1994 to $2,513,723 in 1995,
while total expenses increased from $1,329,740 to $1,406,458 resulting in an
increase in net income from $1,081,072 to $1,107,265. The approximate $97,000
(4%) increase in rental revenues can be attributed to higher unit rental rates
as average occupancy decreased from 88% to 85% for the Partnership's seven
mini-storage facilities in both 1995 and 1994. The increase in operating
expenses of approximately $29,000 (5.1%) was due primarily to increases in
salaries and wages, maintenance and repair costs and workers' office expenses
partially offset by a decrease in yellow page advertising costs. General and
administrative expenses increased by approximately $27,000 (13.5%) primarily
due to higher property management fees partially offset by lower professional
fees. Property management fees, which are based on revenue, increased due to
the increase in rental income and an increase in these fees from 5% to 6% of
rental income. The General Partners' incentive management fee remained
constant.
LIQUIDITY AND CAPITAL RESOURCES
Net cash provided by operating activities decreased by approximately
$29,000 (1.9%) in 1996 compared to 1995 primarily due to the decrease in
net income partially offset by any increase in customer deposits and other
liabilities. Net cash provided by operating activities increased by
approximately $35,000 (2.4%) in 1995 compared to 1994 primarily due to the
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. Effective with
the third quarter 1994 distribution, the General Partners decided to increase
distributions to an amount which yields an annualized return of 9% of limited
partners' capital contributions from the previous 8% level. In addition,
special distributions of 3%, 2.5% and 3% were declared and paid on December 15,
1996, 1995 and 1994 respectively. These actions were the result of the
Partnership's increased cash flow from the operations of its properties.
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. The Partnership has no material commitments for capital
expenditures.
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's resources appear to be adequate to
meet its needs for the next twelve months.
The General Partners are not aware of any environmental problems which
could have a material adverse effect upon the financial position of the
Partnership.
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.
Item 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
ACCOUNTING AND FINANCIAL DISCLOSURE.
None.
PART III
Item 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT'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, 1996, Messrs. Robert J. Conway and Joseph
W. Conway, each of whom own approximately 45.43% 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 63 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 67 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 73 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, 1996, 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, 1996, 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, 1996 attached hereto as Exhibit l and incorporated herein by this
reference.
PART IV
Item 14 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, 1996, 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, 1996.
(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 28, 1997
ROBERT J. CONWAY, President
(Chief Executive Officer, Chief
Financial Officer, and Director)
By____________________________ Dated: March 28, 1997
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 28, 1997
ROBERT J. CONWAY, President,
Chief Executive Officer, Chief
Financial Officer, and Director
By___________________________ Dated: March 28, 1997
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, 1996, 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, 1996
- --------------------------------------------------------------------------------
1996 1995 1994 1993 1992
REVENUES $2,522,074 $2,513,723 $2,410,812 $2,218,414 $1,965,275
COSTS AND EXPENSES 1,476,606 1,406,458 1,329,740 1,256,159 1,212,087
---------- ---------- ---------- ---------- ----------
NET INCOME $1,045,468 $1,107,265 $1,081,072 $ 962,255 $ 753,188
========== ========== ========== ========== ==========
TOTAL ASSETS $4,903,842 $5,285,147 $5,565,612 $5,842,854 $6,261,578
========== ========== ========== ========== ==========
NET CASH PROVIDED BY
OPERATING ACTIVITIES $1,492,765 $1,522,244 1,487,138 $ 955,785 $ 971,655
========== ========== ========== ========== ==========
CASH DISTRIBUTIONS
PER $500 LIMITED
PARTNERSHIP UNIT $ 60.00 $ 57.50 $ 57.50 $ 40.00 $ 40.00
========== ========== ========== ========== ==========
NET INCOME PER
LIMITED
PARTNERSHIP UNIT $ 43.57 $ 46.15 $ 45.06 $ 40.11 $ 31.39
========== ========== ========== ========== ==========
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, 1996.
Operating Partners'
Results Equity
Per financial statements $ 1,045,468 $ 4,526,901
Excess tax depreciation (89,780) (2,005,706)
Accrued property taxes (88,000)
Deferred rental revenues 10,164 71,946
Accrued incentive management fees (16,219)
Acquisition costs capitalized for tax purposes 134,382
Accrued distributions to partners 269,920
Other (1,994)
----------- -----------
Per Partnership income tax return $ 965,852 $ 2,891,230
=========== ===========
Taxable income per $500 limited
partnership unit $ 40.66
===========
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE
Page
FINANCIAL STATEMENTS:
Independent Auditors' Report F-1
Balance Sheets at December 31, 1996 and 1995 F-2
Statements of Income for the Three
Years Ended December 31, 1996 F-3
Statements of Changes in Partners' Equity for
the Three Years Ended December 31, 1996 F-4
Statements of Cash Flows for the Three Years
Ended December 31, 1996 F-5
Notes to Financial Statements F-6
SUPPLEMENTAL SCHEDULE:
Independent Auditors' Report F-8
Schedule XI - 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.
