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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the Fiscal Year Ended December 31, 2000 Commission File No. 0-15940
UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND,
A MICHIGAN LIMITED PARTNERSHIP
(Exact name of registrant as specified in its charter)
MICHIGAN 38-2593067
(State or other jurisdiction of (I.R.S. employer
incorporation or organization) identification number)
280 DAINES STREET, BIRMINGHAM, MICHIGAN 48009
(Address of principal executive offices) (Zip Code)
(248) 645-9261
(Registrant's telephone number, including area code)
Securities registered pursuant to Section 12(g) of the Act:
units of limited partnership interest
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 [ ]
As of March 1, 2001, 30,000 units of limited partnership interest of the
registrant were outstanding and the estimated aggregate market value of the
units as of such date (based on a 2001 appraisal of Partnership properties) held
by non-affiliates was approximately $17,988,466.
DOCUMENTS INCORPORATED BY REFERENCE
SEE ITEM 14.
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PART I
This Form 10-K contains certain forward-looking statements within the
meaning of Section 27A of the Securities Act of 1933, as amended, and Section
21E of the Securities Exchange Act of 1934, as amended. Such statements are
based on assumptions and expectations which may not be realized and are
inherently subject to risks and uncertainties, many of which cannot be predicted
with accuracy and some of which might not even be anticipated. Future events and
actual results, financial and otherwise, may differ materially from the results
discussed in the forward-looking statements. Risks and other factors that might
cause such a difference include, but are not limited to, the effect of economic
and market conditions; financing risks, such as the inability to obtain debt
financing on favorable terms; the level and volatility of interest rates; and
failure of the Partnership's properties to generate additional income to offset
increases in operating expenses, as well as other risks listed herein under Item
1.
ITEM 1. BUSINESS
General Development of Business
Uniprop Manufactured Housing Communities Income Fund, a Michigan
Limited Partnership (the "Partnership"), acquired, maintains, operates and
ultimately will dispose of income producing residential real properties
consisting of four manufactured housing communities (the "Properties"). The
Partnership was organized and formed under the laws of the State of Michigan on
May 16, 1985. Its principal offices are located at 280 Daines Street,
Birmingham, Michigan 48009 and its telephone number is (248) 645-9261.
The Partnership filed an S-11 Registration Statement (Registration No.
2-98180) in June 1985, which was declared effective by the Securities and
Exchange Commission on September 24, 1985. The Partnership thereafter offered a
maximum of 30,000 units of limited partnership interest representing capital
contributions by the limited partners to the Partnership of $1,000 per unit (the
"Units"). The sale of all 30,000 Units was completed in March 1986, generating
$30 million of contributed capital to the Partnership.
On February 10, 1986, the Partnership acquired Aztec Estates, a
645-space manufactured housing community in Margate, Florida and Kings Manor, a
314-space manufactured housing community in Ft. Lauderdale, Florida. On March 4,
1986, the Partnership acquired Old Dutch Farms, a 293-space manufactured housing
community in Novi, Michigan. On March 27, 1986, the Partnership acquired The
Park of the Four Seasons, a 572-space manufactured housing community in Blaine,
Minnesota.
The Partnership operates the Properties as manufactured housing
communities with the primary investment objectives of: (1) providing cash from
operations to investors; (2) obtaining capital appreciation; and (3) preserving
capital of the Partnership. There can be no assurance that such objectives can
be achieved.
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On March 25, 1997 the Partnership borrowed $33,500,000 from Nomura
Asset Capital Corporation and secured the borrowing with liens on its Properties
(the "Financing"). The interest rate on the Financing is 8.24% and the term is
120 months. The loan is amortized over 360 months. On March 26, 1997 the
Partnership distributed $30,000,000 to the Limited Partners, representing a full
return of original capital contributions of $1,000 per unit held. The
Partnership continues to own and operate its properties and has been able to
continue to pay cash distributions to the Limited Partners, although in amounts
substantially lower than the distributions paid prior to the Financing. Limited
Partners continue to have an interest in the Partnership because their original
capital contributions have appreciated since their initial investments were made
and only the original capital contributions were returned on March 26, 1997.
Financial Information About Industry Segment
The Partnership's business and only industry segment is the operation
of its four manufactured housing communities. For a description of the
Partnership's revenues, operating profit and assets, please refer to Items 6 and
8.
Narrative Description of Business
General
The Properties were selected from 23 manufactured housing communities
then owned by affiliates of P.I. Associates Limited Partnership, a Michigan
limited partnership, the General Partner (the "General Partner") of the
Partnership. The Partnership rents space in the Properties to owners of
manufactured homes thereby generating rental revenues. It was intended that the
Partnership would hold the Properties for extended periods of time, originally
anticipated to be seven to ten years after their acquisition. The General
Partner has the discretion to determine when a Property is to be sold; provided,
however, that the determination of whether a particular Property should be
disposed of will be made by the General Partner only after consultation with an
independent consultant, Manufactured Housing Services Inc. (the "Consultant").
In making their decisions they will consider relevant factors, including,
current operating results of the particular Property, prevailing economic
conditions and with a view to achieving maximum capital appreciation to the
Partnership considering relevant tax consequences and the Partnership's
investment objectives.
Competition
The business of owning and operating residential manufactured housing
communities is highly competitive, and the Partnership may be competing with a
number of established companies having greater financial resources. Moreover,
there has been a trend for manufactured housing community residents to purchase
(where zoning permits) their manufactured homesites on a collective basis. This
trend may result in increased
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competition with the Partnership for tenants. In addition, the General Partner,
its affiliates or both, have participated, and may in the future participate,
directly or through other partnerships or investment vehicles in the
acquisition, ownership, development, operation and sale of projects, which may
be in direct competition with one or more of the Properties.
Each of the Properties competes with numerous similar facilities
located in its geographic area. The Margate/Fort Lauderdale area contains
approximately seven communities offering approximately 2,713 housing sites
competing with Aztec Estates. The Davie/Fort Lauderdale area contains
approximately five communities offering approximately 1,765 housing sites
competing with Kings Manor. Old Dutch Farms competes with approximately seven
communities offering approximately 3,455 housing sites. Park of the Four Seasons
competes with approximately 11 communities offering approximately 3,207 housing
sites. The Properties also compete against other forms of housing, including
apartment and condominium complexes.
Governmental Regulations
The Properties owned by the Partnership are subject to certain state
regulations regarding the conduct of the Partnership operations. For example,
the State of Florida regulates agreements and relationships between the
Partnership and the residents of Aztec Estates and Kings Manor. Under Florida
law, the Partnership is required to deliver to new residents of those Properties
a prospectus describing the Property and all tenant rights, Property rules and
regulations, and changes to Property rules and regulations. Florida law also
requires minimum lease terms, requires notice of rent increases, grants to
tenant associations certain rights to purchase the community if being sold by
the owner and regulates other aspects of the management of such properties. The
Partnership is required to give 90 days notice to the residents of Florida
properties of any rate increase, reduction in services or utilities or change in
rules and regulations. If a majority of the residents object to such changes as
unreasonable, the matter must be submitted to the Florida Department of Business
Regulations for mediation prior to any legal adjudication of the matter. In
addition, if the Partnership seeks to sell Florida Properties to the general
public, it must notify any homeowners association for the residents, and the
association shall have the right to purchase the Property for the price, terms
and conditions being offered to the public within 45 days of notification by the
owner. If the Partnership receives an unsolicited bonafide offer to purchase the
Property from any party that it is considering or negotiating, it must notify
any such homeowners association that it has received an offer, state to the
homeowners association the price, terms and conditions upon which the
Partnership would sell the Property, and consider (without obligation) accepting
an offer from the homeowners association. The Partnership has, to the best of
its knowledge, complied in all material respects with all requirements of the
States of Florida, Michigan and Minnesota, where its operations are conducted.
Employees
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The Partnership employs two part-time employees to perform Partnership
management and investor relations' services. The Partnership retains an
affiliate, Uniprop, Inc., as the property manager for each of its Properties.
