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UNITED STATES
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 Quarterly Period Ended September 30, 2003

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 #0-21606

InLand Capital Fund, L.P.
(Exact name of registrant as specified in its charter)

 

Delaware

#36-3767977

(State or other jurisdiction

(I.R.S. Employer Identification Number)

of incorporation or organization)

 

2901 Butterfield Road, Oak Brook, Illinois

60523

(Address of principal executive office)

(Zip Code)

Registrant's telephone number, including area code:  630-218-8000

_______________N/A_______________
(Former name, former address and former fiscal
year, if changed since last report)

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

Indicate by a checkmark whether the registrant is an accelerated filer (as defined in Securities Exchange Act Rule 12b-2)    Yes     No  X 

-1-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Balance Sheets

September 30, 2003 and December 31, 2002
(unaudited)

Assets

   

2003

2002

Current assets:

     

  Cash and cash equivalents

$

9,040,475

1,284,069

  Accrued interest and other receivables (net of allowance for
    doubtful accounts of $62,289 at September 30, 2003 and
    December 31, 2002) (Note 5)

 

204,568

102,154

  Current portion of mortgage loans receivable (net of allowance for
    doubtful accounts of $90,000 at September 30, 2003 and
    December 31, 2002) (Note 5)

 

71,135

-    

  Other current assets

 

          4,680

           -    

       

Total current assets

 

     9,320,858

      1,386,223

       

Other assets

 

3,074

3,074

Mortgage loan receivable, less current portion (Note 5)

 

891,249

1,366,547

Investment properties and improvements (including acquisition fees paid   to Affiliates of $630,226 and $775,673 at September 30, 2003 and   December 31, 2002, respectively) (Note 3)

 

    15,390,702

    18,283,928

       

Total assets

$

    25,605,883

    21,039,772


















See accompanying notes to financial statements.

-2-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Balance Sheets
(continued)

September 30, 2003 and December 31, 2002
(unaudited)

Liabilities and Partners' Capital

   

2003

2002

Current liabilities:

     

  Accounts payable

$

5,136 

15,131 

  Accrued real estate taxes

 

40,974 

42,873 

  Due to Affiliates (Note 2)

 

26,362 

12,228 

  Unearned income

 

        76,436 

        77,275 

       

Total current liabilities

 

       148,908 

       147,507 

       

Deferred gain on sale (Note 5)

 

534,718 

753,648 

       

Partners' capital:

     

  General Partner:

     

    Capital contribution

 

500 

500 

    Cumulative cash distributions

 

(846,759)

(846,759)

    Cumulative net income

 

       858,247 

       858,822 

       
   

        11,988 

        12,563 

       

  Limited Partners:

     

    Units of $1,000. Authorized 60,000 Units, 32,337 and 32,337       outstanding at September 30, 2003 and December 31, 2002 ,
      respectively (net of offering costs of $4,466,765, of which
      $3,488,574 was paid to Affiliates)

 

27,876,265 

27,876,265 

    Cumulative cash distributions

 

(21,489,004)

(21,489,004)

    Cumulative net income

 

    18,523,008 

    13,738,793 

       
   

    24,910,269 

    20,126,054 

       

Total Partners' capital

 

    24,922,257 

    20,138,617 

       

Total liabilities and Partners' capital

$

    25,605,883 

    21,039,772 





See accompanying notes to financial statements.

-3-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Statements of Operations

For the three and nine months ended September 30, 2003 and 2002
(unaudited)

   

Three months

Three months

Nine months

Nine months

   

ended

ended

ended

ended

   

September 30,     2003    

September 30,     2002    

September 30,     2003    

September 30,     2002    

Income:

         

  Sale of investment property
    (Notes 1 and 3)

$

6,553,366

6,275,317

7,877,469

7,042,903

  Recognition of deferred gain on     sale of investments in land and     improvements

 

137,732

24,351

218,930

622,224

  Rental income (Note 4)

 

43,955

52,200

130,432

165,322

  Interest income

 

25,569

43,577

74,333

128,050

  Other income

 

            35

        9,739

        3,535

        9,798

           
   

    6,760,657

    6,405,184

    8,304,699

    7,968,297

           

Expenses:

         