INDEPENDENT AUDITORS' REPORT
To the Partners of
DSI Realty Income Fund VI:
We have audited the accompanying balance sheets of DSI Realty Income Fund VI, a
California Real Estate Limited Partnership (the "Partnership") as of December
31, 1996 and 1995, and the related statements of income, changes in partners'
equity, and cash flows for each of the three years in the period ended December
31, 1996. These financial statements are the responsibility of the Partnership's
management. Our responsibility is to express an opinion on these financial
statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such financial statements present fairly, in all material
respects, the financial position of DSI Realty Income Fund VI at 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.
January 31, 1997
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
BALANCE SHEETS
DECEMBER 31, 1996 AND 1995
- --------------------------------------------------------------------------------
ASSETS 1996 1995
CASH AND CASH EQUIVALENTS $ 560,121 $ 506,933
PROPERTY, At cost (net of accumulated
depreciation of $5,853,319
in 1996 and $5,418,826 in 1995)
(Notes 1, 2 and 3) 4,305,379 4,739,872
OTHER ASSETS 38,342 38,342
----------- -----------
TOTAL $ 4,903,842 $ 5,285,147
=========== ===========
LIABILITIES AND PARTNERS' EQUITY
LIABILITIES:
Distribution due partners $ 269,920 $ 269,920
Incentive management fee payable to
general partners (Note 4) 3,775
Property management fees payable (Note 1) 12,082 12,413
Customer deposits and other liabilities 94,939 78,029
----------- -----------
Total liabilities 376,941 364,137
----------- -----------
PARTNERS' EQUITY (Notes 1 and 4):
General partners (48,017) (44,075)
Limited partners (23,753 limited
partnership units outstanding
at December 31, 1996 and 1995) 4,574,918 4,965,085
------------ -----------
Total partners' equity 4,526,901 4,921,010
------------ -----------
TOTAL $ 4,903,842 $ 5,285,147
============ ===========
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, 1996
- --------------------------------------------------------------------------------
1996 1995 1994
REVENUES:
Rental revenues $2,502,484 $2,496,840 $2,399,645
Interest income 19,590 16,883 11,167
---------- ---------- ---------
Total revenues 2,522,074 2,513,723 2,410,812
---------- ---------- ----------
EXPENSES:
Depreciation (Note 2) 434,493 434,494 414,792
Operating expenses (Note 1) 668,541 598,905 569,588
General and administrative 230,369 226,667 199,351
General partners' incentive
management fee (Note 4) 143,203 146,392 146,009
---------- ---------- ----------
Total expenses 1,476,606 1,406,458 1,329,740
---------- ---------- ----------
NET INCOME $1,045,468 $1,107,265 $1,081,072
========== ========== ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
Limited partners $1,035,013 $1,096,192 $1,070,261
General partners 10,455 11,073 10,811
---------- ---------- ----------
TOTAL $1,045,468 $1,107,265 $1,081,072
========== ========== ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4) $ 43.57 $ 46.15 $ 45.06
========== ========== ==========
See accompanying notes to financial statements.
DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
STATEMENTS OF CHANGES IN PARTNERS' EQUITY
THREE YEARS ENDED DECEMBER 31, 1996
- --------------------------------------------------------------------------------
General Limited
Partners Partners Total
BALANCE AT JANUARY 1, 1994 ($38,367) 5,530,231 5,491,864
Net income 10,811 1,070,261 1,081,072
Distributions (13,796) (1,365,798) (1,379,594)
------- ---------- -----------
BALANCE AT DECEMBER 31, 1994 (41,352) 5,234,694 5,193,342
Net income 11,073 1,096,192 1,107,265
Distributions (13,796) (1,365,801) (1,379,597)
------- ----------- -----------
BALANCE AT DECEMBER 31, 1995 ($44,075) $ 4,965,085 $ 4,921,010
Net income 10,455 1,035,013 1,045,468
Distributions (14,397) (1,425,180) (1,439,577)
------- ----------- -----------
BALANCE AT DECEMBER 31,1996 $(48,017) $ 4,574,918 $ 4,526,901
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, 1996
- --------------------------------------------------------------------------------
1996 1995 1994
CASH FLOWS FROM OPERATING ACTIVITIES:
Cash received from customers $ 2,502,484 $ 2,485,458 $ 2,399,645
Cash paid to suppliers and employees (1,029,309) (980,097) (923,674)
Interest received 19,590 16,883 11,167
----------- ----------- ----------
Net cash provided by operating
activities 1,492,765 1,522,244 1,487,138
CASH FLOWS FROM FINANCING ACTIVITIES -
Distributions to partners (1,439,577) (1,379,597) (1,349,603)
CASH FLOWS FROM INVESTING ACTIVITIES -
Additions to property (42,964) (27,159)
----------- ----------- ------------
NET INCREASE (DECREASE) IN CASH AND
CASH EQUIVALENTS 53,188 99,683 110,376
CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR 506,933 407,250 296,874
----------- ----------- ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR $ 560,121 $ 506,933 $ 407,250
=========== =========== ============
RECONCILIATION OF NET INCOME TO NET
CASH PROVIDED BY OPERATING ACTIVITIES:
Net income $ 1,045,468 $ 1,107,265 $ 1,081,072
Adjustments to reconcile net income
to net cash provided by operating
activities:
Depreciation 434,493 434,494 414,792
Changes in assets and liabilities:
Other assets (11,382) (15)
Incentive management fee payable to
general partners (3,775) (1,486) (15,760)
Property management fees payable (331) 3,777 626
Customer deposits and other
liabilities 16,910 (10,424) 6,423
----------- ----------- ------------
NET CASH PROVIDED BY OPERATING
ACTIVITIES $ 1,492,765 $ 1,522,244 $ 1,487,138
=========== =========== ============
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, 1996
1. GENERAL
DSI Realty Income Fund VI, a California Real Estate 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 a unit. The general
partners have made no capital contribution to the Partnership and are not
required to make any capital contribution 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 which 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, as defined.