Uniprop, Inc. is paid a fee equal to the lesser of 5% of the annual gross
receipts from each of the Properties or the amount which would be payable to
unaffiliated third parties for comparable services. Uniprop, Inc. retains local
managers on behalf of the Partnership at each of the Properties. Salaries and
fringe benefits of such local managers are paid by the Partnership and are not
included in any property management fee payable to Uniprop, Inc. Local managers
are employees of the Partnership and are paid semi-monthly. The yearly salaries
and expenses for local managers range from $20,000 to $40,000. Local managers
have no direct management authority, make no decisions regarding operations and
act only in accordance with instructions from the property manager. They are
utilized by the Partnership to provide on-site maintenance and administrative
services. Uniprop, Inc., as property manager, has overall management authority
for each Property.
ITEM 2. PROPERTIES
The Partnership purchased all four manufactured housing communities for
cash. As a result of the 1997 financing, the Properties are now encumbered with
mortgages.
Each of the Properties is a modern manufactured housing community
containing lighted and paved streets, side-by-side off-street parking and
complete underground utility systems. The Properties consist of only the
underlying real estate and improvements, not the actual homes themselves. Each
of the Properties has a community center which includes offices, meeting rooms
and game rooms. Each of the Properties, except Old Dutch Farms, has a swimming
pool and tennis courts.
The table below contains certain information concerning the
Partnership's four properties.
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PROPERTY NAME YEAR NUMBER OF
------------- ---- ---------
AND LOCATION CONSTRUCTED ACREAGE SITES
------------- ----------- ------- -----
Aztec Estates
Sundial Circle
Margate, FL 1970 100 645
Kings Manor
State Road 84
& Flamingo Road
Ft. Lauderdale, FL 1972 45 314
Old Dutch Farms
Novi Road
Novi, MI 1972 47 293
Park of the Four
Seasons
University Avenue
Blaine, MN 1972 107 572
ITEM 3. LEGAL PROCEEDINGS
In the opinion of the Partnership and its legal counsel, there are no
material legal proceedings pending except such ordinary routine matters as are
incident to the kind of business conducted by the Partnership. To the knowledge
of the Partnership and its counsel, no legal proceedings have been instituted or
are being contemplated by any governmental authority against the Partnership.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
The voting privileges of the limited partners are restricted to certain
matters of fundamental significance to the Partnership. The Limited Partners
must approve certain major decisions of the General Partner if the General
Partner proposes to act without the approval of the Consultant. The Limited
Partners also have a right to vote upon removal and replacement of the General
Partner, dissolution of the Partnership, material amendments to the partnership
agreement and the sale or other disposition of all or substantially all of the
Partnership's assets, except in the ordinary course of the Partnership's
disposing of the Properties. Such matters must be approved by Limited
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Partners, as a group, holding more than 50% of the then outstanding Units. No
matters were submitted to Limited Partners for vote during 2000.
PART II
ITEM 5. MARKET FOR THE REGISTRANT'S COMMON EQUITY AND RELATED SECURITY
HOLDER MATTERS
There is no established public trading market for the Units and it is
not anticipated that one will ever develop. During the last two years, less than
four percent of the Units have been transferred each year, excluding transfers
on account of death or intra-family transfers. The Partnership believes there is
no secondary market, or the substantial equivalent thereof, and none will
develop.
The General Partner calculates the estimated net asset value of each
Unit by dividing the amount of distributions that would be made to the Limited
Partners in the event of the current sale of the Properties at their current
appraised value, less mortgage debt and sales expenses (but without
consideration to tax consequences of the sale), by 30,000. In March 2001, the
Properties were appraised at an aggregate fair market value of $59,100,000.
Assuming a sale of the four properties at the appraised value in March 2001,
less payment of 3.0% selling expenses, mortgage debt of $32,580,418, the
$1,970,000 Contingent Purchase Price due to certain partners of the General
Partner, and after the 80/20% split of sale or financing proceeds with the
General Partner, the net aggregate proceeds available for distribution to the
Limited Partners is estimated to be $18,221,266, or $607.38 per Unit (rounded),
as of March 31, 2001. There can be no assurance that the estimated net asset
value could ever be realized. As of March 31, 2001, the Partnership had
approximately 2,650 Limited Partners holding Units.
ITEM 6. SELECTED FINANCIAL DATA
The following table summarizes selected financial data for Uniprop Manufactured
Housing Communities Income Fund, a Michigan Limited Partnership, for the periods
ended December 31, 2000, 1999, 1998, 1997 and 1996:
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FISCAL YEAR FISCAL YEAR FISCAL YEAR FISCAL YEAR FISCAL YEAR
ENDED ENDED ENDED ENDED ENDED
DECEMBER DECEMBER DECEMBER DECEMBER DECEMBER
31, 2000 31, 1999 31, 1998 31, 1997 31, 1996
-------- -------- -------- -------- --------
Total Assets $21,694,688 $22,403,064 $22,508,884 $23,052,433 $21,307,555
=========== =========== =========== =========== ===========
Long Term Debt $32,580,418 $32,879,105 $33,119,108 $33,355,940 $ -0-
=========== =========== =========== =========== ===========
Income $ 9,014,745 $ 8,748,916 $ 8,451,561 $ 8,234,904 $ 7,751,358
Expenses (7,874,611) (7,977,428) (7,934,674) (7,175,119) (4,776,905)
----------- ----------- ----------- ----------- -----------
Net Income $ 1,140,134 $ 771,488 $ 516,887 $ 1,059,785 $ 2,974,453
=========== =========== =========== =========== ===========
Distributions to
Limited Partners,
per Unit $ 10.75 $ 9.25 $ 8 $ 1,052 $ 100
Income per Unit:
Class A $ 18 $ 8 $ 2 $ 17 $ 69
Class B $ 55 $ 46 $ 39 $ 52 $ 100
Weighted average
number of Units
outstanding:
Class A 20,230 20,230 20,230 20,230 20,230
Class B 9,770 9,770 9,770 9,770 9,770
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATION
Capital Resources
The capital formation phase of the Partnership began on February 10,
1986, when Aztec Estates and Kings Manor were purchased by the Partnership and
operations commenced. On March 4, 1986, and March 27, 1986, Old Dutch Farms and
Park of the Four Seasons were purchased, respectively. From the $30,000,000
capital raised from the sale of the units, $26,400,000 was used to purchase the
four Properties after deducting sales commissions, advisory fees and other
organization and offering costs.
The Partnership had no capital expenditure commitments as of December
31, 2000 and does not anticipate any during the next fiscal year.
In an effort to provide Limited Partners with a full return of original
capital contributions of $1,000 per unit, the General Partner, with majority
consent from the
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Limited Partners, mortgaged the four Properties owned by the Partnership on
March 25, 1997 in the aggregate amount of $33,500,000. The General Partner
acknowledges that the mortgages impose some risks to the Partnership, but
considers that such risks are not greater than risks typically associated with
real estate financing.
Liquidity
The Partnership has, since inception, generated adequate amounts of
cash to meet its operating needs. The Partnership retains cash reserves, which
it considers adequate to maintain the Properties. All funds in excess of
operating needs, amounts sufficient to pay debt service, and cash reserves have
been distributed to the Partners, quarterly.
While the Partnership is not required to maintain a working capital
reserve, it has not distributed all the cash generated from operations in order
to build cash reserves. As of December 31, 2000, the Partnership cash reserves
amounted to $476,829. The amount of any funds placed in reserves is at the
discretion of the General Partner. The Partnership expects to generate adequate
amounts of cash to meet its operating needs and debt service during the next
fiscal year.
The Partnership has a renewable line of credit of $1,000,000 with
National City Bank of Michigan/Illinois (formerly First of America Bank). The
interest rate floats 180 basis points above 1 month LIBOR, which on December 31,
2000 was 8.46%. The sole purpose for the line of credit is to purchase new and
used homes to be used as model homes and offered for sale with the Partnership's
communities. Over the past five years, sales of the new and used model homes has
been steady and the General Partner believes that continuing the model home
program is in the best interest of the Partnership. As of December 31, 2000, the
outstanding balance on the line of credit was $300,000. During 2000, the General
Partner has determined that cash reserves are adequate, and that the Partnership
may therefore begin to pay down the outstanding balance on the line of credit.