  Cost of investment property sold

 

2,052,487

1,926,496

3,255,302

2,337,269

  Professional services to Affiliates

 

6,360

5,794

19,474

22,897

  Professional services to non-    affiliates

 

3,932

3,000

32,607

30,472

  General and administrative     expenses to Affiliates

 

2,451

2,839

13,756

13,800

  General and administrative     expenses to non-affiliates

 

5,035

12,176

53,658

27,650

  Marketing expenses to Affiliates

 

3,968

4,567

9,618

11,318

  Marketing expenses to non-    affiliates

 

13,579

31,197

35,517

109,027

  Land operating expenses to     Affiliates

 

7,596

9,033

26,068

30,328

  Land operating expenses to non-    affiliates

 

25,819

22,794

75,059

63,403

  Bad debt expense

 

          -    

      106,489

          -    

      106,489

           
   

    2,121,227

    2,124,385

    3,521,059

    2,752,653

           

Net income

$

    4,639,430

    4,280,799

    4,783,640

    5,215,644




See accompanying notes to financial statements.

-4-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Statements of Operations
(continued)

For the three and nine months ended September 30, 2003 and 2002
(unaudited)



   

Three months

Three months

Nine months

Nine months

   

ended

ended

ended

ended

   

September 30,

September 30,

September 30,

September 30,

   

    2003    

    2002    

    2003    

    2002    

           

Net income (loss) allocated to:

         

  General Partner

$

8

(916)

(575)

(1,114)

  Limited Partners

 

    4,639,422

    4,281,715 

    4,784,215 

    5,216,758 

           

Net income (loss)

$

    4,639,430

    4,280,799 

    4,783,640 

    5,215,644 

           

Net income allocated to the one   General Partner Unit

$

             8

         (916)

          (575)

        (1,114)

           

Net income per Unit allocated to   Limited Partners per weighted   average Limited Partnership   Units of 32,337 for the three and   nine months ended September 30,   2003 and 2002

$

       143.47

        132.41

        147.95

         161.32

















See accompanying notes to financial statements.

-5-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Statements of Cash Flows

For the nine months ended September 30, 2003 and 2002
(unaudited)

   

2003

2002

Cash flows from operating activities:

     

  Net income

$

4,783,640 

5,215,644 

  Adjustments to reconcile net income to net cash
        used in operating activities:

     

    Gain on sale of investment properties

 

(4,622,167)

(4,705,634)

    Recognition of deferred gain

 

(218,930)

(622,224)

    Bad debt expense

 

-     

106,489 

    Changes in assets and liabilities:

     

      Accrued interest and other receivables

 

(102,414)

(169,575)

      Other current assets

 

(4,680)

2,936 

      Accounts payable

 

(9,995)

99 

      Accrued real estate taxes

 

(1,899)

(17,412)

      Due to Affiliates

 

14,134 

12,704 

      Unearned income

 

        (839)

     71,434 

       

Net cash used in operating activities

 

   (163,150)

   (105,539)

       

Cash flows from investing activities:

     

  Additions to investment properties

 

(362,076)

(331,508)

  Principle payments received

 

404,163 

1,135,261 

  Proceeds from sale of investment properties

 

  7,877,469 

  7,042,903 

       

Net cash provided by investing activities

 

  7,919,556 

  7,846,656 

       

Net increase in cash and cash equivalents

 

7,756,406 

7,741,117 

       

Cash and cash equivalents at beginning of period

 

  1,284,069 

     552,394 

       

Cash and cash equivalents at end of period

$

  9,040,475 

  8,293,511 









See accompanying notes to financial statements.

-6-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Notes to Financial Statements

September 30, 2003
(unaudited)

Readers of this Quarterly Report should refer to the Partnership's audited financial statements for the fiscal year ended December 31, 2002, which are included in the Partnership's 2002 Annual Report, as certain footnote disclosures which would substantially duplicate those contained in such audited financial statements have been omitted from this Report.

