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FORM 10-K
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
(Mark One)
|X| ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the fiscal year ended March 31, 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 number: 0-26048
WNC HOUSING TAX CREDIT FUND IV, L.P., Series 1
California 33-0563307
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
3158 Redhill Avenue, Suite 120, Costa Mesa, CA 92626
(714) 662-5565
Securities registered pursuant to Section12(b) of the Act:
NONE
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
--------- ---------
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K. |X|
1
Indicate by check mark whether the registrant is an accelerated filer.
Yes No X
----------- ----------------
State the aggregate market value of the voting and non-voting common equity held
by non-affiliates computed by reference to the price at which the common equity
was last sold, or the average bid and asked price of such common equity, as of
the last business day of the registrant's most recently completed second fiscal
quarter.
INAPPLICABLE
DOCUMENTS INCORPORATED BY REFERENCE
List hereunder the following documents if incorporated by reference and the Part
of the Form 10-K (e.g., Part I, Part II, etc.) into which the document is
incorporated: (1) Any annual report to security holders; (2) Any proxy or
information statement; and (3) Any prospectus filed pursuant to Rule 424(b) or
(c) under the Securities Act of 1933. The listed documents should be clearly
described for identification purposes (e.g., annual report to security holders
for fiscal year ended December 24, 1980).
NONE
2
PART I.
Item 1. Business
Organization
WNC Housing Tax Credit Fund IV, L.P., Series 1 (the "Partnership") is a
California Limited Partnership formed under the laws of the State of California
on May 4, 1993. The Partnership was formed to acquire limited partnership
interests in limited partnerships or limited liability companies ("Local Limited
Partnerships") which own multifamily housing complexes that are eligible for
low-income housing federal and, in certain cases, California income tax credits
("Low Income Housing Credits").
The general partner of the Partnership is WNC Tax Credit Partners IV, L.P. ("TCP
IV"). The general partner of TCP IV is WNC & Associates, Inc. ("Associates").
The chairman and president own substantially all of the outstanding stock of
Associates. The business of the Partnership is conducted primarily through
Associates as neither TCP IV nor the Partnership have employees of their own.
Pursuant to a registration statement filed with the Securities and Exchange
Commission, on October 20, 1993, the Partnership commenced a public offering of
10,000 Units of Limited Partnership Interest ("Units"), at a price of $1,000 per
Unit. The Partnership's offering terminated on July 19, 1994. A total of 10,000
Limited Partnership Interests representing $10,000,000 had been sold. Holders of
Limited Partnership Interests are referred to herein as "Limited Partners."
Description of Business
The Partnership's principal business objective is to provide its Limited
Partners with Low Income Housing Credits. The Partnership's principal business
therefore consists of investing as a limited partner or non-managing member in
Local Limited Partnerships each of which will own and operate a multi-family
housing complex (the "Housing Complexes") which will qualify for the Low Income
Housing Credit. In general, under Section 42 of the Internal Revenue Code, an
owner of low-income housing can receive the Low Income Housing Credit to be used
to reduce Federal taxes otherwise due in each year of a ten-year period. In
general, under Section 17058 of the California Revenue and Taxation Code, an
owner of low-income housing can receive the Low Income Housing Credit to be used
against California taxes otherwise due in each year of a four-year period. Each
Housing Complex is subject to a fifteen-year compliance period (the "Compliance
Period"), and under state law may have to be maintained as low income housing
for 30 or more years.
In general, in order to avoid recapture of Low Income Housing Credits, the
Partnership does not expect that it will dispose of its interests in Local
Limited Partnerships ("Local Limited Partnership Interests") or approve the sale
by any Local Limited Partnership of its Housing Complex prior to the end of the
applicable Compliance Period. Because of (i) the nature of the Housing
Complexes, (ii) the difficulty of predicting the resale market for low-income
housing 15 or more years in the future, and (iii) the ability of government
lenders to disapprove of transfer, it is not possible at this time to predict
whether the liquidation of the Partnership's assets and the disposition of the
proceeds, if any, in accordance with the Partnership's Agreement of Limited
Partnership, dated May 4, 1993, (the "Partnership Agreement"), will be able to
be accomplished promptly at the end of the 15-year period. If a Local Limited
Partnership is unable to sell its Housing Complex, it is anticipated that the
local general partner ("Local General Partner") will either continue to operate
such Housing Complex or take such other actions as the Local General Partner
believes to be in the best interest of the Local Limited Partnership.
Notwithstanding the preceding, circumstances beyond the control of the General
Partner or the Local General Partners may occur during the Compliance Period,
which would require the Partnership to approve the disposition of a Housing
Complex prior to the end thereof, possibly resulting in recapture of Low Income
Housing Credits.
3
As of March 31, 2003, the Partnership had invested in twenty-one Local Limited
Partnerships. Each of these Local Limited Partnerships owns a Housing Complex
that is eligible for the federal Low Income Housing Credit. Certain Local
Limited Partnerships may also benefit from government programs promoting low- or
moderate-income housing.
Certain Risks and Uncertainties
An investment in the Partnership and the Partnership's investments in Local
Limited Partnerships and their Housing Complexes are subject to risks. These
risks may impact the tax benefits of an investment in the Partnership, and the
amount of proceeds available for distribution to the Limited Partners, if any,
on liquidation of the Partnership's investments. Some of those risks include the
following:
The Low Income Housing Credit rules are extremely complicated. Noncompliance
with these rules results in the loss of future Low Income Housing Credit s and
the fractional recapture of Low Income Housing Credits already taken. In most
cases the annual amount of Low Income Housing Credits that an individual can use
is limited to the tax liability due on the person's last $25,000 of taxable
income. The Local Limited Partnerships may be unable to sell the Housing
Complexes at a profit. Accordingly, the Partnership may be unable to distribute
any cash to its investors. Low Income Housing Credits may be the only benefit
from an investment in the Partnership.
The Partnership has invested in a limited number of Local Limited Partnerships.
Such limited diversity means that the results of operation of each single
Housing Complex will have a greater impact on the Partnership. With limited
diversity, poor performance of one Housing Complex could impair the
Partnership's ability to satisfy its investment objectives. Each Housing Complex
is subject to mortgage indebtedness. If a Local Limited Partnership failed to
pay its mortgage, it could lose its Housing Complex in foreclosure. If
foreclosure were to occur during the first 15 years, the loss of any remaining
future Low Income Housing Credits, a fractional recapture of prior Low Income
Housing Credits, and a loss of the Partnership's investment in the Housing
Complex would occur. The Partnership is a limited partner or non-managing member
of each Local Limited Partnership. Accordingly, the Partnership will have very
limited rights with respect to management of the Local Limited Partnerships. The
Partnership will rely totally on the Local General Partners. Neither the
Partnership's investments in Local Limited Partnerships, nor the Local Limited
Partnerships' investments in Housing Complexes, are readily marketable. To the
extent the Housing Complexes receive government financing or operating
subsidies, they may be subject to one or more of the following risks:
difficulties in obtaining tenants for the Housing Complexes; difficulties in
obtaining rent increases; limitations on cash distributions; limitations on
sales or refinancing of Housing Complexes; limitations on transfers of interests
in Local Limited Partnerships; limitations on removal of Local General Partners;
limitations on subsidy programs; and possible changes in applicable regulations.
Uninsured casualties could result in loss of property and Low Income Housing
Credits and recapture of Low Income Housing Credits previously taken. The value
of real estate is subject to risks from fluctuating economic conditions,
including employment rates, inflation, tax, environmental, land use and zoning
policies, supply and demand of similar properties, and neighborhood conditions,
among others.
The ability of Limited Partners to claim tax losses from the Partnership is
limited. The IRS may audit the Partnership or a Local Limited Partnership and
challenge the tax treatment of tax items. The amount of Low Income Housing
Credits and tax losses allocable to the investors could be reduced if the IRS
were successful in such a challenge. The alternative minimum tax could reduce
tax benefits from an investment in the Partnership. Changes in tax laws could
also impact the tax benefits from an investment in the Partnership and/or the
value of the Housing Complexes.
No trading market for the Units exists or is expected to develop. Investors may
be unable to sell their Units except at a discount and should consider their
Units to be a long-term investment. Individual investors will have no recourse
if they disagree with actions authorized by a vote of the majority of Limited
Partners.
Exit Strategy
The IRS compliance period for low-income housing tax credit properties is
generally 15 years from occupancy following construction or rehabilitation
completion. WNC was one of the first in the industry to offer investments using
the tax credit. Now these very first programs are completing their compliance
period.
4
With that in mind, we are continuing our review of the Partnership's holdings,
with special emphasis on the more mature properties including those that have
satisfied the IRS compliance requirements. Our review will consider many factors
including extended use requirements on the property (such as those due to
mortgage restrictions or state compliance agreements), the condition of the
property, and the tax consequences to the investors from the sale of the
property.
Upon identifying those properties with the highest potential for a successful
sale, refinancing or syndication, we expect to proceed with efforts to liquidate
those properties. Our objective is to maximize the investors' return wherever
possible and, ultimately, to wind down those funds that no longer provide tax
benefits to investors. To date no properties in the Partnership have been
selected.
Item 2. Properties
Through its investments in Local Limited Partnerships, the Partnership holds
limited partnership interests in the Housing Complexes. The following table
reflects the status of the twenty-one Housing Complexes as the dates and for the
periods indicated:
5
---------------------------------- -----------------------------------------------
As of March 31, 2003 As of December 31, 2002
---------------------------------- -----------------------------------------------
Partnership's Estimated Low Encumbrances
Total Investment Amount of Income of Local
General Partner in Local Limited Investment Number of Housing Limited
Partnership Name Location Name Partnerships Paid to Date Units Occupancy Credits Partnerships
- ------------------------------------------------------------------------------------------------------------------------------------
Alpine Alpine, 1600 Capital Company,
Manor, L.P. Texas Inc. $ 195,000 $ 195,000 36 100% $ 394,000 $ 904,000
Baycity
Village Green
Apartments, Companies
Limited Baytown, Development
Partnership Texas Group, Inc. 301,000 301,000
62 97% 629,000 1,442,000
Beckwood Manor Phillips
Seven Limited Marianna, Development
Partnership Arkansas Corporation 307,000 307,000 42 93% 636,000 1,377,000
Briscoe Manor
Limited Galena, McKnight &
Partnership Maryland Decoster, Inc. 308,000 308,000 31 100% 648,000 1,476,000
Evergreen Four Phillips
Limited Maynard, Development
Partnership Arkansas Corporation 195,000 195,000 24 63% 402,000 862,000
Fawn Haven Georg E. Maharg
Limited Manchester, and Maharg
Partnership Ohio Realty, Inc. 167,000 167,000 28 93% 376,000 847,000
Fort Stockton Ft.Stockton, 1600 Capital
Manor, L.P. Texas Company,Inc. 224,000 224,000 36 94% 453,000 1,042,000
Hidden Valley
Limited Gallup, New Alan Deke
Partnership Mexico Noftsker 412,000 412,000 40 100% 801,000 1,472,000
HOI Limited Lenoir, Housing
Partnership Of North Opportunities,
Lenoir Carolina Inc. 198,000 198,000 34 97% 400,000 526,000
Indian Creek
Limited Bucyrus, Georg E.