If the Partnership's consultant, Manufactured Housing Services, agrees with the
Partnership's intent to pay down the balance, The General Partner intends to
make payments quarterly until the balance is paid in full.
On March 25, 1997, the Partnership completed the Financing pursuant to
which the Partnership borrowed $33,500,000 from Nomura Asset Capital Corporation
and secured the borrowing with liens on its Properties. The interest rate on the
Financing is 8.24%, and the term is 120 months loan is amortized over 360
months. On March 26,1997, the Partnership distributed $30,000,000 of the
financing proceeds to the Limited Partners, representing a full return of
original capital contributions of $1,000 per Unit held. The Partnership
continues its operations and expects to be able to continue to pay cash
distributions to the Limited Partners, although, due to payment of debt service
resulting from the Financing, in amounts substantially lower than paid prior to
the financing. Limited Partners will continue to have an interest in the
Partnership because their original capital contributions have appreciated since
their initial investments were made. Only the original capital contributions
were returned on March 26, 1997.
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Net Cash from Operations available for aggregate distributions (defined
as Net Income Plus Depreciation) to all Partners during the year ended December
31, 2000 amounted to $2,078,284. Management considers Net Cash from Operations
to be a supplemental measure of the Partnership's operating performance. Net
Cash from Operations is defined to mean net income computed in accordance with
generally accepted accounting principles ("GAAP"), plus depreciation and
amortization expense. Net Cash from Operations does not represent cash generated
from operating activities in accordance with GAAP and is not necessarily
indicative of cash available to fund cash needs. Net Cash from Operations should
not be considered as an alternative to net income as the primary indicator of
the Partnership's operating performance or as an alternative to cash flow as a
measure of liquidity.
The yearly Partnership Management Distribution due and paid to the
General Partner for 2000 was $583,314, or 1.0% of the then most recent appraised
value of the properties held by the Partnership.
The cash available after payment of the Partnership Management
Distribution of $583,314 from Net Cash from Operations was $1,494,970. From this
amount the General Partner elected to make a total distribution of $403,125
during 2000, 80.0% of which, or $322,500, was paid to the Limited Partners and
20.0% of which, or $80,625, was paid to the General Partner. The remaining Net
Cash from Operations was used to reduce debt and general purposes.
Results of Operations
a. Distributions
For the year ended December 31, 2000, the Partnership made
distributions to Limited Partners of $10.75 per Unit held, or $322,500. In 1999
the Partnership made distributions to Limited Partners of $9.25 per Unit held,
or $277,500. In 1998 the Partnership made distributions to Limited Partners of
$8.00 per Unit held, or $240,000.
The general partner receives a quarterly Partnership Management
Distribution equal to .25% of the appraised value of the properties of the
Partnership (equal to $586,750 annually based on current 2000 appraisals).
Thereafter, distributions are made at the discretion of the general partner, and
are allocated 20% to the general partner as an Incentive Management Interest and
80% to the limited partners. The General Partner received distributions totaling
$663,939, $638,600, and $611,500 during the years ended December 31, 2000, 1999,
and 1998, respectively.
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b. Net Income
For the years ended December 31, 2000, 1999 and 1998 net income was
$1,140,134, $771,488 and $516,887 on total revenues of $9,014,745, $8,748,916
and $8,451,561. The increase in net income from 1999 to 2000 is the result of
higher gross revenues.
Net income, plus depreciation and amortization, less distributions to
all Partners, was $1,091,845, $808,670 and $601,960, for the years ended
December 31, 2000, 1999, and 1998, respectively.
c. Partnership Management
Certain employees of the Partnership are also employees of affiliates
of the general partner. These employees were paid by the Partnership the amount
of $162,782, $158,491 and $141,046, in 2000, 1999 and 1998, respectively, to
perform local property management and investor relations services for the
Partnership.
d. Property Operations
Overall, the four Properties had a combined average occupancy of 95% as
of December 2000; 97% as of December 1999; and 97% as of December 1998. The
average collected monthly rent as of December 2000 (not a weighted average) was
approximately $429 per home-site verses $411 as of December 1999 and $398 as of
December 1998, an increase each year of 4.4% and 3.3%, respectively.
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=======================================================================================================================
TOTAL
SITES OCCUPIED SITES OCCUPANCY RATE AVERAGE RENT
=======================================================================================================================
2000 1999 1998 2000 1999 1998 2000 1999 1998
---- ---- ---- ---- ---- ---- ---- ---- ----
Aztec Estates 645 591 614 616 92% 95% 96% $472 $454 $441
Kings Manor 314 294 298 304 94 95 97 451 438 422
Old Dutch Farms 293 279 282 284 95 96 97 415 401 388
Park 4 Seasons 572 571 572 572 100 100 100 377 362 347
--- --- --- --- --- --- --- --- --- ---
Overall 1,824 1,735 1,766 1,776 95% 97% 97% $429 $411 $398
=======================================================================================================================
The table below summarizes gross revenues and net operating income for
the Partnership and Properties during 2000, 1999 and 1998.
==============================================================================================================================
GROSS REVENUE NET OPERATING INCOME
AND NET INCOME
==============================================================================================================================
2000 1999 1998 2000 1999 1998
---- ---- ---- ---- ---- ----
Aztec Estates $3,401,304 $3,292,625 $3,187,994 $1,886,589 $1,635,311 $1,652,513
Kings Manor 1,525,577 1,491,893 1,470,598 950,406 915,165 923,980
Old Dutch Farms 1,395,018 1,403,048 1,378,539 818,893 893,138 897,758
Park of the Four Seasons 2,575,557 2,501,226 2,373,946 1,656,005 1,515,013 1,426,937
--------- --------- --------- --------- --------- ---------
$8,897,456 $8,688,792 $8,411,077 $5,311,893 $4,958,627 $4,901,188
Partnership
Management $117,289 60,124 40,484 (148,266) (162,104) (246,847)
Other Non-Recurring
Expenses (308,561) (231,720) (345,512)
Debt Service (2,776,782) (2,840,033) (2,855,369)
Depreciation and
Amortization (938,150) (953,282) (936,573)
--------- --------- --------- --------- --------- ----------
TOTAL: $9,014,745 $8,748,916 $8,451,561 $1,140,134 $ 771,488 $ 516,887
==============================================================================================================================
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COMPARISON OF YEAR ENDED DECEMBER 31, 2000 TO YEAR ENDED DECEMBER 31, 1999
Gross revenues increased $265,829, or 3.0%, to $9,014,745 in 2000,
compared to $8,748,916 in 1999. The increase was primarily the result of the
increase in rental income due to higher average monthly rents. (See table on
previous page.)
The Partnership's operating expenses decreased slightly, from
$7,977,428 in 1999, to $7,874,611 in 2000.
As a result of the foregoing factors, net income increased from
$771,488 in 1999 to $1,140,134 in 2000.
COMPARISON OF YEAR ENDED DECEMBER 31, 1999 TO YEAR ENDED DECEMBER 31, 1998
Gross revenues increased $297,355, or 3.5%, to $8,748,916 in
1999, compared to $8,451,561 in 1998. The increase was primarily the result of
the increase in rental income due to higher average monthly rents. (See table on
previous page.)
The Partnership's operating expenses increased minimally from
$7,934,674 in 1998 to $7,977,428 in 1999.
As a result of the foregoing factors, net income increased from
$516,887 in 1998 to $771,488 in 1999.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
The Partnership is exposed to interest rate risk primarily through its
borrowing activities. There is inherent roll over risk for borrowings as they
mature and are renewed at current market rates. The extent of this risk is not
quantifiable or predictable because of the variability of future interest rates
and the Partnership's future financing requirements.
Note Payable: At December 31, 2000 the Partnership had a note payable
outstanding in the amount of $32,580,418. Interest on this note is at a fixed
annual rate of 8.24% through June 2007.
Line-of-Credit: At December 31, 2000 the Partnership owed $300,000
pursuant to its line-of-credit agreement, whereby interest is charged at a
variable rate of 1.80% in excess of LIBOR which as of December 31, 2000 was
8.46%.