(1)  Organization and Basis of Accounting

InLand Capital Fund, L.P. (the "Partnership") was organized on June 21, 1991, pursuant to the Delaware Revised Uniform Limited Partnership Act. On December 13, 1991, the Partnership commenced an offering of 60,000 limited partnership units or units pursuant to a Registration Statement of Form S-11 under the Securities Act of 1933. The amended and restated limited partnership agreement (the "Partnership Agreement") provides for Inland Real Estate Investment Corporation to be the general partner. The offering terminated on August 23, 1993, after the Partnership had sold 32,399.28 units, at $1,000 per unit, resulting in $32,399,282 in gross offering proceeds, not including the general partner's capital contribution of $500. All of the holders of these units have been admitted as limited partners to the Partnership. The limited partners of the Partnership will share in their portion of benefits of ownership of the Partnership's real property investments according to the number of units hel d. As of September 30, 2003, the Partnership has repurchased and canceled a total of 62.17 units for $56,253 from various limited partners through the unit repurchase program. Under this program, limited partners may under certain circumstances have their units repurchased for an amount equal to their original capital as reduced by distributions from net sale proceeds.

The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates.

In the opinion of management, the financial statements contain all the adjustments necessary to present fairly the financial position and results of operations for the period presented herein. Results of interim periods are not necessarily indicative of results to be expected for the year.

On January 1, 2003, the Partnership adopted FASB Interpretation No. 45 ("FIN 45") "Guarantor's Accounting and Disclosure Requirements for Guarantees, Including Indirect Guarantees of Indebtedness to Others, an interpretation of FASB Statements No. 5, 57 and 107 and a rescission of FASB Interpretation No. 34. FIN 45 elaborates on the disclosures to be made by a guarantor in its interim and annual financial statements about its obligations under guarantees issued. FIN 45 also clarifies that a guarantor is required to recognize, at inception of a guarantee, a liability for the fair value of the obligation undertaken. The adoption of FIN 45 did not have a material effect on the Partnership's financial statements.

-7-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Notes to Financial Statements
(continued)

September 30, 2003
(unaudited)

In January 2003, FASB issued Interpretation No. 46 ("FIN 46") "Consolidation of Variable Interest Entities and Interpretation of Accounting Research Bulletin (ARB) No. 51". The primary objectives of FIN No. 46 are to provide guidance on the identification of entities for which control is achieved through means other than through voting rights (Variable Interest Entities) and how to determine when and which business enterprise should consolidate the Variable Interest Entity (the Primary Beneficiary). The consolidation provisions of FIN 46 apply immediately to variable interests in variable interest entities created after January 31, 2003. It applies in the first fiscal year or interim period beginning after June 15, 2003 to variable interest entities in which an enterprise that is a public company holds a variable interest that it acquired before February 1, 2003. Management of the Partnership does not anticipate that the provisions of FIN 46 will have a material impact on the Partne rship's financial condition and results of operations.

In May 2003, the FASB issued Statement No. 150 ("SFAS 150") "Accounting for Certain Financial Instruments with Characteristics of both Liabilities and Equity". This statement establishes standards for classifying and measuring certain financial instruments as liabilities that embody obligations of the issuer and have characteristics of both liabilities and equity. SFAS No. 150 is effective for all financial instruments created or modified after May 31, 2003, and otherwise is effective at the beginning of the first interim period beginning after June 15, 2003. Management of the Partnership does not anticipate that the provisions of SFAS No. 150 will have an impact on the Partnership's financial condition and results of operations.

(2)  Transactions with Affiliates

The general partner and its affiliates are entitled to reimbursement for salaries and expenses of employees of the general partner and its affiliates relating to the administration of the Partnership. Such costs are included in professional services and general and administrative expenses to affiliates, of which $8,157 and $3,205 was unpaid as of September 30, 2003 and December 31, 2002, respectively.

The general partner is entitled to receive asset management fees equal to one-quarter of 1% of the original cost to the Partnership of undeveloped land annually, limited to a cumulative total over the life of the Partnership of 2% of the land's original cost to the Partnership. Such fees of $26,068 and $30,328 have been incurred and are included in land operating expenses to affiliates for the nine months ended September 30, 2003 and 2002, respectively, of which $7,597 and $0 was unpaid as of September 30, 2003 and December 31, 2002, respectively.