Partnership Ohio Maharg 306,000 306,000 48 92% 637,000 1,456,000
Laurel San Luis San Luis Obispo
Creek Obispo, Non-Profit Housing
Apartments California Corp. 1,030,000 1,030,000 24 100% 2,103,000 609,000
Madisonville
Manor Senior
Citizens Madisonville,
Complex, Ltd. Texas Jean Johnson 174,000 174,000 32 100% 375,000 895,000
6
---------------------------------- -----------------------------------------------
As of March 31, 2003 As of December 31, 2002
---------------------------------- -----------------------------------------------
Partnership's Estimated Low Encumbrances
Total Investment Amount of Income of Local
General Partner in Local Limited Investment Number of Housing Limited
Partnership Name Location Name Partnerships Paid to Date Units Occupancy Credits Partnerships
- ------------------------------------------------------------------------------------------------------------------------------------
Mt. Graham Safford, Rural
Housing, Ltd. Arizona Housing, Inc. 410,000 410,000 40 88% 788,000 1,394,000
Northside Plaza Angleton,
Apartments, Ltd. Texas Jean Johnson 282,000 282,000 48 100% 607,000 1,348,000
Pampa Manor, Pampa, 1600 Capital Company,
L.P. Texas Inc. 180,000 180,000 32 84% 363,000 838,000
Community Housing
Assistance Program,
Regency Inc., a California
Court Monrovia, Nonprofit
Partners California Corporation 1,692,000 1,690,000 115 98% 3,293,000 5,017,000
Sandpiper
Square, a Aulander,
Limited North I. Norwood
Partnership Carolina Stone 219,000 219,000 24 100% 433,000 938,000
Seneca Falls Seneca David R. Bacon
East Apartments Falls, New and Frank
Company II, L.P. York Salvatore 270,000 270,000 32 97% 360,000 885,000
Vernon Manor, Vernon, 1600 Capital Company,
L.P. Texas Inc. 177,000 177,000 28 100% 325,000 745,000
Waterford Calhoun Thomas E. Connelly, Jr.,
Place, a Falls, TEC Rental Properties Inc.,
Limited South Warren H.Abernathy, II
Partnership Carolina Inc., and Solid Inc., 272,000 272,000 32 97% 549,000 1,169,000
Yantis Housing,
Ltd. Yantis, Charles
Texas Cannon Jr. 145,000 145,000 24 100% 287,000 622,000
------------ ------------ ---- ---- ------------- ------------
$ 7,464,000 $ 7,462,000 812 95% $ 14,859,000 $ 25,864,000
============ ============ ==== ==== ============= ============
7
---------------------------------------------------------------------------
For the year ended December 31, 2002
---------------------------------------------------------------------------
Partnership Name Rental Income Net Loss Low Income Housing
Credits Allocated to
Partnership
- --------------------------------------------------------------------------------------------------------------------
Alpine Manor, L.P. $ 121,000 $ (17,000) 99%
Baycity Village Apartments, Limited
Partnership 309,000 (31,000) 99%
Beckwood Manor Seven Limited Partnership 148,000 (41,000) 95%
Briscoe Manor Limited Partnership 179,000 (50,000) 99%
Evergreen Four Limited Partnership 83,000 (40,000) 95%
Fawn Haven Limited Partnership 85,000 (15,000) 99%
Fort Stockton Manor, L.P. 131,000 (22,000) 99%
Hidden Valley Limited Partnership 182,000 (23,000) 99%
HOI Limited Partnership Of Lenoir 148,000 (18,000) 99%
Indian Creek Limited Partnership 148,000 (28,000) 99%
Laurel Creek Apartments 194,000 (19,000) 99%
Madisonville Manor Senior Citizens
Complex, Ltd. 110,000 (1,000) 99%
Mt. Graham Housing, Ltd. 148,000 (64,000) 99%
Northside Plaza Apartments, Ltd. 171,000 (10,000) 99%
Pampa Manor, L.P. 95,000 (26,000) 99%
Regency Court Partners 686,000 (75,000) 99%
Sandpiper Square, a Limited Partnership 98,000 (23,000) 99%
Seneca Falls East Apartments Company
II, L.P. 152,000 (25,000) 99.98%
Vernon Manor, L.P. 96,000 (8,000) 99%
Waterford Place, a Limited Partnership 126,000 (46,000) 99%
Yantis Housing, Ltd. 77,000 (24,000) 99%
----------- ------------
$ 3,487,000 $ (606,000)
=========== ============
8
Item 3. Legal Proceedings
NONE.
Item 4. Submission of Matters to a Vote of Security Holders
NONE.
PART II.
Item 5. Market for Registrant's Common Equity and Related Stockholder Matters
Item 5a.
(a) The Units are not traded on a public exchange but were sold through a
public offering. It is not anticipated that any public market will develop
for the purchase and sale of any Unit and none exists. Units can be
assigned only if certain requirements in the Partnership Agreement are
satisfied.
(b) At March 31, 2003, there were 715 Limited Partners.
(c) The Partnership was not designed to provide cash distributions to Limited
Partners in circumstances other than refinancing or disposition of its
investments in Local Limited Partnerships.
(d) No unregistered securities were sold by the Partnership during the year
ended March 31, 2003.
Item 5b.
NOT APPLICABLE
Item 6. Selected Financial Data
Selected balance sheet information for the Partnership is as follows:
March 31 December 31
--------------------------------------------------------------- ------------
2003 2002 2001 2000 1999 1998
----------- ----------- ----------- ----------- ----------- ------------
ASSETS
Cash and cash equivalents $ 238,047 $ 277,292 $ 312,214 $ 310,214 $ 341,350 $ 389,536
Investments in limited
partnerships, net 1,965,138 2,234,002 2,823,846 3,538,899 4,298,485 4,495,621
Due from affiliate - - - 18,407 - -
----------- ----------- ----------- ----------- ----------- ------------
$ 2,203,185 $ 2,511,294 $ 3,136,060 $ 3,867,520 $ 4,639,835 $ 4,885,157
=========== =========== =========== =========== =========== ============
LIABILITIES
Payables to limited $
partnerships $ 2,303 $ 2,303 2,303 $ 2,303 $ 25,301 $ 25,301
Accrued fees and expenses
due to general partner
and affiliates 147,057 134,569 115,667 104,593 80,940 106,500
PARTNERS' EQUITY 2,053,825 2,374,422 3,018,090 3,760,624 4,533,594 4,753,356
----------- ----------- ----------- ----------- ----------- ------------
$ 2,203,185 $ 2,511,294 $ 3,136,060 $ 3,867,520 $ 4,639,835 $ 4,885,157
=========== =========== =========== =========== =========== ============
9
Selected results of operations, cash flows and other information for the Partnership are as follows:
For the Year
For the Years Ended For the Three Months Ended
March 31 Ended March 31 December 31
-------------------------------------------------- ----------------------- ------------
2003 2002 2001 2000 1999 1998 1998
----------- ----------- ----------- ---------- ---------- ---------- ------------
(Unaudited)
Loss from operations $ (81,348)$ (78,700) $ (76,146) $ (79,134) $ (33,750) $ (17,496) $ (126,723)
Equity in losses of
limited
partnerships (239,249) (564,968) (666,388) (693,836) (186,012) (185,500) (728,078)
----------- ----------- ----------- ---------- ---------- ---------- ------------
Net loss $ (320,597)$ (643,668) $ (742,534) $ (772,970) $ (219,762) $ (202,996) $ (854,801)
=========== =========== =========== ========== ========== ========== ============
Net loss allocated to:
General Partner $ (3,206)$ (6,437) $ (7,425) $ (7,730) $ (2,198) $ (2,030) $ (8,548)
=========== =========== =========== ========== ========== ========== ============
Limited Partners $ (317,391)$ (637,231) $ (735,109) $ (765,240) $ (217,564) $ (200,966) $ (846,253)
=========== =========== =========== ========== ========== ========== ============
Net loss per limited
partner unit $ (31.74)$ (63.72) $ (73.51) $ (76.52) $ (21.76) $ (20.10) $ (84.63)
=========== =========== =========== ========== ========== ========== ============
Outstanding weighted
limited partner
units 10,000 10,000 10,000 10,000 10,000 10,000 10,000
=========== =========== =========== ========== ========== ========== ============
For the Year
For the Years Ended For the Three Months Ended
March 31 Ended March 31 December 31
-------------------------------------------------- ----------------------- ------------
2003 2002 2001 2000 1999 1998 1998
----------- ----------- ----------- ---------- ---------- ---------- ------------
(unaudited)
Net cash provided by
(used in):
Operating activities $ (45,048) $ (35,847)$ (18,169) $ (45,392) $ (52,186) $ (5,082) $ (54,089)
Investing activities 5,803 925 20,169 14,256 4,000 5,225 (334,823)
----------- ----------- ----------- ---------- ---------- ---------- ------------
Net change in cash
and
cash equivalents (39,245) (34,922) 2,000 (31,136) (48,186) 143 (388,912)
Cash and cash
equivalents,
beginning of period 277,292 312,214 310,214 341,350 389,536 778,448 778,448
----------- ----------- ----------- ---------- ---------- ---------- ------------
Cash and cash
equivalents,
end of period $ 238,047 $ 277,292 $ 312,214 $ 310,214 $ 341,350 $ 778,591 $ 389,536
=========== =========== =========== ========== ========== ========== ============
Low Income Housing Credit per Unit was as follows for the years ended December 31:
2002 2001 2000 1999 1998
----------- ------------ ------------ ------------ ------------
Federal $ 146 $ 145 $ 149 $ 146 $ 142
State - - - - -
----------- ------------ ------------ ------------ ------------
Total $ 146 $ 145 $ 149 $ 146 $ 142
=========== ============ ============ ============ ============
Item 7. Management's Discussion and Analysis of Financial Condition and Results
of Operations
Forward Looking Statements
With the exception of the discussion regarding historical information,
"Management's Discussion and Analysis of Financial Condition and Results of
Operations" and other discussions elsewhere in this Form 10-K contain forward
looking statements. Such statements are based on current expectations subject to
uncertainties and other factors which may involve known and unknown risks that
could cause actual results of operations to differ materially from those
projected or implied. Further, certain forward-looking statements are based upon
assumptions about future events which may not prove to be accurate.
10
Risks and uncertainties inherent in forward looking statements include, but are
not limited to, our future cash flows and ability to obtain sufficient
financing, level of operating expenses, conditions in the low income housing tax
credit property market and the economy in general, as well as legal proceedings.
Historical results are not necessarily indicative of the operating results for
any future period.
Subsequent written and oral forward looking statements attributable to us or
persons acting on our behalf are expressly qualified in their entirety by
cautionary statements in this Form 10-K and in other reports we filed with the
Securities and Exchange Commission. The following discussion should be read in
conjunction with the Financial Statements and the Notes thereto included
elsewhere in this filing.
Critical Accounting Policies and Certain Risks and Uncertainties
The Company believes that the following discussion addresses the Partnership's
most significant accounting policies, which are the most critical to aid in
fully understanding and evaluating the Company's reported financial results, and
certain of the Partnership's risks and uncertainties.
Use of Estimates
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 period. Actual results could materially differ from those
estimates.
Method of Accounting For Investments in Limited Partnerships
The Partnership accounts for its investments in limited partnerships using the
equity method of accounting, whereby the Partnership adjusts its investment
balance for its share of the Local Limited Partnerships' results of operations
and for any contributions made or distributions received. The Partnership
reviews the carrying amount of an individual investment in a Local Limited
Partnership for possible impairment whenever events or changes in circumstances
indicate that the carrying amount of such investment may not be recoverable.
Recoverability of such investment is measured by a comparison of the carrying
amount to future undiscounted net cash flows expected to be generated. If an
investment is considered to be impaired, the impairment to be recognized is
measured by the amount by which the carrying amount of the investment exceeds
fair value. The accounting policies of the Local Limited Partnerships are
generally consistent with those of the Partnership. Costs incurred by the
Partnership in acquiring the investments are capitalized as part of the
investment account and are being amortized over 30 years.
Equity in losses of the Local Limited Partnerships for each year ended March 31
have been recorded by the Partnership based on nine months of reported results
provided by the Local Limited Partnerships for each year ended December 31 and
on three months of results estimated by management of the Partnership for each
three-month period ended March 31. Management's estimate for the three-month
period is based on either actual unaudited results reported by the Local Limited
Partnerships or historical trends in the operations of the Local Limited
Partnerships. Equity in losses of the Local Limited Partnerships are recognized
in the financial statements until the related investment account is reduced to a
zero balance. Losses incurred after the investment account is reduced to zero
are not recognized. If the Local Limited Partnerships report net income in
future years, the Partnership will resume applying the equity method only after
its share of such net income equals the share of net losses not recognized
during the period(s) the equity method was suspended.
Distributions received from the Local Limited Partnerships are accounted for as
a reduction of the investment balance. Distributions received after the
investment has reached zero are recognized as income.
Income Taxes
No provision for income taxes has been recorded in the financial statements as
any liability for income taxes is the obligation of the partners of the
Partnership.
11
Certain Risks and Uncertainties
An investment in the Partnership and the Partnership's investments in Local
Limited Partnerships and their Housing Complexes are subject to risks. These
risks may impact the tax benefits of an investment in the Partnership, and the
amount of proceeds available for distribution to the Limited Partners, if any,
on liquidation of the Partnership's investments. Some of those risks include the
following:
The Low Income Housing Credit rules are extremely complicated. Noncompliance
with these rules results in the loss of future Low Income Housing Credit s and
the fractional recapture of Low Income Housing Credits already taken. In most
cases the annual amount of Low Income Housing Credits that an individual can use
is limited to the tax liability due on the person's last $25,000 of taxable
income. The Local Limited Partnerships may be unable to sell the Housing
Complexes at a profit. Accordingly, the Partnership may be unable to distribute
any cash to its investors. Low Income Housing Credits may be the only benefit
from an investment in the Partnership.