A 10% adverse change in interest rates on the portion of the
Partnership's debt bearing interest at variable rates would result in an
increase in interest expense of less than $10,000.
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The Partnership does not enter into financial instruments transactions
for trading or other speculative purposes or to manage its interest rate
exposure.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
The Partnership's financial statements for the fiscal years ended
December 31, 2000, 1999 and 1998, and supplementary data are filed with this
Report under Item 14.
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING
AND FINANCIAL DISCLOSURE
There have been no changes in the Partnership's independent public
accountants nor have there been any disagreements during the past two fiscal
years.
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
The Partnership, as an entity, does not have any officers or directors.
The General Partner of the Partnership is P.I. Associates Limited Partnership.
P.I. Associates is a Michigan limited partnership. From November 1985 until
March 19, 1997, Paul M. Zlotoff served as the sole general partner of P.I.
Associates. In order to address concerns raised by the lender in connection with
the Financing, on March 19, 1997, GP P.I. Associates Corp. was admitted as a
corporate General Partner of the P.I. Associates. GP P.I. Associates Corp. is
wholly owned by Paul M. Zlotoff. Under the amended partnership agreement of P.I.
Associates, all actions taken by P.I. Associates must be approved by both
general partners.
Information concerning Mr. Zlotoff's age and principal occupations
during the last five years or more is as follows:
Paul M. Zlotoff, 51, is and has been an individual general partner of
P.I. Associates since its inception in May 1985. Mr. Zlotoff became the Chairman
of Uniprop, Inc. in May 1986 and was its President from 1979 through 1997. He is
also an individual general partner of Genesis Associates Limited Partnership,
the general partner of Uniprop Manufactured Housing Communities Income Fund II,
a public limited partnership, which owns and operates nine manufactured housing
communities. Mr. Zlotoff currently, and in the past, has acted as the general
partner for various other limited partnerships owning manufactured home
communities, as well as some commercial properties.
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The following individuals are the directors and officers of GP P.I.
Associates Corp.:
Name and Age Position Held
- ------------ -------------
Paul M. Zlotoff, 51 Director and President
Gloria Koster, 47 Secretary/Treasurer
Arthur Weiss, 51 Independent Director
Charles Soberman, 51 Director/Vice President
Arthur Weiss, 51 has been practicing law at Jaffe, Raitt, Heuer &
Weiss, Professional Corporation ("JRH&W"), which has represented the company in
various matters since 1976. Mr. Weiss is currently a shareholder, director and
vice president of JRH&W.
Arthur Weiss is an Independent Director, meaning that he has not been,
at any time, in the five years preceding his appointment: (a) a stockholder,
director, officer, employee, or partner of GP P.I. Associates Corp., P.I.
Associates, or the Partnership; (b) a customer, supplier, or other person who
derives more than 10% of its purchases or revenues from its activities with GP
P.I. Associates Corp., P.I. Associates, or the Partnership; (c) a person or
other entity controlling or under common control with any such stockholder,
partner, customer, supplier or other person referenced in subparagraph (a) or
(b) above; or (d) a member of the immediate family of any such stockholder,
director, officer employee, partner, customer, supplier or other person
referenced in subparagraph (a) or (b) above.
Charles Soberman, 51, joined Uniprop, Inc. in June 1999 as its Chief
Executive Officer and Executive Vice President. Mr. Soberman's responsibilities
include supervision of property operations and corporate oversight. Mr. Soberman
has a law degree from The Harvard Law School and a M.B.A. from Michigan State
University. Mr. Soberman also has a B.A. from the University of Michigan. From
1979 through 1996, he was president of Mercury Paint Company, a manufacturer and
retailer of coatings and allied products. From 1996 to 1999 Mr. Soberman was a
Senior Lecturer at Wayne State University School of Business Administration.
Gloria Koster, 47, Joined Uniprop, Inc, in July 1989. In addition to
general executive, administrative and financial assignments, Ms. Koster's
responsibilities encompass financial reporting for the company's public and
private limited partnerships.
Roger Zlotoff, 40, became Chief Investment Officer of Uniprop, Inc. on
October 18, 1999. Mr. Zlotoff is primarily responsible for raising equity
capital, managing partnership investments, evaluating acquisitions of existing
properties and leading the development
-15-
16
process for new properties. From 1997 to 1999, Mr. Zlotoff served as Director of
Business Development for Vistana, Inc. in Orlando, FL. Previously, Mr. Zlotoff
was Managing Director for Sterling Finance International from 1994 to 1997 and
was a corporate banker, with First Union National Bank from 1988 to 1994. Mr.
Zlotoff received his B.A. from the University of Central Florida as a philosophy
major, and received his Master Degree in International Business from the
University of South Carolina.
Paul M. Zlotoff and Roger Zlotoff are brothers.
Under the Articles of Incorporation of GP P.I. Associates Corp., until
such time as the notes payable to the lender in connection with the Financing
have been discharged and the liens have been released from the Properties,
certain major corporate actions may be taken only with the unanimous vote of the
directors of GP P.I. Associates Corp. These actions include:
a) Filing or consenting to the filing of any bankruptcy, insolvency or
reorganization case or proceeding, instituting any proceedings under any
applicable insolvency law or otherwise seeking relief under any laws relating to
the relief from debts or the protection of debtors generally;
b) Seeking or consenting to the appointment of a receiver, liquidator,
assignee, trustee, sequestrator, custodian or any similar official for GP P.I.
Associates Corp., P.I. Associates, or the Partnership or a substantial portion
of any of their properties;
c) Making any assignment for the benefit of the creditors of GP P.I.
Associates Corp., P.I. Associates, or the Partnership; or
d) Taking any action in furtherance of the foregoing subparagraphs (a)
through (c).
ITEM 11. EXECUTIVE COMPENSATION
The Partnership has no executive officers and therefore, no officers
received a salary or remuneration exceeding $100,000 during the last fiscal
year. The General Partner of the Partnership and an affiliate, Uniprop, Inc.,
received certain compensation and fees during the fiscal year in the amounts
described in Item 13. The Partnership anticipates that it will provide similar
compensation to the General Partner and Uniprop, Inc. during the next fiscal
year.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
The Partnership is a limited partnership formed pursuant to the
Michigan Uniform Limited Partnership Act, as amended. The General Partner, P.I.
Associates Limited Partnership, is vested with full authority as to the general
management and supervision of the business and other affairs of the Partnership,
subject to certain constraints in the
-16-
17
partnership agreement and consulting agreement. Limited Partners have no right
to participate in the management of the Partnership and have limited voting
privileges only on certain matters of fundamental significance. To the
Partnership's knowledge, no person owns of record or beneficially, more than
five percent of the Partnership's Units.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The following discussion describes all of the types of compensation,
fees or other distributions paid by the Partnership or others to the General
Partner or its affiliates from the operations of the Partnership during the last
fiscal year, as well as certain of such items which may be payable during the
next fiscal year. Certain of the following arrangements for compensation and
fees were not determined by arm's length negotiations between the General
Partner, its affiliates and the Partnership.
Paul M. Zlotoff has an interest in the successors to the sellers of all
the Properties acquired by the Partnership and may be entitled to share in a
Contingent Purchase Price with respect to each Property, when and if the
successors to the sellers become entitled thereto. Each of the sellers has been
dissolved and liquidated and their interests in the Contingent Purchase Price
have been assigned to certain partners of the General Partner. The Contingent
Purchase Price for each Property was determined by reference to the average of
two independent real estate appraisals that were obtained by the General
Partner. Such appraisals are only estimates of value and are not necessarily
indicative of the actual real estate value. Each seller becomes entitled to any
unpaid Contingent Purchase Price upon the sale, financing or other disposition
of one or more Properties, but, only after the receipt by each Limited Partner
of any shortfall in his 9% cumulative preferred return plus the return of his
adjusted capital contribution. Because the Financing resulted in a complete
return of the Limited Partners' capital contributions, and because the Limited
Partners have received their cumulative preferred return in full, the successors
to the sellers did receive $1,500,000 in partial payment of the Contingent
Purchase Price on or about May 15, 1997. The maximum amounts which could be
payable to the successors to the sellers are as follows: Aztec Estates,
$1,374,323; Kings Manor, $529,724; Old Dutch Farms, $452,359; and Park of the
Four Seasons, $1,113,594. The partial payment made for each property was as
follows: Aztec Estates, $594,088; Kings Manor, $228,987; Old Dutch Farms,
$195,544; and Park of the 4 Seasons, $481,381. The maximum amounts remaining
which could be payable to the successors of the sellers are as follows: Aztec
Estates, $780,235; Kings Manor, $300,737; Old Dutch Farms, $256,815; and Park of
the Four Seasons, $632,213. The actual amounts to be received, if any, will
depend upon the results of the Partnership's operations and the amounts received
upon the sale, financing or other disposition of the Properties and are not
determinable at this time.