- -8-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Notes to Financial Statements
(continued)

September 30, 2003
(unaudited)

An affiliate of the general partner performed sales marketing and advertising services for the Partnership and was reimbursed (as set forth under terms of the Partnership Agreement) for direct costs. Such costs of $9,618 and $11,318 have been incurred and are included in marketing expenses to affiliates for the nine months ended September 30, 2003 and 2002, respectively, all of which was paid as of September 30, 2003 and December 31, 2002.

An affiliate of the general partner performed property upgrades, rezoning, annexation and other activities to prepare the Partnership's land investments for sale and was reimbursed (as set forth under terms of the Partnership Agreement) for salaries and direct costs. The affiliate did not recognize any profit on any project. Such costs are included in investment properties, of which $10,608 and $9,023 was unpaid at September 30, 2003 and December 31, 2002, respectively.




























- -9-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Notes to Financial Statements
(continued)

(3)  Investment Properties

             Initial Costs            

Parcel

Illinois

Gross Acres Purchased

Purchase/Sales

Original

Acquisition

Total

Costs Capitalized Subsequent to

Costs of Property

Total Remaining Costs of Parcels

Current Year Gain On Sale

#

County

/(Sold)

Date

Costs

Costs

Costs

Acquisition

Sold

at 09/30/03

Recognized

1

Kendall

108.8960 

07/22/92

$   707,566

57,926

765,492

186,333

951,825

-    

140,855

   

(108.8960)

01/11/02

             
                     

2

McHenry

201.0000 

11/09/93

2,020,314

122,145

2,142,459

2,503,869

1,548,438

3,097,890

-    

   

(7.7420)

08/02/95

             
   

(8.6806)

Var 1997

             
   

(1.9290)

Var 1998

             
   

(13.5030)

Var 1999

             
   

(3.6400)

11/29/01

             
   

(10.16)

Var 2002

             
                     

3

Will

34.0474 

03/04/94

1,235,830

88,092

1,323,922

37,857

1,361,779

-    

-    

   

(34.0474)

02/04/99

             
                     

4

Will

86.9195 

03/30/94

1,778,820

143,817

1,922,637

405,555

948,389

1,379,803

-    

   

(2.3050)

Var 1997

             
   

(3.3600)

Var 1998

             
   

(1.0331)

08/19/99

             
   

(60.1000)

Var 2001

             
                     

5

LaSalle

190.9600 

04/01/94

532,000

18,145

550,145

69,391

619,536

-    

-    

   

(2.0600)

04/08/98

             
   

(188.9000)

10/07/99

             
                     

6

DeKalb

59.0800 

05/11/94

670,207

58,373

728,580

486,869

1,215,449

-    

-    

   

(4.9233)

Apr 1998

             
   

(54.1567)

07/23/98

             
                     

7

Kendall

200.8210 

07/28/94

1,506,158

82,999

1,589,157

403,574

1,671,539

321,192

3,373,203

   

(168.1740)

09/18/03

             
                     

8

Kendall

133.0000 

08/17/94

1,300,000

106,949

1,406,949

20,202

-    

1,427,151

-    

                     

9

LaSalle

335.9600 

08/30/94

993,441

79,329

1,072,770

130,045

1,202,815

-    

121,288

   

(335.9600)

04/18/03

             

-10-


INLAND CAPITAL FUND, L.P.,
(a limited partnership)

Notes to Financial Statements
(continued)

(3)  Investment Properties (continued)

Initial Costs

Parcel

Illinois

Gross Acres Purchased

Purchase/Sales

Original

Acquisition

Total

Costs Capitalized Subsequent to

Costs of Property

Total Remaining Costs of Parcels

Current Year Gain On Sale

#

County

/(Sold)

Date

Costs

Costs

Costs

Acquisition

Sold

at 09/30/03

Recognized

                     

10

Kendall

223.7470 

09/16/94

$ 2,693,025

205,660

2,898,685

344,264

1,750,485

1,492,464

-    

   

(2.9770)

11/03/99

             
   

(127.4000)

08/14/02

             
                     

10A(a)

Kendall

7.0390 

09/16/94

206,975

15,806

222,781

1,327

224,108

-    

-    

   

(7.0390)

04/21/95

             
                     

11

Kane

123.0000 

09/26/94

1,353,000

75,551

1,428,551

17,466

1,446,017

-    

-    

   