The Partnership has invested in a limited number of Local Limited Partnerships.
Such limited diversity means that the results of operation of each single
Housing Complex will have a greater impact on the Partnership. With limited
diversity, poor performance of one Housing Complex could impair the
Partnership's ability to satisfy its investment objectives. Each Housing Complex
is subject to mortgage indebtedness. If a Local Limited Partnership failed to
pay its mortgage, it could lose its Housing Complex in foreclosure. If
foreclosure were to occur during the first 15 years, the loss of any remaining
future Low Income Housing Credits, a fractional recapture of prior Low Income
Housing Credits, and a loss of the Partnership's investment in the Housing
Complex would occur. The Partnership is a limited partner or non-managing member
of each Local Limited Partnership. Accordingly, the Partnership will have very
limited rights with respect to management of the Local Limited Partnerships. The
Partnership will rely totally on the Local General Partners. Neither the
Partnership's investments in Local Limited Partnerships, nor the Local Limited
Partnerships' investments in Housing Complexes, are readily marketable. To the
extent the Housing Complexes receive government financing or operating
subsidies, they may be subject to one or more of the following risks:
difficulties in obtaining tenants for the Housing Complexes; difficulties in
obtaining rent increases; limitations on cash distributions; limitations on
sales or refinancing of Housing Complexes; limitations on transfers of interests
in Local Limited Partnerships; limitations on removal of Local General Partners;
limitations on subsidy programs; and possible changes in applicable regulations.
Uninsured casualties could result in loss of property and Low Income Housing
Credits and recapture of Low Income Housing Credits previously taken. The value
of real estate is subject to risks from fluctuating economic conditions,
including employment rates, inflation, tax, environmental, land use and zoning
policies, supply and demand of similar properties, and neighborhood conditions,
among others.
The ability of Limited Partners to claim tax losses from the Partnership is
limited. The IRS may audit the Partnership or a Local Limited Partnership and
challenge the tax treatment of tax items. The amount of Low Income Housing
Credits and tax losses allocable to the investors could be reduced if the IRS
were successful in such a challenge. The alternative minimum tax could reduce
tax benefits from an investment in the Partnership. Changes in tax laws could
also impact the tax benefits from an investment in the Partnership and/or the
value of the Housing Complexes.
No trading market for the Units exists or is expected to develop. Investors may
be unable to sell their Units except at a discount and should consider their
Units to be a long-term investment. Individual investors will have no recourse
if they disagree with actions authorized by a vote of the majority of Limited
Partners.
To date, certain Local Limited Partnerships have incurred significant operating
losses and have working capital deficiencies. In the event these Local Limited
Partnerships continue to incur significant operating losses, additional capital
contributions by the Partnership and/or the Local General Partner may be
required to sustain the operations of such Local Limited Partnerships. If
additional capital contributions are not made when they are required, the
Partnership's investment in certain of such Local Limited Partnerships could be
impaired, and the loss and recapture of the related tax credits could occur.
12
Financial Condition
The Partnership's assets at March 31, 2003 consisted primarily of $238,000 in
cash and aggregate investments in the 21 Local Limited Partnerships of
$1,965,000. Liabilities at March 31, 2003 were $149,000, of which $147,000 was
accrued annual management fees and advances due to the General Partner, and
$2,000 was a payable to a limited partnership.
Results of Operations
Year Ended March 31, 2003 Compared to Year Ended March 31, 2002 The
Partnership's net loss for the year ended March 31, 2003 was $(321,000),
reflecting a decrease of $323,000 from the net loss experienced for the year
ended March 31, 2002. The decline in net loss is primarily due to equity in
losses from limited partnerships which declined by $326,000 to $(239,000) for
the year ended March 31, 2003 from $(565,000) for the year ended March 31, 2002.
Equity in losses of limited partnerships decreased from prior year due to a
reduction of the write-off of acquisition fees and costs in the current year
related to the investments that have gone below zero. The equity in losses
decrease is also due to one of the Local Limited Partnerships having an
extraordinary gain of $86,000 in the current year.
Year Ended March 31, 2002 Compared to Year Ended March 31, 2001. The
Partnership's net loss for the year ended March 31, 2002 was $(644,000),
reflecting a decrease of $99,000 from the net loss experienced for the year
ended March 31, 2001. The decline in net loss is primarily due to equity in
losses of limited partnerships which declined by $101,000 to $(565,000) for the
year ended March 31, 2002 from $(666,000) for the year ended March 31, 2001.
Equity in losses of limited partnerships decreased from prior year due to a
reduction of the write-off of acquisition fees and costs in the current year
related to the investments that have gone below zero.
Liquidity and Capital Resources
Year Ended March 31, 2003 Compared to Year Ended March 31, 2002. Net cash used
during the year ended March 31, 2003 was $(39,000) compared to net cash used for
the year ended March 31, 2002 of $(35,000). The change was primarily due to a
$9,000 increase of cash used for operating expenses of which $4,000 resulted
from a decrease in interest income, offset by an increase of $5,000 of cash
provided by investing activities resulting from a decrease of investments in
limited partnerships of $16,000 from prior year offset by a decrease of $11,000
in distributions from limited partners.
Year Ended March 31, 2002 Compared to Year Ended March 31, 2001. Net cash used
during the year ended March 31, 2002 was $(35,000), compared to net cash
provided for the year ended March 31, 2001 of $2,000. The change was primarily
due to a $18,000 increase of cash used for operating expenses of which $10,000
resulted from a decrease in interest income, and an increase of $16,000 in
capital contributions paid to the Local Limited Partnerships.
The financial statements of one Local Limited Partnership were prepared assuming
the limited partnership will continue as a going concern. The auditor for this
entity has expressed substantial doubt as to this entity's ability to continue
as a going concern as a result of the property tax issue discussed below. The
Partnership had a $183,195 and $256,705, remaining investment in such Local
Limited Partnership at March 31, 2003 and 2002, respectively. The Partnership's
original investment in the Local Limited Partnership approximated $1,691,585.
Through December 31, 2002, the Local Limited Partnership has had recurring
losses, working capital deficiencies and has not been billed for certain
property tax expenses due since 1994. The Local Limited Partnership is seeking
abatement or an extended payment plan to pay down certain of these liabilities;
however, if the Local Limited Partnership is unsuccessful, additional funding
may be requested from the Partnership. In the event the Local Limited
Partnership is required to liquidate or sell its property, the net proceeds
could be significantly less than the carrying value of such property. As of
December 31, 2002 and 2001, the carrying value of such property on the books and
records of the Local Limited Partnership totaled $6,311,179 and $6,507,470.
The Partnership expects its future cash flows, together with its net available
assets at March 31, 2003, to be sufficient to meet all currently foreseeable
future cash requirements. This excludes amounts owed to Associates by the
Partnership disclosed below.
13
Future Contractual Cash Obligations
The following table summarizes our future contractual cash obligations as of March 31, 2003:
2004 2005 2006 2007 2008 Thereafter Total
--------- --------- --------- --------- --------- ---------- ----------
Asset Management Fees (1) $ 187,167 $ 42,000 $ 42,000 $ 42,000 $ 42,000 $ 1,764,000 $ 2,119,167
Capital Contributions
Payable to Lower Tier
Partnerships 2,303 - - - - - 2,303
--------- --------- --------- --------- --------- ---------- ----------
Total contractual cash
obligations $ 189,470 $ 42,000 $ 42,000 $ 42,000 $ 42,000 $ 1,764,000 $ 2,121,470
========= ========= ========= ========= ========= ========== ==========
(1) Asset Management Fees are payable annually until termination of the
Partnership, which is to occur no later than 2050. The estimate of the fees
payable included herein assumes the retention of the Partnership's interest in
all Housing Complexes until 2050. Amounts due to the General Partner as of March
31, 2003 have been included in the 2004 column. The General Partner does not
anticipate that these fees will be paid until such time as capital reserves are
in excess of the future foreseeable working capital requirements of the
Partnership.
For additional information on our Asset Management Fees and Capital
Contributions Payable to Lower Tier Partnerships, see Notes 2, 3 and 4 to the
financial statements included elsewhere herein.
Exit Strategy
The IRS compliance period for low-income housing tax credit properties is
generally 15 years from occupancy following construction or rehabilitation
completion. WNC was one of the first in the industry to offer investments using
the tax credit. Now these very first programs are completing their compliance
period.
With that in mind, we are continuing our review of the Partnership's holdings,
with special emphasis on the more mature properties including those that have
satisfied the IRS compliance requirements. Our review will consider many factors
including extended use requirements on the property (such as those due to
mortgage restrictions or state compliance agreements), the condition of the
property, and the tax consequences to the investors from the sale of the
property.
Upon identifying those properties with the highest potential for a successful
sale, refinancing or syndication, we expect to proceed with efforts to liquidate
those properties. Our objective is to maximize the investors' return wherever
possible and, ultimately, to wind down those funds that no longer provide tax
benefits to investors. To date no properties in the Partnership have been
selected.
Impact of New Accounting Pronouncements
In June 2001, the Financial Accounting Standards Board ("FASB") issued Statement
of Financial Accounting Standards ("SFAS") No. 143, "Accounting for Asset
Retirement Obligations", which requires that the fair value of a liability for
an asset retirement obligation be recognized in the period in which it is
incurred with the associated asset retirement costs being capitalized as a part
of the carrying amount of the long-lived asset. SFAS No. 143 also includes
disclosure requirements that provide a description of asset retirement
obligations and reconciliation of changes in the components of those
obligations. The statement is effective for fiscal years beginning after June
15, 2002. The Partnershp does not expect the adoption of SFAS No. 143 to have a
material effect on the Partnerhip's financial position or results of operations.
In August 2001, the FASB issued SFAS No. 144, "Impairment or Disposal of
Long-Lived Assets," which addresses accounting and financial reporting for the
impairment or disposal of long-lived assets. This standard was effective for the
Partnership's financial statements beginning January 1, 2002. The implementation
of SFAS No. 144 did not have a material impact on the Partnership's financial
position or results of operations.
14
In April 2002, the FASB issued SFAS No. 145, "Rescission of FASB Statements No.
4, 44, and 64, Amendment of FASB Statement No. 13, and Technical Corrections."
SFAS No. 145 rescinded three previously issued statements and amended SFAS No.
13, "Accounting for Leases." The statement provides reporting standards for debt
extinguishments and provides accounting standards for certain lease
modifications that have economic effects similar to sale-leaseback transactions.
The statement is effective for certain lease transactions occurring after May
15, 2002 and all other provisions of the statement shall be effective for
financial statements issued on or after May 15, 2002. The implementation of SFAS
No. 145 did not have a material impact on the Partnership's financial position
or results of operations.
In June 2002, the FASB issued SFAS No. 146, "Accounting for Costs Associated
with Exit or Disposal Activities," which updates accounting and reporting
standards for personnel and operational restructurings. The Partnership adopted
SFAS No. 146 for exit, disposal or other restructuring activities initiated
after December 31, 2002. The adoption of SFAS No. 146 did not have a material
effect on the Partnership's financial position or results of operations.
In November 2002, the FASB issued Interpretation No. 45 ("FIN 45"), "Guarantor's
Accounting and Disclosure Requirements for Guarantees, Including Indirect
Guarantees of Indebtedness of Others." The adoption of FIN 45 did not have a
material impact on the Partnership's finacial position or results of operations.
In December 2002, the FASB issued SFAS No. 148, "Accounting for Stock-Based
Compensation - Transition and Disclosure - an Amendment to SFAS No. 123." SFAS
No. 148 provides alternative methods of transition for a voluntary change to the
fair value based method on accounting for stock-based employee compensation. The
implementation of SFAS No. 148 is not expected to have a material effect on the
Partnership's financial position or results of operations.
In January 2003, the FASB issued Interpretation No. 46 ("FIN 46"),
"Consolidation of Variable Interest Entities." The adoption of FIN 46 did not
have a material impact on the Partnership's financial position or results of
operations.
Item 7A. Quantitative and Qualitative Disclosures About Market Risk
NOT APPLICABLE
Item 8. Financial Statements and Supplementary Data
15
REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
--------------------------------------------------
To the Partners
WNC Housing Tax Credit Fund IV, L.P., Series 1
We have audited the accompanying balance sheets of WNC Housing Tax Credit Fund
IV, L.P., Series 1 (a California Limited Partnership) (the "Partnership") as of
March 31, 2003 and 2002, and the related statements of operations, partners'
equity (deficit) and cash flows for the years ended March 31, 2003, 2002 and
2001. These financial statements are the responsibility of the Partnership's
management. Our responsibility is to express an opinion on these financial
statements based on our audits. A significant portion of the financial
statements of the limited partnerships in which the Partnership is a limited
partner were audited by other auditors whose reports have been furnished to us.