The Partnership paid and will continue to pay an Incentive Management
Interest to the General Partner for managing the Partnership's affairs,
including: determining distributions, negotiating agreements, selling or
financing properties, preparing records and reports, and performing other
ongoing Partnership responsibilities. As a result of the
-17-
18
Financing and full return of the $30,000,000 original capital contributions of
the Limited Partners, no further Preferred Return or Cumulative Return will
apply, and the payment of the Incentive Management Interest will not be
contingent on the satisfaction of those returns. The Incentive Management
Interest is discretionary and is based on 20% of the net cash from operations
(cash revenues less cash operating expenses and specified reserves) in any
taxable year. For the year ended December 31, 2000, the General Partner had
received an Incentive Management Interest of $80,625. The actual amount to be
received in future years will depend upon the results of the Partnership's
operations and is not determinable at this time. Because the Limited Partners
have received the return of their adjusted capital contributions, the General
Partner also has a right to receive 20% of any sale or financing proceeds.
The General Partner is also entitled to a quarterly Partnership
Management Distribution equal to one-fourth of 1% of the most recent appraised
value of the Properties of the Partnership. The Partnership Management
Distribution for each quarter is paid in arrears, 45 days after the end of each
fiscal quarter. The Partnership Management Distribution was proposed by the
General Partner and approved by the Limited Partners to compensate, in part, for
the substantial reduction in the amounts expected to be paid to the General
Partner pursuant to the Incentive Management Interest following the Financing.
Based on the Properties' March 2000 aggregate appraised value of $58,675,000,
the Partnership Management Distribution due to the General Partner was $586,750.
The Partnership Management Distribution paid to the General Partner during 2000
was $583,314, a portion of which was calculated on the 1999 aggregate appraised
value of $57,300,000. As of December 31, 2000, the Partnership Management
Distribution due the General Partner totaled $146,688. This amount was paid to
the General Partner on February 15, 2001 from cash reserves. Based on the
Properties' March 2001 aggregate appraised value of $59,100,000, the Partnership
Management Distribution due the General Partner for the Partnership's 2001,
fiscal year will be $591,000 ($59,100,000 x 1.0% = $591,000).
Uniprop, Inc., an affiliate of the General Partner, received and will
receive property management fees for each Property managed by it. Uniprop, Inc.
is primarily responsible for the day-to-day management of the Properties and for
the payment of the costs of operating each Property out of the rental income
collected. The property management fees are equal to the lesser of 5% of the
annual gross receipts from the Properties managed by Uniprop, Inc., or the
amount which would be payable to an unaffiliated third party for comparable
services. During the last fiscal year, Uniprop, Inc. received the following
property management fees totaling $440,267: Aztec Estates, $165,689; Kings
Manor, $76,119; Old Dutch Farms, $69,750; and Park of the Four Seasons,
$128,709. In addition, certain employees of the Partnership are also employees
of affiliates of the General Partner. During the last fiscal year, these
employees received an aggregate of $162,782 for performing local property
management, data processing and investor relations' services for the
Partnership. The actual amounts to be received during the next fiscal year will
depend upon the results of the Partnership's operations and are not determinable
at this time.
-18-
19
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM
8-K
(a) Financial Statements
(1) The following financial statements and related documents are
filed with this Report:
(i) Report of Independent Certified Public Accountants
(ii) Balance Sheets as of December 31, 2000 and 1999 and
Statements of Income for the fiscal years ended
December 31, 2000, 1999 and 1998
(iii) Statements of Partners' Equity for the fiscal years
ended December 31, 2000, 1999 and 1998
(iv) Statements of Cash Flows for the fiscal years ended
December 31, 2000, 1999 and 1998
(2) The following financial statement schedule is filed with this
report:
Schedule III - Real Estate and Accumulated
Depreciation for the fiscal years ended December 31,
2000, 1999 and 1998
(3) Exhibits
The following exhibits are incorporated by reference to the S-11
Registration Statement of the Partnership filed June 4, 1985, as amended on
August 1, 1985 and September 11, 1985:
3(a) Amended Certificate of Limited Partnership for the Partnership
3(b) Agreement of Limited Partnership for the Partnership
10(a) Form of Management Agreement between the Partnership and
Uniprop, Inc.
10(b) Form of Consulting Agreement between the Partnership, the
General Partner and Consultant
The following exhibits are incorporated by reference to the Form 10-K for
fiscal year ended December 31, 1997:
-19-
20
3(c) Certificate of Amendment to the Certificate of Limited Partnership
for the Partnership (originally filed with Form 10-Q for the fiscal
quarter ended June 30, 1986).
4 Form of Certificate of Limited Partnership Interest in the
Partnership (Originally filed with Form 10-K for the fiscal
year ended December 31, 1986)
10(c) Contingent Purchase Price Agreement between the Partnership,
Aztec Estates (Originally filed with Form 10-K for the fiscal
year ended December 31, 1987)
10(d) Contingent Purchase Price Agreement between the Partnership
and O.D.F. Mobile Home Park (Originally filed with Form 10-K
for the fiscal year ended December 31, 1987)
10(e) Contingent Purchase Price Agreement between the Partnership
and The Park of the Four Seasons (Originally filed with Form
10-K for the fiscal year ended December 31, 1987)
The following exhibits are attached to this Report:
28 Letter summary of the estimated fair market values of the
Partnership's four Manufactured housing communities, as of
March 1, 2001.
(b) Reports on Form 8-K
The Partnership did not file any Forms 8-K during the fourth quarter of
2000, but did file a Form 8-K during 2000 related to prior year
mis-allocation of Net Income per partnership Unit reported on prior
year Form 10-Q (unaudited) quarterly reports. All prior Forms 10-K were
correct.
-20-
21
REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
To the Partners
Uniprop Manufactured Housing
Communities Income Fund
(a Michigan limited partnership)
We have audited the accompanying balance sheets of Uniprop Manufactured Housing
Communities Income Fund (a Michigan limited partnership), as of December 31,
2000 and 1999, and the related statements of income, partners' equity (deficit)
and cash flows for each of the three years in the period ended December 31,
2000. We have also audited the schedule listed under Item 14 of Form 10-K. These
financial statements and the schedule are the responsibility of the
Partnership's management. Our responsibility is to express an opinion on these
financial statements and the schedule based on our audits.
We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial
statements and the schedule are free of material misstatement. An audit includes
examining, on a test basis, evidence supporting the amounts and disclosures in
the financial statements and the schedule. An audit also includes assessing the
accounting principles used and significant estimates made by management, as well
as evaluating the overall presentation of the financial statements and the
schedule. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of Uniprop Manufactured Housing
Communities Income Fund at December 31, 2000 and 1999 and the results of its
operations and its cash flows for each of the three years in the period ended
December 31, 2000 in conformity with accounting principles generally accepted in
the United States of America.
Also, in our opinion, the schedule listed under Item 14 of Form 10-K presents
fairly, in all material respects, the information set forth therein.