(123.000)

11/30/00

             
                     

12

Kendall

110.2530 

09/28/94

600,001

51,220

651,221

157,198

808,419

-    

1,205,751

   

(59.9050)

04/16/01

             
   

(50.3480)

09/18/03

             
                     

13

LaSalle

352.7390 

10/06/94

1,032,666

91,117

1,123,783

22,723

1,146,506

-    

-    

 

(10.0000)

07/27/98

             
 

(342.7390)

08/31/98

             
                     

14

Kendall

134.7760 

10/26/94

1,000,000

81,674

1,081,674

22,685

85,960

1,018,399

-    

 

(10.6430)

05/21/99

             
                     

15

McHenry

169.5400 

10/31/94

2,900,000

79,196

2,979,196

323,134

-    

3,302,330

-    

                     

16

McHenry

207.0754 

11/30/94

1,760,256

101,388

1,861,644

306,223

-    

2,167,867

-    

                     

17

LaSalle

236.4400 

12/07/94

1,060,286

74,735

1,135,021

48,585

-    

1,183,606

-    

                     

18

Kendall

386.9900 

11/02/95

             
 

(386.9900)

08/31/98

     934,993

     126,329

    1,061,322

               501

          1,061,823

            -    

          -    

                     
 

Total

$24,285,538

1,660,451

25,945,989

5,487,801

16,043,088

15,390,702

4,841,097

-11-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Notes to Financial Statements
(continued)

September 30, 2003
(unaudited)

(3) Investment Properties (continued)

  1. Included in the purchase of Parcel 10 was a house and several outbuildings, located on approximately seven acres, which was sold in April 1995.
  2. Reconciliation of investment properties and improvements owned:

   

September 30,

December 31,

   

    2003   

     2002     

       

  Balance at January 1,

$

18,283,928 

20,990,019 

  Additions during period

 

362,076 

368,003 

  Sales during period

 

    (3,255,302)

    (3,074,094)

       

  Balance at end of period

$

    15,390,702 

    18,283,928 

 

 

(4) Farm Rental Income

The Partnership has determined that all leases relating to the farm parcels are operating leases. Accordingly, rental income is reported when earned.

As of September 30, 2003, the Partnership had farm leases of generally one year in duration, for approximately 1,046 acres of the approximately 1,162 acres owned.












- -12-


INLAND CAPITAL FUND, L.P.
(a limited partnership)

Notes to Financial Statements
(continued)

September 30, 2003
(unaudited)

(5) Mortgage Loans Receivable

Mortgage loans receivable are the result of sales of parcels, in whole or in part. The Partnership has recorded a deferred gain on these sales. The deferred gain will be recognized over the life of the related mortgage loan receivable as principal payments are received. At September 30, 2003, the fair market value of the mortgage loans receivable approximated their carrying value.

     

Principal Balance

Principal Balance

Accrued Interest Receivable

Deferred Gain

Parcel

Maturity

Interest Rate

09/30/03

12/31/02

09/30/03

09/30/03

             

1

12/31/04

7.50%

$    891,249 

1,143,172

159,240

498,315

             

12

03/31/04

9.00%

    161,135 

    313,375

     62,289

     36,403

             
     

  1,052,384 

1,456,547

221,529

534,718

             

Less allowances for doubtful accounts

90,000

      90,000

      62,289

        -    

         
 

$    962,384

   1,366,547

    159,240

     534,718


















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

Certain statements in this "Management's Discussion and Analysis of Financial Condition and Results of Operations" and elsewhere in this quarterly report on Form 10-Q constitute "forward-looking statements" within the meaning of the Federal Private Securities Litigation Reform Act of 1995. These forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the Partnership's actual results, performance, or achievements to be materially different from any future results, performance, or achievements expressed or implied by these forward-looking statements. These factors include, among other things, the ability to obtain annexation and zoning approvals required to develop our properties; the approval of local governing bodies to develop our properties; successful lobbying of local "no growth" or limited development homeowner groups; adverse changes in real estate, financing and general economic or local conditions; eminent domain proceedings; changes in the envi ronmental conditions or changes in the environmental positions of governmental bodies; and potential conflicts of interest between us and our affiliates, including our general partner.