As discussed in Note 2 to the financial statements, the Partnership accounts for
its investments in limited partnerships using the equity method. The portion of
the Partnership's investment in limited partnerships audited by other auditors
represented 74% and 72% of the total assets of the Partnership at March 31, 2003
and 2002, respectively, and 79%, 79% and 81% of the Partnership's equity in
losses of limited partnerships for the years ended March 31, 2003, 2002 and
2001, respectively. Our opinion, insofar as it relates to the amounts included
in the financial statements for the limited partnerships which were audited by
others, is based solely on the reports of the other auditors.
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 are free of material misstatement. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audits and the reports of
the other auditors provide a reasonable basis for our opinion.
In our opinion, based on our audits and the reports of other auditors, the
financial statements referred to above present fairly, in all material respects,
the financial position of WNC Housing Tax Credit Fund IV, L.P., Series 1 (a
California Limited Partnership) as of March 31, 2003 and 2002, and the results
of its operations and its cash flows for the years ended March 31, 2003, 2002
and 2001, in conformity with accounting principles generally accepted in the
United States of America.
/s/ BDO SEIDMAN, LLP
Costa Mesa, California
May 12, 2003
16
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
BALANCE SHEETS
March 31
-------------------------------
2003 2002
-------------- -------------
ASSETS
Cash and cash equivalents $ 238,047 $ 277,292
Investments in limited partnerships (Notes 2 and 3) 1,965,138 2,234,002
-------------- -------------
$ 2,203,185 $ 2,511,294
============== =============
LIABILITIES AND PARTNERS' EQUITY
(DEFICIT)
Liabilities:
Payable to a limited partnership (Note 4) $ 2,303 $ 2,303
Accrued fees and advances due to General
Partner and affiliate (Note 3) 147,057 134,569
-------------- -------------
Total liabilities 149,360 136,872
-------------- -------------
Commitments and contingencies
Partners' equity (deficit):
General partner (79,363) (76,157)
Limited partners (10,000 units authorized,
10,000 units issued and outstanding) 2,133,188 2,450,579
-------------- -------------
Total partners' equity 2,053,825 2,374,422
-------------- -------------
$ 2,203,185 $ 2,511,294
============== =============
See accompanying notes to financial statements
17
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
STATEMENTS OF OPERATIONS
For the Years Ended
March 31
-------------------------------------------
2003 2002 2001
------------ ------------- ------------
Interest income $ 3,714 $ 7,808 $ 18,304
Other income 7,475 9,798 4,200
------------ ------------- ------------
Total income 11,189 17,606 22,504
------------ ------------- ------------
Operating expenses:
Amortization (Notes 2 and 3) 23,812 23,951 28,496
Asset management fees (Note 3) 42,000 42,000 42,000
Other 26,725 30,355 28,154
------------ ------------- ------------
Total operating expenses 92,537 96,306 98,650
------------ ------------- ------------
Loss from operations (81,348) (78,700) (76,146)
Equity in losses of limited
partnerships (Note 2) (239,249) (564,968) (666,388)
------------ ------------- ------------
Net loss $ (320,597) $ (643,668) $ (742,534)
============ ============= ============
Net loss allocated to:
General partner $ (3,206) $ (6,437) $ (7,425)
============ ============= ============
Limited partners $ (317,391) $ (637,231) $ (735,109)
============ ============= ============
Net loss per limited partner unit $ (31.74) $ (63.72) $ (73.51)
============ ============= ============
Outstanding weighted limited
partner units 10,000 10,000 10,000
============ ============= ============
See accompanying notes to financial statements
18
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
STATEMENTS OF PARTNERS' EQUITY (DEFICIT)
For The Years Ended March 31, 2003, 2002 and 2001
General Limited Total
Partner Partners
--------------- --------------- ---------------
Partners' equity (deficit) at March 31, 2000 $ (62,295) $ 3,822,919 $ 3,760,624
Net loss (7,425) (735,109) (742,534)
--------------- --------------- ---------------
Partners' equity (deficit) at March 31, 2001 (69,720) 3,087,810 3,018,090
Net loss (6,437) (637,231) (643,668)
--------------- --------------- ---------------
Partners' equity (deficit) at March 31, 2002 (76,157) 2,450,579 2,374,422
Net loss (3,206) (317,391) (320,597)
--------------- --------------- ---------------
Partners' equity (deficit) at March 31, 2003 $ (79,363) $ 2,133,188 $ 2,053,825
=============== =============== ===============
See accompanying notes to financial statements
19
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
STATEMENTS OF CASH FLOWS
For the Years Ended
March 31
------------------------------------------------
2003 2002 2001
----------- -------------- ----------------
Cash flows from operating activities:
Net loss $ (320,597) $ (643,668) $ (742,534)
Adjustments to reconcile net loss to
net cash used in operating activities:
Amortization 23,812 23,951 28,496
Equity in losses of limited
partnerships 239,249 564,968 666,388
Increase in accrued fees and
expenses due to General Partner
and affiliates 12,488 18,902 11,074
Change in other assets - - 18,407
----------- -------------- ----------------
Net cash used in operating activities (45,048) (35,847) (18,169)
----------- -------------- ----------------
Cash flows from investing activities:
Investments in limited partnerships,
net - (16,028) 28
Distributions from limited
partnerships 5,803 16,953 20,141
----------- -------------- ----------------
Net cash provided by
investing activities 5,803 925 20,169
----------- -------------- ----------------
Net increase (decrease) in cash and cash equivalents (39,245) (34,922) 2,000
Cash and cash equivalents, beginning
of period 277,292 312,214 310,214
----------- -------------- ----------------
Cash and cash equivalents, end of
period $ 238,047 $ 277,292 $ 312,214
=========== ============== ================
SUPPLEMENTAL DISCLOSURE OF
CASH FLOW INFORMATION
Taxes paid $ 800 $ 800 $ 800
=========== ============== ================
See accompanying notes to financial statements
20
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
- ---------------------------------------------------
Organization
- ------------
WNC Housing Tax Credit Fund IV, L.P., Series 1, a California Limited Partnership
(the "Partnership"), was formed on May 4, 1993 under the laws of the state of
California, and commenced operations on October 20, 1993. The Partnership was
formed to invest primarily in other limited partnerships (the "Local Limited
Partnerships") which own and operate multi-family housing complexes (the
"Housing Complexes") that are eligible for low income housing credits. The local
general partners (the "Local General Partners") of each Local Limited
Partnership retain responsibility for maintaining, operating and managing the
Housing Complex.
The general partner is WNC Tax Credit Partners, IV, L.P. (the "General
Partner"), a California limited partnership. WNC & Associates, Inc. ("WNC") is
the general partner of the General Partner. The chairman and president own
substantially all of the outstanding stock of WNC. The business of the
Partnership is conducted primarily through WNC, as the Partnership has no
employees of its own.
The Partnership shall continue to be in full force and effect until December 31,
2050 unless terminated prior to that date pursuant to the partnership agreement
or law.
The financial statements include only activity relating to the business of the
Partnership, and do not give effect to any assets that the partners may have
outside of their interests in the Partnership, or to any obligations, including
income taxes, of the partners.
The Partnership Agreement authorized the sale of up to 10,000 units at $1,000
per Unit ("Units"). The offering of Units concluded in July 1994 at which time
10,000 Units in the amount of $10,000,000 had been accepted. The General Partner
has a 1% interest in operating profits and losses, taxable income and losses,
cash available for distribution from the Partnership and tax credits. The
limited partners will be allocated the remaining 99% of these items in
proportion to their respective investments.
After the limited partners have received proceeds from sale or refinancing equal
to their capital contributions and their return on investment (as defined in the
Partnership Agreement) and the General Partner has received proceeds equal to
its capital contribution and subordinated disposition fee (as described in Note
3) from the remainder, any additional sale or refinancing proceeds will be
distributed 90% to the limited partners (in proportion to their respective
investments) and 10% to the General Partner.
21
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
Risks and Uncertainties
- -----------------------
An investment in the Partnership and the Partnership's investments in Local
Limited Partnerships and their Housing Complexes are subject to risks. These
risks may impact the tax benefits of an investment in the Partnership, and the
amount of proceeds available for distribution to the Limited Partners, if any,
on liquidation of the Partnership's investments. Some of those risks include the
following:
The Low Income Housing Credit rules are extremely complicated. Noncompliance
with these rules results in the loss of future Low Income Housing Credit s and
the fractional recapture of Low Income Housing Credits already taken. In most
cases the annual amount of Low Income Housing Credits that an individual can use
is limited to the tax liability due on the person's last $25,000 of taxable
income. The Local Limited Partnerships may be unable to sell the Housing
Complexes at a profit. Accordingly, the Partnership may be unable to distribute
any cash to its investors. Low Income Housing Credits may be the only benefit
from an investment in the Partnership.
The Partnership has invested in a limited number of Local Limited Partnerships.
Such limited diversity means that the results of operation of each single
Housing Complex will have a greater impact on the Partnership. With limited
diversity, poor performance of one Housing Complex could impair the
Partnership's ability to satisfy its investment objectives. Each Housing Complex
is subject to mortgage indebtedness. If a Local Limited Partnership failed to
pay its mortgage, it could lose its Housing Complex in foreclosure. If
foreclosure were to occur during the first 15 years, the loss of any remaining
future Low Income Housing Credits, a fractional recapture of prior Low Income
Housing Credits, and a loss of the Partnership's investment in the Housing
Complex would occur. The Partnership is a limited partner or non-managing member
of each Local Limited Partnership. Accordingly, the Partnership will have very
limited rights with respect to management of the Local Limited Partnerships. The
Partnership will rely totally on the Local General Partners. Neither the
Partnership's investments in Local Limited Partnerships, nor the Local Limited
Partnerships' investments in Housing Complexes, are readily marketable. To the
extent the Housing Complexes receive government financing or operating
subsidies, they may be subject to one or more of the following risks:
difficulties in obtaining tenants for the Housing Complexes; difficulties in
obtaining rent increases; limitations on cash distributions; limitations on
sales or refinancing of Housing Complexes; limitations on transfers of interests
in Local Limited Partnerships; limitations on removal of Local General Partners;
limitations on subsidy programs; and possible changes in applicable regulations.
Uninsured casualties could result in loss of property and Low Income Housing
Credits and recapture of Low Income Housing Credits previously taken. The value
of real estate is subject to risks from fluctuating economic conditions,
including employment rates, inflation, tax, environmental, land use and zoning
policies, supply and demand of similar properties, and neighborhood conditions,
among others.
The ability of Limited Partners to claim tax losses from the Partnership is
limited. The IRS may audit the Partnership or a Local Limited Partnership and
challenge the tax treatment of tax items. The amount of Low Income Housing
Credits and tax losses allocable to the investors could be reduced if the IRS
were successful in such a challenge. The alternative minimum tax could reduce
tax benefits from an investment in the Partnership. Changes in tax laws could
also impact the tax benefits from an investment in the Partnership and/or the
value of the Housing Complexes.
No trading market for the Units exists or is expected to develop. Investors may
be unable to sell their Units except at a discount and should consider their
Units to be a long-term investment. Individual investors will have no recourse
if they disagree with actions authorized by a vote of the majority of Limited
Partners.
22
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
Exit Strategy
- -------------
The IRS compliance period for low-income housing tax credit properties is
generally 15 years from occupancy following construction or rehabilitation
completion. WNC was one of the first in the industry to offer investments using
the tax credit. Now these very first programs are completing their compliance
period.
With that in mind, the Partnership is continuing to review the Partnership's
holdings, with special emphasis on the more mature properties including those
that have satisfied the IRS compliance requirements. The Partnership's review
will consider many factors including extended use requirements on the property
(such as those due to mortgage restrictions or state compliance agreements), the
condition of the property, and the tax consequences to the investors from the
sale of the property.
Upon identifying those properties with the highest potential for a successful
sale, refinancing or syndication, the Partnership expects to proceed with
efforts to liquidate those properties. The Partnership's objective is to
maximize the investors' return wherever possible and, ultimately, to wind down
those funds that no longer provide tax benefits to investors. To date no
properties in the Partnership have been selected.