BDO SEIDMAN, LLP
February 7, 2001
22
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
BALANCE SHEETS
December 31, 2000 1999
- ---------------------------------------------------------------------------------------------------------------------
ASSETS
PROPERTY AND EQUIPMENT (Note 2)
Buildings and improvements $ 24,350,053 $ 24,134,260
Land 5,280,000 5,280,000
Manufactured homes and improvements 1,022,717 1,002,680
Furniture and equipment 201,106 169,741
- ---------------------------------------------------------------------------------------------------------------------
30,853,876 30,586,681
Less accumulated depreciation 11,371,988 10,521,838
- ---------------------------------------------------------------------------------------------------------------------
NET PROPERTY AND EQUIPMENT 19,481,888 20,064,843
Cash 476,829 1,113,061
Cash - security deposit escrow 231,158 231,158
Unamortized financing costs 538,548 624,548
Other assets (Note 3) 966,265 369,454
- ---------------------------------------------------------------------------------------------------------------------
$ 21,694,688 $ 22,403,064
- ---------------------------------------------------------------------------------------------------------------------
LIABILITIES AND PARTNERS' DEFICIT
Note payable (Note 2) $ 32,580,418 $ 32,879,105
Line-of-credit (Note 4) 300,000 600,000
Accounts payable 70,908 197,810
Other liabilities (Note 5) 738,454 874,936
- ---------------------------------------------------------------------------------------------------------------------
TOTAL LIABILITIES 33,689,780 34,551,851
- ---------------------------------------------------------------------------------------------------------------------
PARTNERS' EQUITY (DEFICIT)
Class A limited partners (9,503,207) (9,656,324)
Class B limited partners 198,357 (238,133)
General partner (2,690,242) (2,254,330)
- ---------------------------------------------------------------------------------------------------------------------
TOTAL PARTNERS' DEFICIT (11,995,092) (12,148,787)
- ---------------------------------------------------------------------------------------------------------------------
$ 21,694,688 $ 22,403,064
- ---------------------------------------------------------------------------------------------------------------------
See accompanying notes to financial statements.
23
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
STATEMENTS OF INCOME
Year Ended December 31, 2000 1999 1998
- ----------------------------------------------------------------------------------------------------------------------
INCOME
Rental $ 8,358,102 $ 8,226,292 $ 8,004,749
Interest 82,145 63,526 45,423
Other 574,498 459,098 401,389
- ----------------------------------------------------------------------------------------------------------------------
9,014,745 8,748,916 8,451,561
- ----------------------------------------------------------------------------------------------------------------------
OPERATING EXPENSES
Property operations 2,508,110 2,570,534 2,568,006
Depreciation and amortization 938,150 953,282 936,573
Property taxes 842,130 867,491 797,971
Administrative (Note 6) 809,439 746,088 776,755
Interest 2,776,782 2,840,033 2,855,369
- ----------------------------------------------------------------------------------------------------------------------
7,874,611 7,977,428 7,934,674
- ----------------------------------------------------------------------------------------------------------------------
NET INCOME $ 1,140,134 $ 771,488 $ 516,887
- ----------------------------------------------------------------------------------------------------------------------
INCOME PER LIMITED PARTNERSHIP UNIT (Note 8)
Class A $ 18 $ 8 $ 2
Class B $ 55 $ 46 $ 39
DISTRIBUTIONS PER LIMITED
PARTNERSHIP UNIT (Note 8)
Class A $ 10.75 $ 9.25 $ 8
Class B $ 10.75 $ 9.25 $ 8
NUMBER OF LIMITED PARTNERSHIP
UNITS OUTSTANDING
Class A 20,230 20,230 20,230
Class B 9,770 9,770 9,770
NET INCOME ALLOCABLE TO GENERAL PARTNER $ 228,027 $ 154,298 $ 103,377
DISTRIBUTIONS ALLOCABLE TO GENERAL PARTNER $ 663,939 $ 638,600 $ 611,500
- ----------------------------------------------------------------------------------------------------------------------
See accompanying notes to financial statements.
24
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
STATEMENTS OF PARTNERS' EQUITY (DEFICIT)
YEARS ENDED DECEMBER 31, 2000, 1999 AND 1998
TOTAL
Class A Class B PARTNERS'
General Limited Limited EQUITY
Partner Partners Partners (DEFICIT)
- -----------------------------------------------------------------------------------------------------------------------------
BALANCE, January 1, 1998 $ (1,261,905) $ (9,509,936) $ (897,721) $ (11,669,562)
Distributions to partners (611,500) (161,840) (78,160) (851,500)
Net income for the year 103,377 34,796 378,714 516,887
- -----------------------------------------------------------------------------------------------------------------------------
BALANCE, December 31, 1998 (1,770,028) (9,636,980) (597,167) (12,004,175)
Distributions to partners (638,600) (187,128) (90,372) (916,100)
Net income for the year 154,298 167,784 449,406 771,488
- -----------------------------------------------------------------------------------------------------------------------------
BALANCE, December 31, 1999 (2,254,330) (9,656,324) (238,133) (12,148,787)
Distributions to partners (663,939) (217,473) (105,027) (986,439)
Net income for the year 228,027 370,590 541,517 1,140,134
- -----------------------------------------------------------------------------------------------------------------------------
BALANCE, December 31, 2000 $ (2,690,242) $ (9,503,207) $ 198,357 $ (11,995,092)
- -----------------------------------------------------------------------------------------------------------------------------
See accompanying notes to financial statements.
25
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
STATEMENTS OF CASH FLOWS
Year Ended December 31, 2000 1999 1998
- ------------------------------------------------------------------------------------------------------------------------
CASH FLOWS FROM OPERATING ACTIVITIES
Net income $ 1,140,134 $ 771,488 $ 516,887
Adjustments to reconcile net income to net
cash provided by operating activities
Depreciation 850,150 867,282 850,574
Amortization 88,000 86,000 85,999
Gain on disposals of property and equipment (104,422) (54,075) (99,577)
(Increase) decrease in other assets (598,811) 223,655 (339,860)
Increase (decrease) in accounts payable (126,902) 121,222 (39,478)
Increase (decrease) in other liabilities (136,482) 27,096 (43,233)
- ------------------------------------------------------------------------------------------------------------------------
NET CASH PROVIDED BY OPERATING ACTIVITIES 1,111,667 2,042,668 931,312
- ------------------------------------------------------------------------------------------------------------------------
CASH FLOWS FROM INVESTING ACTIVITIES
Purchase of property and equipment (1,122,377) (1,322,832) (1,285,501)
Proceeds from disposals of property and equipment 959,604 881,074 1,220,554
- ------------------------------------------------------------------------------------------------------------------------
NET CASH USED IN INVESTING ACTIVITIES (162,773) (441,758) (64,947)
- ------------------------------------------------------------------------------------------------------------------------
CASH FLOWS FROM FINANCING ACTIVITIES
Distributions to partners (986,439) (916,100) (851,500)
Net advances (payments) under line of credit (300,000) 130,477 110,607
Repayment of note payable (298,687) (240,003) (236,832)
- ------------------------------------------------------------------------------------------------------------------------
NET CASH USED IN FINANCING ACTIVITIES (1,585,126) (1,025,626) (977,725)
- ------------------------------------------------------------------------------------------------------------------------
NET INCREASE (DECREASE) IN CASH (636,232) 575,284 (111,360)
CASH, at beginning of year 1,113,061 537,777 649,137
- ------------------------------------------------------------------------------------------------------------------------
CASH, at end of year $ 476,829 $ 1,113,061 $ 537,777
- ------------------------------------------------------------------------------------------------------------------------
See accompanying notes to financial statements.
26
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
1. SUMMARY OF ACCOUNTING ORGANIZATION AND BUSINESS
POLICIES
Uniprop Manufactured Housing Communities Income
Fund, a Michigan Limited Partnership (the
"Partnership") acquired, maintains, operates
and will ultimately dispose of income producing
residential real properties consisting of four
manufactured housing communities (the
"properties") located in Florida, Minnesota and
Michigan. The Partnership was organized and
formed under the laws of the State of Michigan
on May 16, 1985.
The general partner of the Partnership is P. I.
Associates Limited Partnership. Taxable
investors acquired 20,230 Class A units, and
9,770 Class B units were acquired by tax exempt
investors. Depreciation is allocated only to
holders of Class A units and to the general
partner.