 

Critical Accounting Policies


On December 12, 2001, the Securities and Exchange Commission issued Financial Reporting Release ("FRR") No. 60 "Cautionary Advice Regarding Disclosure About Critical Accounting Policies." A critical accounting policy is one that would materially effect our operations or financial condition, and requires management to make estimates or judgments in certain circumstances. We believe that our most critical accounting policies relate to how we value our investment properties and mortgage loans receivable and revenue recognition. These judgments often result from the need to make estimates about the effect of matters that are inherently uncertain. The purpose of the FRR is to provide stockholders with an understanding of how management forms these policies. Critical accounting policies discussed in this section are not to be confused with accounting principles and methods disclosed in accordance with accounting principles generally accepted in the United States of America ("GAAP"). GAAP requires information in financial statements about accounting principles, methods used and disclosures pertaining to significant estimates. The following disclosure discusses judgments known to management pertaining to trends, events or uncertainties known which were taken into consideration upon the application of those policies and the likelihood that materially different amounts would be reported upon taking into consideration different conditions and assumptions.

Valuation of Investment Properties - On a quarterly basis, in accordance with Statement of Financial Accounting Standards No. 144, we conduct an impairment analysis to ensure that the carrying value of each property does not exceed its estimated fair value. If this were to occur, we would be required to record an impairment loss equal to the excess of carrying value over fair value.


In determining the value of an investment property and whether the property is impaired, management considers several factors such as projected capital expenditures and sales prices. The aforementioned factors are considered by management in determining the value of any particular property. The value of any particular property is sensitive to the actual results of any of these uncertain factors, either individually or taken as a whole. Should the actual results differ from management's judgment, the valuation could be negatively or positively affected.


The valuation and possible subsequent impairment of investment properties is a significant estimate that can and does change based on management's continuous process of analyzing each property.

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Cost Allocation - We use the area method of cost allocation, which approximates the relative sales method of cost allocation, whereby a per acre price is used as the standard allocation method for land purchases and sales. The total cost of the parcel is divided by the total number of acres to arrive at a per acre price.

Valuation Mortgage Loans Receivable - On a quarterly basis, in accordance with Statement of Financial Accounting Standards No. 144, we conduct an impairment analysis to ensure that the carrying value of each mortgage loan receivable does not exceed its estimated fair value. If this were to occur, we would be required to record an impairment loss equal to the excess of carrying value over fair value.

In determining the value of mortgage loans receivable, management considers projected sales proceeds available and expenses related to the property associated with the mortgage. Should the actual results differ from management's judgment, the valuation could be negatively or positively affected.

The valuation and possible subsequent allowance for doubtful accounts is a significant estimate that can and does change based on management's continuous process of analyzing each mortgage loan receivable.

Revenue Recognition - We recognize income from the sale of land parcels in accordance with Statement of Financial Accounting Standards No. 66, "Accounting for Sales of Real Estate".

Liquidity and Capital Resources

On December 13, 1991, we commenced an offering of 60,000 limited partnership units or units at $1,000 per unit, pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933. The offering terminated on August 23, 1993, after we had sold 32,399.28 units, at $1,000 per unit, resulting in $32,399,282 in gross offering proceeds, not including the general partner's capital contribution of $500. All of the holders of these units have been admitted as limited partners to our partnership. Our limited partners share in their portion of benefits of ownership of our real property investments according to the number of units held. As of September 30, 2003, we repurchased and canceled a total of 62.17 units for $56,253 from various limited partners through the units repurchase program. Under this program, limited partners may under certain circumstances have their units repurchased for an amount equal to their original capital as reduced by distributions from net sale proceeds.

We used $25,945,989 of gross offering proceeds to purchase, on an all-cash basis, eighteen parcels of land and one building. These investments include the payment of the purchase price, acquisition fees and acquisition costs of such properties. We purchased one parcel during 1992, one during 1993, fifteen during 1994 and one during 1995. As of September 30, 2003, we have had multiple sales transactions through which we have disposed of a building and approximately 2,140 acres of the 3,302 acres originally owned, or approximately 65%. As of September 30, 2003, cumulative distributions to the limited partners have totaled $21,489,004 (which represents a return of original capital). Through September 30, 2003, we have used $5,487,801 of working capital reserve for rezoning and other activities and such amount is included in investment properties.