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 comprised
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.
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 taxable income or loss. The net difference between the bases
of the Partnership's assets and liabilities for federal income tax purposes
and as reported for financial statement purposes is $1,635,671.
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 (23,753 in 1996, 1995 and 1994).
Estimates - The preparation of financial statements in conformity with
generally accepted accounting principles requires the Partnership 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.
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 future cash flow is less than the carrying
amount of the asset, the Partnership recognizes an impairment. As of
December 31, 1996, no impairment losses were recognized.
3. PROPERTY
At December 31, 1996 and 1995, the total cost of property and accumulated
depreciation are as follows:
1996 1995
Land $ 1,759,000 $ 1,759,000
Buildings and improvements 8,399,698 8,399,698
----------- -----------
Total 10,158,698 10,158,698
Less accumulated depreciation (5,853,319) (5,418,826)
----------- ----------
Property, net $ 4,305,379 $ 4,739,872
=========== ===========
4. ALLOCATION OF PROFITS AND LOSSES
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 losses 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, 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.
INDEPENDENT AUDITORS' REPORT
To the Partners of
DSI Realty Income Fund VI:
We have audited the financial statements of DSI Realty Income Fund VI (the
"Partnership") as of December 31, 1996 and 1995, and for each of the three years
in the period ended December 31, 1996, and have issued our report thereon dated
January 31, 1997; such report is included elsewhere in this Form 10-K. Our
audits also included the financial statements schedule of DSI Realty Income Fund
VI, listed in Item 14. This financial statement schedule is the responsibility
of the Partnership's management. Our responsibility is to express an opinion
based on our audits. In our opinion, such financial statements 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.
January 31, 1997
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 $22,238 $258,000 $1,340,732 $1,598,732 $1,007,533 11/81 06/81 20 Yrs
Santa Rosa, CA II None 190,000 759,346 1,220 190,000 760,566 950,566 543,104 08/81 08/81 20 Yrs
Avada, CO None 305,000 1,759,608 35,242 305,000 1,797,145 2,102,145 1,245,866 12/83 06/82 20 Yrs
Las Vegas, NV None 247,000 1,111,359 13,948 247,000 1,125,307 1,372,307 792,923 11/83 07/82 20 Yrs
Santa Rosa, CA III None 157,000 802,078 10,359 157,000 812,437 969,437 573,665 10/83 12/82 20 Yrs
Federal Heights, CO None 260,000 1,013,994 4,926 260,000 1,018,920 1,278,920 675,221 10/83 03/83 20 Yrs
Colorado Springs, CO None 342,000 1,518,487 26,104 342,000 1,544,591 1,886,591 1,015,007 03/84 04/83 20 Yrs
-------- ---------- ------- -------- ---------- ---------- ----------
$1,759,000 $8,285,661 $114,037 $1,759,000 $8,399,698 $10,158,698 $5,853,319
========== ========== ======== ========== ========== =========== ==========
Real Estate Accumulated
at Cost Depreciation
Balance at January 1, 1994 $10,088,575 $4,569,540
Additions 27,159 414,792
----------- ----------
Balance at December 31, 1994 10,115,734 4,984,332
Additions 42,964 434,494
----------- ----------
Balance at December 31, 1995 10,158,698 5,418,826
Additions 434,493
----------- ----------
Balance at December 31, 1996 $10,158,698 $5,853,319
=========== ==========
The total cost at the end of the period for Federal income tax purposes was
approximately $10,250,000.
EXHIBIT 2
March 28, 1997
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,
1996 and 1995, and the related statements of income, changes in partners' equity
and cash flows for each of the three years in the period ended December 31, 1996
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, 1996 and December 31, 1995 were as follows:
Location of Property Average Occupancy Average Occupancy
Levels for the Levels for the
Year Ended Year Ended
Dec. 31, 1996 Dec. 31, 1995
Vallejo, California 85% 80%
Santa Rosa, California
both stages) 85% 91%
Arvada, California 80% 83%
Las Vegas, Nevada 84% 89%
Federal Heights, Colorado 87% 86%
Colorado Springs, Colorado 88% 82%
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) 424-2655. If you would like a copy of the Partnership's Annual Report
on Form 10-K for the year ended December 31, 1996, 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