USE OF ESTIMATES
The preparation of financial statements in
conformity with generally accepted accounting
principles requires management to make
estimates and assumptions that affect the
reported amounts of (1) assets and liabilities
and the disclosure of contingent assets and
liabilities as of the date of the financial
statements, and (2) revenues and expenses
during the reporting period. Actual results
could differ from these estimates.
FAIR VALUE OF FINANCIAL INSTRUMENTS
The carrying amounts of the Partnership's
financial instruments, which consist of cash,
the line-of-credit and note payable,
approximate their fair values.
27
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
PROPERTY AND EQUIPMENT
Property and equipment are stated at cost. Depreciation
is provided using the straight-line method over a period
of thirty years except for furniture and equipment which
is depreciated over a period ranging from three to ten
years.
Accumulated depreciation for tax purposes was
$12,772,152 and $11,939,258 as of December 31, 2000 and
1999, respectively.
Long-lived assets, such as property and equipment, are
evaluated for impairment when events or changes in
circumstances indicate that the carrying amount of the
assets may not be recoverable through the estimated
undiscounted future cash flows from the use of these
assets. When any such impairment exists, the related
assets will be written down to fair value. No impairment
loss recognition has been required through December 31,
2000.
FINANCING COSTS
As a result of management's present intent to refinance
the note payable after ten years, costs to obtain the
1997 financing (see Note 2) are amortized over a
ten-year period.
REVENUE RECOGNITION
Rental income attributable to leases is recorded when
due from the lessees.
INCOME TAXES
Federal income tax regulations provide that any taxes on
income of a partnership are payable by the partners as
individuals. Therefore, no provision for such taxes has
been made at the partnership level.
28
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
RECENT ACCOUNTING PRONOUNCEMENTS
In June 1998, the Financial Accounting Standards Board
issued Statement of Financial Accounting Standards
(SFAS) No. 133 "Accounting for Derivative Instruments
and Hedging Activities." This statement, which was
subsequently amended by SFAS No. 137 and 138, will
become effective in fiscal 2001, and will not have any
impact on the Partnership's financial statements.
2. NOTE PAYABLE In 1997, the Partnership entered into a $33,500,000 note
payable agreement. The borrowings are secured by
mortgages on the Partnership's properties and the
assignment of all current and future leases and rents.
The note is payable in monthly installments of $251,439,
including interest, through March 2027. The interest
rate is 8.24% per annum through June 2007; thereafter,
the interest rate will be adjusted based on the
provisions of the note agreement. The loan may be
prepaid without penalty beginning in January 2007. There
are certain requirements and restrictions contained in
the note payable agreement. The Partnership is in
compliance with these requirements.
The proceeds of the note were used primarily to return
to the limited partners their original $30,000,000
capital contribution, to pay certain amounts to the
general partner as described in Note 6, and to pay
related financing costs.
Future maturities on the note payable for the next five
years are as follows: 2001 - $295,000; 2002 - $320,000;
2003 - $350,000; 2004 - $372,000; and 2005 - $412,000.
29
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
3. OTHER ASSETS At December 31, 2000 and 1999, "Other assets" included
cash of approximately $765,000 and $216,000,
respectively, in an escrow account for property taxes,
capital improvements, and debt service payments, as
required by the Partnership's note payable agreement,
which is restricted from operating use.
4. LINE-OF-CREDIT The Partnership currently has an unsecured $1,000,000
revolving line-of-credit agreement with a bank that
expires in September 2001. Interest on outstanding
balances is charged at 1.80% in excess of LIBOR; the
Partnership's interest rate at December 31, 2000 was
8.46%.
5. OTHER LIABILITIES Other liabilities consisted of:
December 31, 2000 1999
-----------------------------------------------------------------------------
Tenants' security deposits $ 552,405 $ 543,541
Accrued interest 156,000 156,000
Other 30,049 175,395
-----------------------------------------------------------------------------
TOTAL $ 738,454 $ 874,936
=============================================================================
6. RELATED PARTY MANAGEMENT AGREEMENT
TRANSACTIONS The Partnership has an agreement with an affiliate of
the general partner to manage the properties owned by
the Partnership. The management agreement is
automatically renewable annually, but may be terminated
by either party upon sixty days written notice. The
property management fee is the lesser of 5% of annual
gross receipts from the properties managed, or the
amount which would be payable to an unaffiliated third
party for comparable services.
30
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
FEES AND EXPENSES
During the years ended December 31, 2000, 1999 and 1998
the affiliate earned property management fees of
$440,267, $432,033 and $419,223, respectively, as
permitted in the Agreement of Limited Partnership. These
fees are included with "Administrative" expenses in the
respective statements of income. The Partnership was
owed $9,493 and $5,012 by the affiliate at December 31,
2000 and 1999, respectively.
Certain employees of the Partnership are also employees
of affiliates of the general partner. These employees
were paid by the Partnership the amounts of $162,782,
$158,491 and $141,046, in 2000, 1999 and 1998,
respectively, to perform local property management and
investor relations services for the Partnership.
CONTINGENT PURCHASE PRICE
The general partner of P.I. Associates has an interest
in the sellers of all the properties acquired by the
Partnership and is entitled to share in a contingent
purchase price with respect to each property. Each
seller will become entitled to any unpaid contingent
purchase price upon the sale, financing or other
distribution of one or more of the properties, but only
after the receipt by the limited partners of any
shortfall in their 9% cumulative preferred return, plus
the return of their adjusted capital contribution.
Since inception of the Partnership, there has been no
shortfall in the 9% cumulative return and, as described
in Note 2, the Partnership used a portion of the
proceeds from the 1997 financing to return the limited
partners' original capital contribution. In addition,
$1,500,000 of the proceeds from the financing
transaction was used to make a partial payment in 1997
on the contingent purchase price. The total remaining
contingent purchase price will not exceed $1,970,000.
Additional amounts to be paid, if any, will depend upon
the results of the Partnership's operations and the
amounts received upon the sale, financing or other
disposition of the properties; such amounts are not
determinable at this time. Therefore, no liability
related to this remaining contingency has been recorded
at December 31, 2000.
31
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
7. RECONCILIATION OF Year Ended December 31, 2000 1999 1998
FINANCIAL STATEMENT ----------------------------------------------------------------------------
INCOME AND TAXABLE
INCOME
Income per the financial
statements $ 1,140,134 $ 771,488 $ 516,887
Adjustments to depreciation
for difference in methods 17,257 (82,759) (79,790)
Adjustments for prepaid
rent, meals and
entertainment (9,867) 19,926 6,079
----------------------------------------------------------------------------
Income Per the Partnership's
Tax Return $ 1,147,524 $ 708,655 $ 443,176
===========================================================================
8. PARTNERS' Subject to the orders of priority under certain
CAPITAL specified conditions more fully described in the
Agreement of Limited Partnership (as amended on February
6, 1997), distributions of partnership funds and
allocations of net income from operations are
principally determined as follows:
DISTRIBUTIONS
The general partner receives a quarterly Partnership
Management Distribution equal to .25% of the appraised
value of the properties of the Partnership (equal to
$586,750 annually based on current 2000 appraisals).
Thereafter, distributions are made at the discretion of
the general partner, and are allocated 20% to the
general partner as an Incentive Management Interest and
80% to the limited partners.
ALLOCATION OF NET INCOME
Net income is to be allocated in the same manner as
distributions except that:
a) Depreciation expense is allocated only to the
general partner and the Class A (taxable) limited
partners and,
b) In all cases, the general partner is to be
allocated at least 1% of all Partnership items.
32
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO FINANCIAL STATEMENTS
9. SUPPLEMENTAL CASH Cash paid for interest totaled approximately $2,777,000,
FLOW INFORMATION $2,843,000 and $2,854,000 in 2000, 1999 and 1998,
respectively.