Method of Accounting for Investments in Limited Partnerships
- ------------------------------------------------------------
The Partnership accounts for its investments in limited partnerships using the
equity method of accounting, whereby the Partnership adjusts its investment
balance for its share of the Local Limited Partnerships' results of operations
and for any contributions made and distributions received. The Partnership
reviews the carrying amount of an individual investment in a Local Limited
Partnership for possible impairment whenever events or changes in circumstances
indicate that the carrying amount of such investment may not be recoverable.
Recoverability of such investment is measured by a comparison of the carrying
amount to future undiscounted net cash flows expected to be generated. If an
investment is considered to be impaired, the impairment to be recognized is
measured by the amount by which the carrying amount of the investment exceeds
fair value. The accounting policies of the Local Limited Partnerships are
generally consistent with those of the Partnership. Costs incurred by the
Partnership in acquiring the investments are capitalized as part of the
investment account and are being amortized over 30 years (see Note 2).
Equity in losses of Local Limited Partnerships for the years ended March 31,
2003, 2002 and 2001 have been recorded by the Partnership based on nine months
of reported results provided by the Local Limited Partnerships and on three
months of results estimated by management of the Partnership. Management's
estimate for the three-month period is based on either actual unaudited results
reported by the Local Limited Partnerships or historical trends in the
operations of the Local Limited Partnerships. Equity in losses of limited
partnerships allocated to the Partnership will not be recognized to the extent
that the investment balance would be adjusted below zero. As soon as the
investment balance reaches zero, the related costs of acquiring the investment
are accelerated to the extent of losses available (see Note 2).
Offering Expenses
- -----------------
Offering expenses consist of underwriting commissions, legal fees, printing,
filing and recordation fees, and other costs incurred with selling limited
partnership interests in the Partnership. The General Partner is obligated to
pay all offering and organization costs in excess of 15% (including sales
commissions) of the total offering proceeds. Offering expenses are reflected as
a reduction of limited partners' capital and amounted to $1,356,705 at the end
of all periods presented.
23
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
Use of Estimates
- ----------------
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 period. Actual results could materially differ from those
estimates.
Cash and Cash Equivalents
- -------------------------
The Partnership considers all highly liquid investments with remaining
maturities of three months or less when purchased to be cash equivalents. As of
March 31, 2003 and 2002, the Partnership had no cash equivalents.
Concentration of Credit Risk
- ----------------------------
At March 31, 2003, the Partnership maintained a cash balance at a certain
financial institution in excess of the maximum federally insured amounts.
Net Loss Per Limited Partner Unit
- ---------------------------------
Net loss per limited partner unit is calculated pursuant to Statement of
Financial Accounting Standards No. 128, Earnings Per Share. Net loss per unit
includes no dilution and is computed by dividing loss available to limited
partners by the weighted average number of units outstanding during the period.
Calculation of diluted net loss per unit is not required.
Reporting Comprehensive Income
- ------------------------------
The Statement of Financial Accounting Standards ("SFAS") No. 130, Reporting
Comprehensive Income established standards for the reporting and display of
comprehensive income (loss) and its components in a full set of general-purpose
financial statements. The Partnership had no items of other comprehensive income
during the years ended March 31, 2003, 2002 and 2001, as defined by SFAS No.
130.
New Accounting Pronouncements
- -----------------------------
In June 2001, the Financial Accounting Standards Board ("FASB") issued Statement
of Financial Accounting Standards ("SFAS") No. 143, "Accounting for Asset
Retirement Obligations", which requires that the fair value of a liability for
an asset retirement obligation be recognized in the period in which it is
incurred with the associated asset retirement costs being capitalized as a part
of the carrying amount of the long-lived asset. SFAS No. 143 also includes
disclosure requirements that provide a description of asset retirement
obligations and reconciliation of changes in the components of those
obligations. The statement is effective for fiscal years beginning after June
15, 2002. The Partnershp does not expect the adoption of SFAS No. 143 to have a
material effect on the Partnerhip's financial position or results of operations.
In August 2001, the FASB issued SFAS No. 144, "Impairment or Disposal of
Long-Lived Assets," which addresses accounting and financial reporting for the
impairment or disposal of long-lived assets. This standard was effective for the
Partnership's financial statements beginning January 1, 2002. The implementation
of SFAS No. 144 did not have a material impact on the Partnership's financial
position or results of operations.
24
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
In April 2002, the FASB issued SFAS No. 145, "Rescission of FASB Statements No.
4, 44, and 64, Amendment of FASB Statement No. 13, and Technical Corrections."
SFAS No. 145 rescinded three previously issued statements and amended SFAS No.
13, "Accounting for Leases." The statement provides reporting standards for debt
extinguishments and provides accounting standards for certain lease
modifications that have economic effects similar to sale-leaseback transactions.
The statement is effective for certain lease transactions occurring after May
15, 2002 and all other provisions of the statement shall be effective for
financial statements issued on or after May 15, 2002. The implementation of SFAS
No. 145 did not have a material impact on the Partnership's financial position
or results of operations.
In June 2002, the FASB issued SFAS No. 146, "Accounting for Costs Associated
with Exit or Disposal Activities," which updates accounting and reporting
standards for personnel and operational restructurings. The Partnership adopted
SFAS No. 146 for exit, disposal or other restructuring activities initiated
after December 31, 2002. The adoption of SFAS No. 146 did not have a material
effect on the Partnership's financial position or results of operations.
In November 2002, the FASB issued Interpretation No. 45 ("FIN 45"), "Guarantor's
Accounting and Disclosure Requirements for Guarantees, Including Indirect
Guarantees of Indebtedness of Others." The adoption of FIN 45 did not have a
material impact on the Partnership's finacial position or results of operations.
In December 2002, the FASB issued SFAS No. 148, "Accounting for Stock-Based
Compensation - Transition and Disclosure - an Amendment to SFAS No. 123." SFAS
No. 148 provides alternative methods of transition for a voluntary change to the
fair value based method on accounting for stock-based employee compensation. The
implementation of SFAS No. 148 is not expected to have a material effect on the
Partnership's financial position or results of operations.
In January 2003, the FASB issued Interpretation No. 46 ("FIN 46"),
"Consolidation of Variable Interest Entities." The adoption of FIN 46 did not
have a material impact on the Partnership's financial position or results of
operations.
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS
- --------------------------------------------
As of the periods presented, the Partnership had acquired limited partnership
interests in twenty-one Local Limited Partnerships, each of which owns one
Housing Complex consisting of an aggregate of 812 apartment units. The
respective Local General Partners of the Local Limited Partnerships manage the
day-to-day operations of the entities. Significant Local Limited Partnership
business decisions require approval from the Partnership. The Partnership, as a
limited partner, is generally entitled to 99%, as specified in the Local Limited
Partnership agreements, of the operating profits and losses, taxable income and
losses and tax credits of the Local Limited Partnerships.
The Partnership's investments in Local Limited Partnerships as shown in the
balance sheets at March 31, 2003 and 2002, are approximately $1,207,000 and
$867,000, respectively, greater than the Partnership's equity at the preceding
December 31 as shown in the Local Limited Partnerships' combined financial
statements presented below. This difference is primarily due to unrecorded
losses, as discussed below, acquisition, selection and other costs related to
the acquisition of the investments which have been capitalized in the
Partnership's investment account and to capital contributions payable to the
limited partnerships which were netted against partner capital in the Local
Limited Partnership's financial statements. The Partnership's investment is also
lower than the Partnership's equity as shown in the Local Limited Partnership's
combined financial statements due to the estimated losses recorded by the
Partnership for the three month period ended March 31.
25
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS, continued
- -------------------------------------------------------
Equity in losses of the Local Limited Partnerships is recognized in the
financial statements until the related investment account is reduced to a zero
balance. Losses incurred after the investment account is reduced to zero are not
recognized. If the Local Limited Partnerships report net income in future years,
the Partnership will resume applying the equity method only after its share of
such net income equals the share of net losses not recognized during the
period(s) the equity method was suspended.
Distributions from the Local Limited Partners are accounted for as a reduction
of the investment balance. Distributions received after the investment has
reached zero are recognized as income.
At March 31, 2003 and 2002, the investment accounts in certain Local Limited
Partnerships have reached a zero balance. Consequently, a portion of the
Partnership's estimate of its share of losses for the years ended March 31,
2003, 2002 and 2001 amounting to approximately $332,000, $212,000 and $97,000,
respectively, have not been recognized. As of March 31, 2003, the aggregate
share of net losses not recognized by the Partnership amounted to $837,000.
Following is a summary of the equity method activity of the investments in Local
Limited Partnerships for the periods presented:
For the Years Ended
March 31
----------------------------------------------------
2003 2002 2001
---------------- --------------- --------------
Investments per balance sheet,
beginning of period $ 2,234,002 $ 2,823,846 $ 3,538,899
Capital contributions paid, net - 16,028 (28)
Distributions received from limited
partnerships (5,803) (16,953) (20,141)
Equity in losses of limited partnerships (239,249) (564,968) (666,388)
Amortization of paid acquisition fees
and costs (23,812) (23,951) (28,496)
---------------- --------------- --------------
Investments per balance sheet,
end of period $ 1,965,138 $ 2,234,002 $ 2,823,846
================ =============== ==============
26
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS, continued
- -------------------------------------------------------
The financial information from the individual financial statements of the Local
Limited Partnerships include rental and interest subsidies. Rental subsidies are
included in total revenues and interest subsidies are generally netted against
interest expense. Approximate combined condensed financial information from the
individual financial statements of the Local Limited Partnerships as of December
31 and for the years then ended is as follows:
COMBINED CONDENSED BALANCE SHEETS
2002 2001
--------------- ---------------
ASSETS
Buildings and improvements, net of accumulated
depreciation as of December 31, 2002 and 2001 of
$8,876,000 and $7,809,000, respectively $ 25,862,000 $ 26,880,000
Land 1,668,000 1,668,000
Due from related parties 14,000 14,000
Other assets 2,260,000 2,080,000
--------------- ---------------
$ 29,804,000 $ 30,642,000
=============== ===============
LIABILITIES
Mortgage loan payable $ 25,864,000 $ 26,037,000
Due to related parties 923,000 912,000
Other liabilities 976,000 1,003,000
--------------- ---------------
27,763,000 27,952,000
--------------- ---------------
PARTNERS' CAPITAL
WNC Housing Tax Credits Fund IV, L.P., Series 1 758,000 1,367,000
Other partners 1,283,000 1,323,000
--------------- ---------------
2,041,000 2,690,000
--------------- ---------------
$ 29,804,000 $ 30,642,000
=============== ===============
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS, continued
- -------------------------------------------------------
COMBINED CONDENSED STATEMENTS OF OPERATIONS
2002 2001 2000
--------------- --------------- ---------------
Revenues $ 3,581,000 $ 3,400,000 $ 3,397,000
--------------- --------------- ---------------
Expenses:
Operating expenses 2,251,000 2,250,000 2,198,000
Interest expense 860,000 841,000 841,000
Depreciation and amortization 1,076,000 1,098,000 1,142,000
--------------- --------------- ---------------
Total expenses 4,187,000 4,189,000 4,181,000
--------------- --------------- ---------------
Net loss $ (606,000) $ (789,000) $ (784,000)
=============== =============== ===============
Net loss allocable to the Partnership $ (597,000) $ (777,000) $ (772,000)
=============== =============== ===============
Net loss recorded by the Partnership $ (239,000) $ (565,000) $ (666,000)
=============== =============== ===============
Certain Local Limited Partnerships incurred operating losses and/or have working
capital deficiencies. In the event these Local Limited Partnerships continue to
incur significant operating losses, additional capital contributions by the
Partnership and/or the Local General Partner may be required to sustain the
operations of such Local Limited Partnerships. If additional capital
contributions are not made when they are required, the Partnership's investment
in certain of such Local Limited Partnerships could be impaired, and the loss
and recapture of the related tax credits could occur.
The financial statements of one Local Limited Partnership were prepared assuming
the limited partnership will continue as a going concern. The auditor for this
entity has expressed substantial doubt as to this entity's ability to continue
as a going concern as a result of the property tax issue discussed below. The
Partnership had a $183,195 and $256,705, remaining investment in such Local
Limited Partnership at March 31, 2003 and 2002, respectively. The Partnership's
original investment in the Local Limited Partnership approximated $1,691,585.