Our capital needs and resources will vary depending upon a number of factors, including the extent to which we conduct rezoning and other activities relating to utility access, the installation of roads, subdivision and/or annexation of land to a municipality, changes in real estate taxes affecting our land, and the amount of revenue received from leasing. As of September 30, 2003, we own, in whole or in part, nine of our original eighteen parcels, the majority of which are leased to local farmers and are generating sufficient cash flow from farm leases to cover property taxes, insurance and other miscellaneous property expenses.

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At September 30, 2003, we had cash and cash equivalents of approximately $9,040,000, of which approximately $174,000 is reserved for the repurchase of units through the unit repurchase program. The remaining approximately $8,866,000 is available to be used for our costs and liabilities, cash distributions to partners, and other costs and expenses associated with owning our land parcels. We plan to maximize our land sales effort in anticipation of rising land values.

We plan to enhance the value of our land through pre-development activities such as rezoning, annexation and land planning. We have already been successful in, or are in the process of pre-development activity on a majority of our land investments. Parcel 2, annexed to the village of McHenry and zoned for a business park, has two phases of improvements complete and sites are being marketed to potential buyers, of which 34 of the 167 lots were sold as of September 30, 2003. Parcel 4, zoned for a variety of business uses, has improvements underway and sites are being marketed to potential buyers, of which approximately 67 acres were sold in various transactions. Parcels 15 and 16 have been annexed to the village of Huntley and zoned for residential and commercial development. Parcel 7 and portions of Parcel 12 were annexed and zoned in the city of Plano in 2000, with sales occurring in 2001 and 2003.

 

Transactions with Related Parties

Our general partner and its affiliates are entitled to reimbursement for salaries and expenses of employees of the general partner and its affiliates relating to our administration. Such costs are included in professional services and general and administrative expenses to affiliates, of which $8,157 and $3,205 was unpaid as of September 30, 2003 and December 31, 2002, respectively.

Our general partner is entitled to receive asset management fees equal to one-quarter of 1% of the original cost of our undeveloped parcels annually, limited to a cumulative total over our life of 2% of the parcels' original cost to us. Such fees of $26,068 and $30,328 have been incurred for the nine months ended September 30, 2003 and 2002, respectively, of which $7,597 and $0 was unpaid as of September 30, 2003 and December 31, 2002, respectively.

An affiliate of our general partner performed sales marketing and advertising services for us and was reimbursed for direct costs. Such costs of $9,618 and $11,318 have been incurred and are included in marketing expenses to affiliates for the nine months ended September 30, 2003 and 2002, respectively, all of which was paid as of September 30, 2003 and December 31, 2002.

An affiliate of our general partner performed property upgrades, rezoning, annexation and other activities to prepare our land investments for sale and was reimbursed for salaries and direct costs. As we paid the affiliate its actual cost, the affiliate did not take a profit on any project. Such costs are included in investment properties, of which $10,608 and $9,023 was unpaid at September 30, 2003 and December 31, 2002, respectively.

 

Results of Operations

As of September 30, 2003, we owned nine parcels of land consisting of approximately 1,162 acres. Of the 1,162 acres owned, approximately 1,046 acres, or approximately 90%, were tillable and leased to local farmers and were generating sufficient cash flow to cover property taxes, insurance and other miscellaneous property expenses for all parcels.

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On January 11, 2002, we sold approximately 108 acres of Parcel 1 to an unaffiliated third party on an installment basis and recorded a deferred gain. For the nine months ended September 30, 2003, we received total principal payments of $251,922 and recognized $140,855 of the deferred gain. The remaining deferred gain of $498,315 at September 30, 2003 will be recognized as payments are received. In addition, on April 16, 2001, we sold approximately 60 acres of Parcel 12 to an unaffiliated third party on an installment basis and recorded a deferred gain. The remaining deferred gain of $36,403 at September 30, 2003 will be recognized as payments are received.