10. INTERIM RESULTS The following summary represents the unaudited results
(UNAUDITED) of operations of the Partnership, expressed in thousands
except per unit amounts, for the periods from January 1,
1999 through December 31, 2000:
Three Months Ended
--------------------------------------------------------------------------------------------
2000 March 31, June 30, September 30, December 31,
--------------------------------------------------------------------------------------------
REVENUES $ 2,266 $ 2,244 $ 2,273 $ 2,232
============================================================================================
NET INCOME $ 318 $ 228 $ 324 $ 270
============================================================================================
INCOME PER LIMITED PARTNERSHIP UNIT
Class A $ 5 $ 3 $ 6 $ 4
Class B $ 15 $ 13 $ 15 $ 12
============================================================================================
Three Months Ended
--------------------------------------------------------------------------------------------
1999 March 31, June 30, September 30, December 31,
--------------------------------------------------------------------------------------------
REVENUES $ 2,191 $ 2,176 $ 2,231 $ 2,151
============================================================================================
NET INCOME $ 243 $ 192 $ 227 $ 109
============================================================================================
INCOME PER LIMITED PARTNERSHIP UNIT
Class A $ 3 $ 2 $ 3 $ -
Class B $ 13 $ 12 $ 12 $ 9
============================================================================================
33
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION
DECEMBER 31, 2000
====================================================================================================================================
Column A Column B Column C Column D Column E
- ----------------- -------------- -------------------------- -------------------------- --------------------------------------
Costs
Capitalized
Subsequent to Gross Amount at Which Carried
Initial Cost Acquisition at Close of Period
-------------------------- ----------------------- -----------------------------------------
Buildings and Buildings and Buildings and
Description Encumbrance Land Improvements Land Improvements Land Improvements Total
- ------------------------------------------------------------------------------------------------------------------------------------
Aztec Estates
(Margate, FL) $12,328,353 $ 2,199,868 $ 8,799,475 $ - $ 889,032 $2,199,868 $ 9,688,507 $11,888,375
Kings Manor
(Ft. Lauderdale, 6,220,257 847,923 3,391,694 - 443,327 847,923 3,835,021 4,682,944
FL)
Park of the Four
Seasons
(Blaine, MN) 8,457,239 1,508,121 6,032,483 - 855,435 1,508,121 6,887,918 8,396,039
Old Dutch Farms
(Novi, MI) 5,574,569 724,088 2,896,348 - 1,042,259 724,088 3,938,607 4,662,695
- ------------------------------------------------------------------------------------------------------------------------------------
$32,580,418 $5,280,000 $21,120,000 $ - $3,230,053 $5,280,000 $24,350,053 $29,630,053
===================================================================================================================================
Column F Column G Column H
------------ ---------- ---------------
Life on Which
Depreciation in
Latest Income
Accumulated Date Statement is
Depreciation Acquired Computed
------------ ---------- ---------------
$4,603,389 1986 30 years
1,791,268 1986 30 years
3,130,773 1986 30 years
1,704,206 1986 30 years
-------------------------------------------
$11,229,636
==========================================
34
UNIPROP MANUFACTURED
HOUSING COMMUNITIES INCOME FUND
(A MICHIGAN LIMITED PARTNERSHIP)
NOTES TO SCHEDULE III
DECEMBER 31, 2000
1. RECONCILIATION OF BUILDINGS The following table reconciles buildings and improvements from January 1, 1998
AND IMPROVEMENTS to December 31, 2000:
2000 1999 1998
----------------------------------------------------------------------------------
BALANCE, at January 1 $ 24,134,260 $ 23,934,391 $ 23,862,182
Additions to buildings and
improvements 215,793 199,869 72,209
----------------------------------------------------------------------------------
BALANCE, at December 31 $ 24,350,053 $ 24,134,260 $ 23,934,391
==================================================================================
There were no additions to land during this three-year period.
2. RECONCILIATION OF
ACCUMULATED DEPRECIATION The following table reconciles the accumulated depreciation from January 1, 1998
to December 31, 2000:
2000 1999 1998
----------------------------------------------------------------------------------
BALANCE, at January 1 $ 10,400,696 $ 9,550,371 $ 8,711,473
Current year depreciation
expense 828,940 850,325 838,898
----------------------------------------------------------------------------------
BALANCE, at December 31 $ 11,229,636 $ 10,400,696 $ 9,550,371
==================================================================================
3. TAX BASIS OF BUILDINGS The aggregate cost of buildings and improvements for federal income tax purposes
AND IMPROVEMENTS is equal to the cost basis used for financial statements purposes.
35
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, Uniprop Manufactured Housing Communities Income Fund, a
Michigan Limited Partnership, has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized.
Uniprop Manufactured Housing Communities
Income Fund, a Michigan Limited Partnership
BY: P.I. Associates Limited Partnership,
General Partner
Dated: March 30, 2001 BY: /s/ Paul M. Zlotoff
-------------------------------------
Paul M. Zlotoff, General Partner
BY: GP P.I. Associates Corp.,
General Partner
BY: /s/ Paul M. Zlotoff
-------------------------------------
Dated: March 30, 2001 Paul M. Zlotoff, President
Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed below by the following persons on behalf of the
registrant and in the capacities and on the dates indicated.
By: /s/ Gloria A. Koster By: /s/ Paul M. Zlotoff
----------------------------- --------------------------------
Gloria A. Koster Paul M. Zlotoff
(Chief Financial Officer) (Principal Executive Officer)
(President & Director of
GP P.I. Associates Corp.)
Dated: March 30, 2001 Dated: March 30, 2001
By: /s/ Susann E. Szepytowski By: /s/ Charles A. Soberman
----------------------------- --------------------------------
Susann E. Szepytowski Charles A. Soberman
(Controller) (Director of GP
P.I. Associates Corp.)
Dated: March 30, 2001 Dated: March 30, 2001
-21-
36
EXHIBIT INDEX
EXHIBIT
NUMBER DESCRIPTION METHOD OF FILING PAGE
- ------ ----------- ---------------- ----
3(a) Amended Certificate of Incorporated by reference to
Limited Partnership for the the S-11 Registration
Partnership Statement of the Partnership
filed June 4, 1985, as amended
on August 1, 1985 and September 11,
1985 ("Registration Statement").
3(b) Agreement of Limited Incorporated by reference to
Partnership for the The Registration Statement.
Partnership
3(c) Certificate of Amendment to Incorporated by reference to
the Certificate of Limited Form 10-K for fiscal year
Partnership for the ended December 31, 1992.
Partnership (originally filed
with Form 10-Q for the fiscal
Quarter ended June 30, 1986).
First Amendment to Agreement
3(d) of Limited Partnership Incorporated by reference to
Form 10-K for the fiscal year
ended December 31, 1996.
3(e) Second Amendment to Agreement Incorporated by reference to
of Limited Partnership Form 10-K for the fiscal year
ended December 31, 1996.
4 Form of Certificate of Limited Incorporated by reference to Form 10-K for
Partnership Interest in the Partnership fiscal year ended December 1997.
(originally filed with Form 10-K for
the fiscal year ended December 31,
1986).
10(a) Form of Management Incorporated by reference to
-22-
37
Agreement between the The Registration Statement.
Partnership and Uniprop, Inc.
10(b) Form of Consulting Incorporated by reference to
Agreement between the The Registration Statement.
Partnership, the General
Partner and Consultant
10(c) Contingent Purchase Price Incorporated by reference to Form
Agreement between the 10-K for fiscal year ended
Partnership, Aztec Estates, December 1997.
Ltd., and Kings Manor
Associates (originally filed
with Form 10-K for the fiscal
year ended December 31, 1987)
10(d) Contingent Purchase Price Incorporated by reference to Form
Agreement between the 10-K for fiscal year ended
Partnership and O.D.F. December 1997.
Mobile Home Park (originally filed
with Form 10-K for the fiscal year
ended December 31, 1987)
10(e) Contingent Purchase Price Incorporated by reference to Form
Agreement between the 10-K for fiscal year ended
Partnership and The Park of December 1997.
the Four Seasons (originally
filed with Form 10-K for the
fiscal year ended December
31, 1987)
-23-
38
28 Letter summary of the Filed herewith.
Estimated fair market values of the
Partnership's four manufactured housing
Communities, as of March 1, 2001
-24-