Through December 31, 2002, the Local Limited Partnership has had recurring
losses, working capital deficiencies and has not been billed for certain
property tax expenses due since 1994. The Local Limited Partnership is seeking
abatement or an extended payment plan to pay down certain of these liabilities;
however, if the Local Limited Partnership is unsuccessful, additional funding
may be requested from the Partnership. In the event the Local Limited
Partnership is required to liquidate or sell its property, the net proceeds
could be significantly less than the carrying value of such property. As of
December 31, 2002 and 2001, the carrying value of such property on the books and
records of the Local Limited Partnership totaled $6,311,179 and $6,507,470.
28
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 3 - RELATED PARTY TRANSACTIONS
- -----------------------------------
Under the terms of the Partnership Agreement, the Partnership has paid or is
obligated to the General Partner or its affiliates for the following items:
Acquisition fees of up to 8% of the gross proceeds from the sale of
Partnership units as compensation for services rendered in connection
with the acquisition of Local Limited Partnerships. At the end of all
periods presented, the Partnership incurred acquisition fees of
$800,000. Accumulated amortization of these capitalized costs was
$457,719 and $384,251 as of March 31, 2003 and 2002, respectively. Of
the accumulated amortization recorded on the balance sheet at March
31, 2003, $49,656, $117,011 and $59,327 of the related expense was
reflected as equity in losses of limited partnerships during the years
ended March 31, 2003, 2002 and 2001, respectively, to reduce the
respective net acquisition fee component of investments in local
limited partnerships to zero for those Local Limited Partnerships
which would otherwise be below a zero balance.
Reimbursement of costs incurred by the General Partner in connection
with the acquisition of Local Limited Partnerships. These
reimbursements have not exceeded 1.2% of the gross proceeds. At the
end of all periods presented, the Partnership had incurred acquisition
costs of $54,949, which have been included in investments in limited
partnerships. At the end of all years presented accumulated
amortization amounted to $54,949. Of the accumulated amortization
recorded on the balance sheet at March 31, 2003, $0, $0 and $44,256 of
the related expense was reflected as equity in losses of limited
partnerships during the years ended March 31, 2003, 2002 and 2001,
respectively, to reduce the respective net acquisition cost component
of investments in local limited partnerships to zero for those Local
Limited Partnerships which would otherwise be below a zero balance.
An annual asset management fee equal to the greater amount of (i)
$2,000 for each apartment complex, or (ii) 0.275% of gross proceeds.
In either case, the fee will be decreased or increased annually based
on changes to the Consumer Price Index. However, in no event will the
maximum amount exceed 0.2% of the invested assets of the Local Limited
Partnerships, including the Partnership's allocable share of the
mortgages, for the life of the Partnership. Management fees of $42,000
were incurred during the years ended March 31, 2003, 2002 and 2001, of
which $30,000, $24,500 and $30,000 was paid, respectively.
A subordinated disposition fee in an amount equal to 1% of the sales
price of real estate sold. Payment of this fee is subordinated to the
limited partners receiving a preferred return of 16% through December
31, 2003 and 6% thereafter (as defined in the Partnership Agreement)
and is payable only if the General Partner or its affiliates render
services in the sales effort.
An affiliate of the General Partner provides management services for
one of the properties in the limited partnerships. Management fees
were earned by the affiliate in the amount of $33,926, $55,040 and
$53,276 for the years ended March 31, 2003, 2002 and 2001.
The accrued fees and advances due to the General Partner and affiliates consist
of the following at:
March 31
------------------------------
2003 2002
------------- -------------
Reimbursement for expenses paid by the General Partner
or an affiliate $ 1,890 $ 1,402
Asset management fee payable 145,167 133,167
------------- -------------
$ 147,057 $ 134,569
============= =============
29
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For The Years Ended March 31, 2003, 2002 and 2001
NOTE 4 - PAYABLES TO LIMITED PARTNERSHIPS
- -----------------------------------------
Payables to limited partnerships represent amounts which are due at various
times based on conditions specified in the limited partnership agreement. These
contributions are payable in installments and are due upon the limited
partnership achieving certain operating and development benchmarks (generally
within two years of the Partnership's initial investment).
NOTE 5 - QUARTERLY RESULTS OF OPERATIONS (UNAUDITED)
- ----------------------------------------------------
The following is a summary of the quarterly operations for the years ended March 31, 2003 and 2002:
June 30 September 30 December 31 March 31
--------------- --------------- --------------- ---------------
2003
----
Income $ 1,000 $ 7,000 $ 1,000 $ 2,000
Operating expenses (23,000) (28,000) (19,000) (23,000)
Equity in losses of limited
partnerships (70,000) (74,000) (72,000) (23,000)
Net loss (92,000) (95,000) (90,000) (44,000)
Loss available to limited partners (91,000) (94,000) (90,000) (42,000)
Loss per limited partner unit (9) (9) (9) (5)
2002
----
Income $ 3,000 $ 2,000 $ 1,000 $ 11,000
Operating expenses (21,000) (30,000) (22,000) (23,000)
Equity in losses of limited
partnerships (121,000) (175,000) (87,000) (182,000)
Net loss (139,000) (203,000) (108,000) (194,000)
Loss available to limited partners (137,000) (201,000) (107,000) (192,000)
Loss per limited partner unit (14) (20) (11) (19)
NOTE 6 - INCOME TAXES
- ---------------------
No provision for income taxes has been recorded in the financial statements as
any liability for income taxes is the obligation of the partners of the
Partnership.
30
Item 9. Changes in and Disagreements With Accountants on Accounting and
Financial Disclosure
NOT APPLICABLE
PART III
Item 10. Directors and Executive Officers of the Registrant
(a) Identification of Directors, (b) Identification of Executive Officers, (c)
---------------------------------------------------------------------------
Identification of Certain Significant Employees, (d) Family Relationships,
--------------------------------------------------------------------------
and (e) Business Experience
---------------------------
The Partnership has no directors, executive officers or employees of its own.
The following biographical information is presented for the directors, executive
officers and significant employees of Associates, which has principal
responsibility for the Partnership's affairs.
Associates is a California corporation which was organized in 1971. Its officers
and significant employees are:
Wilfred N. Cooper, Sr. Chairman of the Board
Wilfred N. Cooper, Jr. President and Chief Executive Officer
David N. Shafer, Esq. Executive Vice President and Director of Asset Management
Sylvester P. Garban Senior Vice President - Institutional Investments
David C. Turek Senior Vice President - Originations
Thomas J. Riha, CPA Vice President - Chief Financial Officer
Michael J. Gaber Vice President - Acquisitions
Diemmy T. Tran Vice President - Portfolio Management
J. Brad Hurlbut Director of Syndications
In addition to Wilfred N. Cooper, Sr., the directors of Associates are Wilfred
N. Cooper, Jr., David N. Shafer, and Kay L. Cooper. The principal shareholder of
Associates is a trust established by Wilfred N. Cooper, Sr.
Wilfred N. Cooper, Sr., age 72, is the founder and Chairman of the Board of
Directors of Associates, a Director of WNC Capital Corporation, and a general
partner in some of the partnerships previously sponsored by Associates Mr.
Cooper has been actively involved in the affordable housing industry since 1968.
Previously, during 1970 and 1971, he was founder and a principal of Creative
Equity Development Corporation, a predecessor of Associates, and of Creative
Equity Corporation, a real estate investment firm. For 12 years before that, Mr.
Cooper was employed by Rockwell International Corporation, last serving as its
manager of housing and urban developments where he had responsibility for
factory-built housing evaluation and project management in urban planning and
development. He has testified before committees of the U.S. Senate and the U.S.
House of Representatives. Mr. Cooper is a Life Director of the National
Association of Home Builders and a National Trustee for NAHB's Political Action
Committee, and the Chairman of NAHB's Multifamily Council. He is a Director of
the National Housing Conference and a member of NHC's Executive Committee, and a
founder and Director of the California Housing Consortium. He is the husband of
Kay Cooper and the father of Wilfred N. Cooper, Jr. Mr. Cooper graduated from
Pomona College in 1956 with a Bachelor of Arts degree.
Wilfred N. Cooper, Jr., age 40, is President, Chief Executive Officer, Secretary
and a Director and a member of the Acquisition Committee of Associates He is
President of, and a registered principal with, WNC Capital Corporation, and is a
Director of WNC Management, Inc. He has been involved in real estate investment
and acquisition activities since 1988 when he joined Associates Previously, he
served as a Government Affairs Assistant with Honda North America in Washington,
D.C. Mr. Cooper is a member of the Editorial Advisory Boards of Affordable
----------
Housing Finance and LIHC Monthly Report, a Steering Member of the Housing Credit
- --------------- -------------------
Group of the National Association of Home Builders, an Alternate Director of
NAHB, a member of the Advisory Board of the New York State Association for
Affordable Housing and a member of the Urban Land Institute. He is the son of
Wilfred Cooper, Sr. and Kay Cooper. Mr. Cooper graduated from The American
University in 1985 with a Bachelor of Arts degree.
31
David N. Shafer, age 50, is Executive Vice President, a Director, Director of
Asset Management and a member of the Acquisition Committee of Associates, and a
Director and Secretary of WNC Management, Inc. Mr. Shafer has been active in the
real estate industry since 1984. Before joining Associates in 1990, he was
engaged as an attorney in the private practice of law with a specialty in real
estate and taxation. Mr. Shafer is a Director and President of the California
Council of Affordable Housing, and a member of the State Bar of California. Mr.
Shafer graduated from the University of California at Santa Barbara in 1978 with
a Bachelor of Arts degree, from the New England School of Law in 1983 with a
Juris Doctor degree cum laude and from the University of San Diego in 1986 with
a Master of Law degree in Taxation.
Sylvester P. Garban, age 57, is Senior Vice President - Institutional
Investments of Associates Mr. Garban has been involved in real estate investment
activities since 1978. Before joining Associates in 1989, he served as Executive
Vice President with MRW, Inc., a real estate development and management firm.
Mr. Garban is a member of the National Association of Affordable Housing Lenders
and the Financial Planning Association. He graduated from Michigan State
University in 1967 with a Bachelor of Science degree in Business Administration.
David C. Turek, age 48, is Senior Vice President - Originations of Associates
His experience with real estate investments and finance has continued since
1976, and he has been employed by Associates since 1996. Previously, from 1995
to 1996, Mr. Turek served as a consultant for a national tax credit sponsor
where he was responsible for on-site feasibility studies and due diligence
analyses of tax credit properties. From 1992 to 1995 he served as Executive Vice
President for Levcor, Inc., a multi-family development company, and from 1990 to
1992 he served as Vice President for the Paragon Group where he was responsible
for tax credit development activities. He is a Director of the National Housing
and Rehabilitation Association, the Rural Rental Housing Association of Texas,
and the Alabama Council of Affordable Rental Housing. Mr. Turek graduated from
Southern Methodist University in 1976 with a Bachelor of Business Administration
degree.
Thomas J. Riha, age 47, is Vice President - Chief Financial Officer and a member
of the Acquisition Committee of Associates and President, Treasurer and a
Director of WNC Management, Inc. He has been involved in real estate acquisition
and investment activities since 1979. Before joining Associates in 1994, Mr.
Riha was employed by Trust Realty Advisor, a real estate acquisition and
management company, last serving as Vice President - Operations. He is a
Director of the Task Force on Housing Credit Certification of the National
Association of Home Builders. Mr. Riha graduated from the California State
University, Fullerton in 1977 with a Bachelor of Arts degree cum laude in
Business Administration with a concentration in Accounting and is a Certified
Public Accountant and a member of the American Institute of Certified Public
Accountants.
Michael J. Gaber, age 37, is Vice President - Acquisitions and a member of the
Acquisition Committee of Associates Mr. Gaber has been involved in real estate
acquisition, valuation and investment activities since 1989 and has been
associated with Associates since 1997. Prior to joining Associates, he was
involved in the valuation and classification of major assets, restructuring of
debt and analysis of real estate taxes with H.F. Ahmanson & Company, parent of
Home Savings of America. Mr. Gaber graduated from the California State
University, Fullerton in 1991 with a Bachelor of Science degree in Business
Administration - Finance.
Diemmy T. Tran, age 37, is Vice President - Portfolio Management of Associates
She is responsible for overseeing portfolio management and investor reporting
for all WNC funds, and for monitoring investment returns for all WNC
institutional funds. Ms. Tran has been involved in real estate asset management
and finance activities for 12 years. Prior to joining Associates in 1998, Ms.
Tran served as senior asset manager for a national Tax Credit sponsor and as an
asset specialist for the Resolution Trust Corporation where she was responsible
for the disposition and management of commercial loan and REO portfolios. Ms.
Tran is licensed as a California real estate broker. She graduated from
California State University, Northridge in 1989 with a Bachelor of Science
degree in finance and a minor in real estate.