Income from the sale of investment properties and the cost of investment properties sold for the nine months ended September 30, 2003 was the result of the sale of 336 acres of Parcel 9 in April 2003, 168 acres of Parcel 7 in September 2003 and 50 acres of Parcel 12 in September 2003. Income from the sale of investment properties and the cost of investment properties sold for the nine months ended September 30, 2002 was the result of the sale of additional lots of Parcel 2, the McHenry Business Park.

Rental income was $130,432 and $165,322 for the nine months ended September 30, 2003 and 2002, respectively. This decrease was due to the decrease in tillable acres due to land sales and pre-development activity on our land investments. This decrease was partially offset by the annual increase in lease payments from tenants.

Interest income was $74,333 and $128,050 for the nine months ended September 30, 2003 and 2002, respectively. This decrease results from our stopping the accrual of interest income on the mortgage loan receivable relating to Parcel 12 and from a decrease in interest income earned on the mortgage loan receivable relating to Parcel 1 as a result of principal payments received. This decrease was partially offset by an increase in interest income earned on short-term investments.

General and administrative expenses to non-affiliates were $53,658 and $27,650 for the nine months ended September 30, 2003 and 2002, respectively. This increase was due primarily to an increase in the Illinois replacement tax paid in 2003.

Marketing expenses to non-affiliates were $35,517 and $109,027 for the nine months ended September 30, 2003 and 2002, respectively. This decrease was due primarily to a decrease in marketing, advertising and travel expenses relating to marketing the land portfolio to prospective purchasers.

Land operating expenses to non-affiliates were $75,059 and $63,403 for the nine months ended September 30, 2003 and 2002, respectively. This increase was due primarily to an increase in real estate taxes.

We determined that the maximum value of Parcel 1 and 12 could be realized if the parcels were developed and sold as individual lots. However, if we developed and sold individual lots directly to buyers, we could be deemed a dealer of real estate and our limited partners could be subject to unrelated business taxable income. Therefore, we sold the parcels to a third party developer whereby a significant portion of the sales price was represented by notes receivable from the buyer. These transactions were deemed installment sales. The velocity of the developer's individual home sales was slower than the developer originally projected and consequently, the developer's carrying costs were higher. As a result of the development's financial difficulties, the net sale proceeds available to us are lower than projected. As of September 30, 2003, we have recorded an allowance for doubtful accounts of $90,000 and $62,289 relating to the mortgage receivable and accrued interest receivable, respectively, relating to the sale of Parcel 12. The related deferred gain for Parcel 12 of $45,800 has also been reserved and recorded against bad debt expense.

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Item 3: Quantitative and Qualitative Disclosures about Market Risks

Not Applicable.

Item 4: Controls and Procedures

Within 90 days prior to the filing date of this report, the general partner conducted, under the supervision and with the participation of our management, including our principal executive officer and principal financial officer, an evaluation of the effectiveness of the design and operation of our disclosure controls and procedures. Based upon that evaluation, our principal executive officer and principal financial officer concluded that our disclosure controls and procedures are effective in timely alerting them to material information that is required to be disclosed in the periodic reports that we must file with the Securities and Exchange Commission.

There have been no significant changes in our internal controls or in other factors that could significantly affect these controls subsequent to the date of their evaluation.

 

 

 

PART II - Other Information

Items 1 through 5 are omitted because of the absence of conditions under which they are required.

Item 6: Exhibits and Reports on Form 8-K

(a)  Exhibits:

     31.1 Rule 13a-14(a)/15d-14(a) Certification by principal executive officer

     31.2 Rule 13a-14(a)/15d-14(a) Certification by principal financial officer

     32.1 Section 1350 Certification by principal executive officer

     32.2 Section 1350 Certification by principal financial officer

(b)  Reports on Form 8-K:

      None











- -18-


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.

 

 

INLAND CAPITAL FUND, L.P.

   

By:

Inland Real Estate Investment Corporation General Partner

   
   
   

/S/ BRENDA G. GUJRAL

   

By:

Brenda G. Gujral

President

Date:

November 12, 2003

   
   
   

/S/ PATRICIA A. DELROSSO

   

By:

Patricia A. DelRosso

Senior Vice President

Date:

November 12, 2003

   
   
   

/S/ KELLY TUCEK

   

By:

Kelly Tucek

Assistant Vice President and

principal financial officer

Date:

November 12, 2003

   









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