J. Brad Hurlbut, age 43, is Director of Syndications of Associates He is
responsible for the financial structuring of WNC's institutional funds. Mr.
Hurlbut has 20 years of experience in real estate investment and development.
Prior to joining WNC in 2000, he served as corporate controller for Great
Western Hotels Corporation. Mr. Hurlbut has been an enrolled agent licensed to
practice before the IRS since 1984. He graduated from the University of Redlands
in 1981 with a Bachelor of Science degree in business management and from
California State University, Fullerton in 1985 with a Master of Science degree
in taxation.
32
Kay L. Cooper, age 66, is a Director of Associates Mrs. Cooper was the sole
proprietor of Agate 108, a manufacturer and retailer of home accessory products,
from 1975 until its sale in 1998. She is the wife of Wilfred Cooper, Sr. and the
mother of Wilfred Cooper, Jr. Ms. Cooper graduated from the University of
Southern California in 1958 with a Bachelor of Science degree.
(f) Involvement in Certain Legal Proceedings
-----------------------------------------
Inapplicable.
(g) Promoters and Control Persons
-----------------------------
Inapplicable.
(h) Audit Committee Financial Expert
--------------------------------
Neither the Partnership nor Associates has an audit committee.
Item 11. Executive Compensation:
The Partnership has no officers, employees, or directors. However, under the
terms of the Partnership Agreement the Partnership is obligated to TCP IV or
Associates during the current or future years for the following fees:
(a) Annual Asset Management Fee. An annual asset management fee the greater of
(i) $2,000 per multi-family housing complex, or (ii) 0.275% of Gross
Proceeds. The base fee amount will be adjusted annually based on the change
in the Consumer Price Index. However, in no event will the annual asset
management fee exceed 0.2% of Invested Assets. "Invested Assets" means the
sum of the Partnership's investment in Local Limited Partnerships and the
Partnership's allocable share of the amount of the indebtedness related to
the Housing Complexes. Fees of $42,000 were incurred during the years ended
March 31, 2003, 2002 and 2001, respectively. The Partnership paid the
General Partner or its affiliates $30,000, $24,500 and $30,000 of those
fees during the years ended March 31, 2003, 2002 and 2001, respectively.
(b) Subordinated Disposition Fee. A subordinated disposition fee in an amount
equal to 1% of the sale price received in connection with the sale or
disposition of a Housing Complex. Subordinated disposition fees will be
subordinated to the prior return of the Limited Partners' capital
contributions and payment of the return on investment to the Limited
Partners. "Return on Investment" means an annual, cumulative but not
compounded, "return" to the Limited Partners (including Low Income Housing
Credits) as a class, on their adjusted capital contributions commencing for
each Limited Partner on the last day of the calendar quarter during which
the Limited Partner's capital contribution is received by the Partnership,
calculated at the following rates: (i) 16% through December 31, 2003, and
(ii) 6% for the balance of the Partnership's term. No disposition fees have
been paid.
(c) Operating Expenses. The Partnership reimbursed the General Partner or its
affiliates for operating expenses of approximately $25,000, $28,000 and
$26,000 during the years ended March 31, 2003, 2002 and 2001, respectively.
(d) Interest in Partnership. The General Partner receives 1% of the
Partnership's allocated Low Income Housing Credits, which approximated
$15,000 for the General Partner for all years presented. The General
Partner is also entitled to receive 1% of cash distributions. There were no
distributions of cash to the General Partner during the years presented.
Item 12. Security Ownership of Certain Beneficial Owners and Management and
Related Stockholder Matters
(a) Securities Authorized for Issuance Under Equity Compensation Plans
------------------------------------------------------------------
Inapplicable
33
(b) Security Ownership of Certain Beneficial Owners
-----------------------------------------------
No person is known to the General Partner to own beneficially in excess of
5% of the outstanding units.
(c) Security Ownership of Management
--------------------------------
Neither the General Partner, its affiliates, nor any of the officers or
directors of the General Partner or its affiliates own directly or
beneficially any Units in the Partnership.
(d) Changes in Control
------------------
The management and control of the General Partner and of Associates may be
changed at any time in accordance with their respective organizational
documents, without the consent or approval of the Limited Partners. In
addition, the Partnership Agreement provides for the admission of one or
more additional and successor General Partners in certain circumstances.
First, with the consent of any other General Partners and a
majority-in-interest of the Limited Partners, any General Partner may
designate one or more persons to be successor or additional General
Partners. In addition, any General Partner may, without the consent of any
other General Partner or the Limited Partners, (i) substitute in its stead
as General Partner any entity which has, by merger, consolidation or
otherwise, acquired substantially all of its assets, stock or other
evidence of equity interest and continued its business, or (ii) cause to be
admitted to the Partnership an additional General Partner or Partners if it
deems such admission to be necessary or desirable so that the Partnership
will be classified a partnership for Federal income tax purposes. Finally,
a majority-in-interest of the Limited Partners may at any time remove the
General Partner of the Partnership and elect a successor General Partner.
Item 13. Certain Relationships and Related Transactions
The General Partner manages all of the Partnership's affairs. The transactions
with the General Partner are primarily in the form of fees paid by the
Partnership for services rendered to the Partnership, reimbursement of expenses,
and the General Partner's interests in the Partnership, as discussed in Item 11
and in the notes to the Partnership's financial statements.
Item 14. Controls and Procedures
Associates, on behalf of the Partnership, maintains disclosure controls and
procedures that are designed to ensure that information required to be disclosed
in our periodic reports filed with the Securities and Exchange Commission
("SEC") is recorded, processed, summarized and reported within the time periods
specified in the rules and forms of the SEC and that such information is
accumulated and communicated to our management as appropriate to allow timely
decisions regarding required disclosure. In designing and evaluating the
disclosure controls and procedures, our management recognized that any controls
and procedures, no matter how well designed and operated, can provide only
reasonable assurance of achieving the desired control objectives and management
necessarily was required to apply its judgment in evaluating the cost-benefit
relationship of possible controls and procedures.
Based on their most recent evaluation, which was completed within 90 days of the
filing of this Annual Report on Form 10-K, our Principal Executive Officer and
Principal Financial Officer believe that our disclosure controls and procedures
(as defined in Rules 13a-14 and 15d-14 of the Securities Exchange Act of 1934,
as amended) are effective. There were no significant changes in internal
controls or in other factors that could significantly affect these internal
controls subsequent to the date of their most recent evaluation.
34
PART IV.
Item 15. Exhibits, Financial Statement Schedules, and Reports on Form 8-K
Financial Statements
(a)(1) Financial statements included in Part II hereof:
------------------------------------------------
Report of Independent Certified Public Accountants
Balance Sheets, March 31, 2003 and 2002
Statements of Operations for the years ended March 31, 2003, 2002 and
2001
Statements of Partners' Equity (Deficit) for the years ended March
31, 2003, 2002 and 2001
Statements of Cash Flows for the years ended March 31, 2003, 2002 and
2001
Notes to Financial Statements
(a)(2) Financial statement schedule included in Part IV hereof:
--------------------------------------------------------
Report of Independent Certified Public Accountants on Financial
Statement Schedules
Schedule III - Real Estate Owned by Local Limited Partnerships
(b) Reports on Form 8-K.
--------------------
1. None
(c) Exhibits.
---------
3.1 Articles of incorporation and by-laws: The registrant is not
incorporated. The Partnership Agreement is included as Exhibit B to
the Prospectus, filed as Exhibit 28.1 to Form 10-K for fiscal year
ended December 31, 1995.
10.1 Second Amended and Restated Agreement of Limited Partnership of
Beckwood Manor Seven Limited Partnership filed as exhibit 10.1 to Form
8-K dated December 8, 1993 is hereby incorporated herein by reference
as exhibit 10.1.
10.2 Amended and Restated Agreement of Limited Partnership of Alpine Manor
filed as exhibit 10.3 to Post-Effective Amendment No 1 dated February
16, 1994 is hereby incorporated herein by reference as exhibit 10.2.
10.3 Second Amended and Restated Agreement of Limited Partnership of
Briscoe Manor, Limited Partnership filed as exhibit 10.4 to
Post-Effective Amendment No 1 dated February 16, 1994 is hereby
incorporated herein by reference as exhibit 10.3.
10.4 Amended and Restated Agreement and Certificate of Limited Partnership
of Evergreen Four, Limited Partnership filed as exhibit 10.5 to
Post-Effective Amendment No 1 dated February 16, 1994 is hereby
incorporated herein by reference as exhibit 10.4.
10.5 Amended and Restated Agreement and Certificate of Limited Partnership
of Fawn Haven, Limited Partnership filed as exhibit 10.6 to
Post-Effective Amendment No 1 dated February 16, 1994 is hereby
incorporated herein by reference as exhibit 10.5.
10.6 Amended and Restated Agreement of Limited Partnership of Fort
Stockton, L. P. filed as exhibit 10.7 to Post-Effective Amendment No 1
dated February 16, 1994 is hereby incorporated herein by reference as
exhibit 10.6.
10.7 Amended and Restated Agreement and Certificate of Limited Partnership
of Madison Manor Senior Citizens Complex, Ltd. filed as exhibit 10.8
to Post-Effective Amendment No 1 dated February 16, 1994 is hereby
incorporated herein by reference as exhibit 10.7.
35
10.8 Amended and Restated Agreement and Certificate of Limited Partnership
of Mt. Graham Housing, Ltd. filed as exhibit 10.9 to Post-Effective
Amendment No 1 dated February 16, 1994 is hereby incorporated herein
by reference as exhibit 10.8.
10.9 Amended and Restated Agreement and Certificate of Limited Partnership
of Northside Plaza Apartments, Ltd. filed as exhibit 10.10 to
Post-Effective Amendment No 1 dated February 16, 1994 is hereby
incorporated herein by reference as exhibit 10.9.
10.10 Amended and Restated Agreement of Limited Partnership of Pampa Manor,
L.P. filed as exhibit 10.11 to Post-Effective Amendment No 1 dated
February 16, 1994 is hereby incorporated herein by reference as
exhibit 10.10.
10.11 Amended and Restated Agreement of Limited Partnership of Vernon Manor,
L.P. filed as exhibit 10.12 to Post-Effective Amendment No 1 dated
February 16, 1994 is hereby incorporated herein by reference as
exhibit 10.11.
10.12 Amended and Restated Agreement of Limited Partnership of Waterford
Place, A Limited Partnership filed as exhibit 10.13 to Post-Effective
Amendment No 1 dated February 16, 1994 is hereby incorporated herein
by reference as exhibit 10.12.
10.13 Amended and Restated Agreement of Limited Partnership of Yantis
Housing, Ltd filed as exhibit 10.13 to Post-Effective Amendment No 1
dated February 16, 1994 is hereby incorporated herein by reference as
exhibit 10.13.
10.14 Third Amended and Restated Agreement of Limited Partnership and
Certificate of Limited Partnership of Indian Creek Limited Partnership
filed as exhibit 10.16 to Post-Effective Amendment No 2 dated March
11, 1994 is hereby incorporated herein by reference as exhibit 10.14.
10.15 Agreement of Limited Partnership of Laurel Creek Apartments filed as
exhibit 10.1 to Form 8-K dated May 25, 1994 is hereby incorporated
herein by reference as exhibit 10.15.
10.16 Second Amended and Restated Agreement of Limited Partnership of
Sandpiper Square, A Limited Partnership filed as exhibit 10.2 to Form
8-K dated May 25, 1994 is hereby incorporated herein by reference as
exhibit 10.16.
10.17 Amended and Restated Agreement of Limited Partnership of Regency Court
Partners filed as exhibit 10.1 to Form 8-K dated June 30, 1994 is
hereby incorporated herein by reference as exhibit 10.17.
10.18 Disposition and Development Agreement By and Between The Community
Development Commission of the County of Los Angeles and Regency Court
Partners (including forum of Ground Lease) filed as exhibit 10.2 to
Form 8-K dated June 30, 1994 is hereby incorporated herein by
reference as exhibit 10.18.
10.19 Amended and Restated Agreement of Limited Partnership of Bay City
Village Apartments, Limited Partnership filed as exhibit 10.19 to
Post-Effective Amendment No 4 dated July 14, 1994 is hereby
incorporated herein by reference as exhibit 10.19.
10.20 Second Amended and Restated Agreement of Limited Partnership of Hidden
Valley Limited Partnership filed as exhibit 10.20 to Post-Effective
Amendment No 4 dated July 14, 1994 is hereby incorporated herein by
reference as exhibit 10.20.
10.21 Amended and Restated Agreement of Limited Partnership of HOI Limited
Partnership of Lenoir and Amendments thereto filed as exhibit 10.21 to
Post-Effective Amendment No 4 dated July 14, 1994 is hereby
incorporated herein by reference as exhibit 10.21.
99.1 Certification of the Principal Executive Officer pursuant to 18 U.S.C.
section 1350, as adopted pursuant to section 906 of the Sarbanes-Oxley
Act of 2002. (filed herewith)
99.2 Certification of the Principal Financial Officer pursuant to 18 U.S.C.
section 1350, as adopted pursuant to section 906 of the Sarbanes-Oxley
Act of 2002. (filed herewith)
36
99.3 Financial Statements of Laurel Creek Apartments, as of and for the
years ended December 31, 2001 and 2000 together with Independent
Auditors' Report thereon; filed as exhibit 99.3 on Form 10-K dated
March 31, 2002; a significant subsidiary of the Partnership.
99.4 Financial Statements of Regency Court, as of and for the years ended
December 31, 2001 and 2000 together with Independent Auditors' Report
thereon; filed as exhibit 99.4 on Form 10-K dated March 31, 2002; a
significant subsidiary of the Partnership.
99.5 Financial Statements of Laurel Creek Apartments, as of and for the
years ended December 31, 2002 and 2001 together with Independent
Auditors' Report thereon; a significant subsidiary of the Partnership.
(filed herewith)
99.6 Financial Statements of Regency Court, as of and for the years ended
December 31, 2002 and 2001 together with Independent Auditors' Report
thereon; a significant subsidiary of the Partnership. (filed herewith)
(d) Financial statement schedules follow, as set forth in subsection
----------------------------------------
(a)(2) hereof.
37
Report of Independent Certified Public Accounts on
Financial Statement Schedules
To the Partners
WNC Housing Tax Credit Fund IV, L.P. Series 1
The audits referred to in our report dated May 12, 2003, relating to the 2003,
2002 and 2001 financial statements of WNC Housing Tax Credit Fund IV, L.P.
Series 1 (the "Partnership"), which is contained in Item 8 of this Form 10-K,
included the audit of the accompanying financial statement schedules. The
financial statement schedules are the responsibility of the Partnership's
management. Our responsibility is to express an opinion on these financial
statement schedules based upon our audits.
In our opinion, such financial statement schedules presents fairly, in all
material respects, the financial information set forth therein.
/s/ BDO SEIDMAN, LLP
Costa Mesa, California
May 12, 2003
38
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2003
------------------------------------ ------------------------------------------------
As of March 31, 2003 As of December 31, 2002
- ------------------------------------------------------------------------------------------------------------------------------------
Total Investment Amount of Encumbrances Net
in Local Limited Investment Paid of Local Limited Property and Accumulated Book
Partnership Name Location Partnerships to Date Partnerships Equipment Depreciation Value
- ------------------------------------------------------------------------------------------------------------------------------------
Alpine Manor, Alpine,
L.P. Texas $ 195,000 $ 195,000 $ 904,000 $ 1,169,000 $ 249,000 $ 920,000
Baycity
Village
Apartments,
Limited Baytown,
Partnership Texas 301,000 301,000 1,442,000 1,837,000 613,000 1,224,000
Beckwood
Manor Seven
Limited Marianna,
Partnership Arkansas 307,000 307,000 1,377,000 1,805,000 589,000 1,216,000
Briscoe Manor
Limited Galena,
Partnership Maryland 308,000 308,000 1,476,000 1,845,000 570,000 1,275,000
Evergreen Four
Limited Maynard,
Partnership Arkansas 195,000 195,000 862,000 1,129,000 364,000 765,000
Fawn Haven
Limited Manchester,
Partnership Ohio 167,000 167,000 847,000 1,072,000 370,000 702,000
Fort Stockton Ft.Stockton,
Manor, L.P. Texas 224,000 224,000 1,042,000 1,249,000 246,000 1,003,000
Hidden Valley
Limited Gallup, New
Partnership Mexico 412,000 412,000 1,472,000 1,988,000 430,000 1,558,000
HOI Limited Lenoir,
Partnership North
Of Lenoir Carolina 198,000 198,000 526,000 1,178,000 316,000 862,000
Indian Creek
Limited Bucyrus,
Partnership Ohio 306,000 306,000 1,456,000 1,776,000 543,000 1,233,000
Laurel San Luis
Creek Obispo,
Apartments California 1,030,000 1,030,000 609,000 2,165,000 602,000 1,563,000
39
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2003
------------------------------------ ------------------------------------------------
As of March 31, 2003 As of December 31, 2002
- ------------------------------------------------------------------------------------------------------------------------------------
Total Investment Amount of Encumbrances Net
in Local Limited Investment Paid of Local Limited Property and Accumulated Book
Partnership Name Location Partnerships to Date Partnerships Equipment Depreciation Value
- ------------------------------------------------------------------------------------------------------------------------------------
Madisonville
Manor Senior
Citizens Madisonville,
Complex, Ltd. Texas 174,000 174,000 895,000 1,151,000 164,000 987,000
Mt. Graham Safford,
Housing, Ltd. Arizona 410,000 410,000 1,394,000 1,886,000 594,000 1,292,000
Northside Plaza Angleton,
Apartments, Ltd. Texas 282,000 282,000 1,348,000 1,745,000 280,000 1,465,000
Pampa Manor, L.P. Pampa, Texas 180,000 180,000 838,000 1,032,000 212,000 820,000
Regency Court Monrovia,
Partners California 1,692,000 1,690,000 5,017,000 7,707,000 1,396,000 6,311,000
Sandpiper
Square, a Aulander,
Limited North
Partnership Carolina 219,000 219,000 938,000 1,193,000 261,000 932,000
Seneca Falls Seneca
East Apartments Falls, New
Company II, L.P. York 270,000 270,000 885,000 1,229,000 195,000 1,034,000
Vernon Manor, L.P. Vernon, Texas 177,000 177,000 745,000 905,000 184,000 721,000
Waterford Place, Calhoun
a Limited Falls, South
Partnership Carolina 272,000 272,000 1,169,000 1,503,000 513,000 990,000
Yantis Housing, Ltd. Yantis, Texas 145,000 145,000 622,000 842,000 185,000 657,000
------------- ---------- ------------- ------------ ------------ -----------
$ 7,464,00 $7,462,000 $ 25,864,000 $ 36,406,000 $ 8,876,000 $ 27,530,000
============= ========== ============= ============ ============ ===========
40
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2003
--------------------------------------------------------------------------------------
For the year ended December 31, 2002
--------------------------------------------------------------------------------------
Year Investment Estimated Useful
Partnership Name Rental Income Net Loss Acquired Status Life (Years)
- --------------------------------------------------------------------------------------------------------------------
Alpine Manor, L.P. $ 121,000 $ (17,000) 1994 Completed 40
Baycity Village Apartments,
Limited Partnership 309,000 (31,000) 1994 Completed 30
Beckwood Manor Seven Limited
Partnership 148,000 (41,000) 1993 Completed 27.5
Briscoe Manor Limited
Partnership 179,000 (50,000) 1994 Completed 27.5
Evergreen Four Limited
Partnership 83,000 (40,000) 1994 Completed 27.5
Fawn Haven Limited
Partnership 85,000 (15,000) 1994 Completed 27.5
Fort Stockton Manor, L.P. 131,000 (22,000) 1994 Completed 40
Hidden Valley Limited
Partnership 182,000 (23,000) 1994 Completed 40
HOI Limited Partnership Of
Lenoir 148,000 (18,000) 1993 Completed 40
Indian Creek Limited
Partnership 148,000 (28,000) 1994 Completed 27.5
Laurel Creek Apartments 194,000 (19,000) 1994 Completed 27.5
Madisonville Manor Senior
Citizens Complex, Ltd. 110,000 (1,000) 1994 Completed 50
Mt. Graham Housing, Ltd. 148,000 (64,000) 1994 Completed 27.5
Northside Plaza Apartments,
Ltd. 171,000 (10,000) 1994 Completed 50
Pampa Manor, L.P. 95,000 (26,000) 1994 Completed 40
Regency Court Partners 686,000 (75,000) 1994 Completed 40
Sandpiper Square, a Limited
Partnership 98,000 (23,000) 1994 Completed 35
Seneca Falls East Apartments
Company II, L.P. 152,000 (25,000) 1998 Completed 40
41
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2003
--------------------------------------------------------------------------------------
For the year ended December 31, 2002
--------------------------------------------------------------------------------------
Year Investment Estimated Useful
Partnership Name Rental Income Net Loss Acquired Status Life (Years)
- --------------------------------------------------------------------------------------------------------------------
Vernon Manor, L.P. 96,000 (8,000) 1994 Completed 40
Waterford Place, a Limited
Partnership 126,000 (46,000) 1994 Completed 40
Yantis Housing, Ltd. 77,000 (24,000) 1994 Completed 40
---------- -----------
$ 3,487,000 $ (606,000)
=========== ===========
42
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2002
------------------------------------ ------------------------------------------------
As of March 31, 2002 As of December 31, 2001
- ------------------------------------------------------------------------------------------------------------------------------------
Total Investment Amount of Encumbrances Net
in Local Limited Investment Paid of Local Limited Property and Accumulated Book
Partnership Name Location Partnerships to Date Partnerships Equipment Depreciation Value
- ------------------------------------------------------------------------------------------------------------------------------------
Alpine Manor, Alpine,
L.P. Texas $ 195,000 $ 195,000 $ 909,000 $ 1,170,000 $ 221,000 $ 949,000
Baycity
Village
Apartments,
Limited Baytown,
Partnership Texas 301,000 301,000 1,455,000 1,829,000 550,000 1,279,000
Beckwood
Manor Seven
Limited Marianna,
Partnership Arkansas 307,000 307,000 1,383,000 1,789,000 527,000 1,262,000
Briscoe Manor
Limited Galena,
Partnership Maryland 308,000 308,000 1,481,000 1,845,000 505,000 1,340,000
Evergreen Four
Limited Maynard,
Partnership Arkansas 195,000 195,000 865,000 1,129,000 325,000 804,000
Fawn Haven
Limited Manchester,
Partnership Ohio 167,000 167,000 851,000 1,072,000 333,000 739,000
Fort Stockton Ft.Stockton,
Manor, L.P. Texas 224,000 224,000 1,046,000 1,248,000 216,000 1,032,000
Hidden Valley
Limited Gallup, New
Partnership Mexico 412,000 412,000 1,477,000 1,981,000 378,000 1,603,000
HOI Limited Lenoir,
Partnership North
Of Lenoir Carolina 198,000 198,000 539,000 1,173,000 283,000 890,000
Indian Creek
Limited Bucyrus,
Partnership Ohio 306,000 306,000 1,462,000 1,777,000 483,000 1,294,000
Laurel San Luis
Creek Obispo,
Apartments California 1,030,000 1,030,000 611,000 2,165,000 534,000 1,631,000
43
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2002
------------------------------------ ------------------------------------------------
As of March 31, 2002 As of December 31, 2001
- ------------------------------------------------------------------------------------------------------------------------------------
Total Investment Amount of Encumbrances Net
in Local Limited Investment Paid of Local Limited Property and Accumulated Book
Partnership Name Location Partnerships to Date Partnerships Equipment Depreciation Value
- ------------------------------------------------------------------------------------------------------------------------------------
Madisonville
Manor Senior
Citizens Madisonville,
Complex, Ltd. Texas 174,000 174,000 898,000 1,150,000 140,000 1,010,000
Mt. Graham Safford,
Housing, Ltd. Arizona 410,000 410,000 1,400,000 1,883,000 525,000 1,358,000
Northside Plaza Angleton,
Apartments, Ltd. Texas 282,000 282,000 1,354,000 1,741,000 244,000 1,497,000
Pampa Manor, L.P. Pampa, Texas 180,000 180,000 841,000 1,032,000 186,000 846,000
Regency Court Monrovia,
Partners California 1,692,000 1,690,000 5,088,000 7,708,000 1,200,000 6,508,000
Sandpiper
Square, a Aulander,
Limited North
Partnership Carolina 219,000 219,000 942,000 1,193,000 231,000 962,000
Seneca Falls Seneca
East Apartments Falls, New
Company II, L.P. York 270,000 270,000 888,000 1,227,000 151,000 1,076,000
Vernon Manor, L.P. Vernon, Texas 177,000 177,000 748,000 905,000 162,000 743,000
Waterford Place, Calhoun
a Limited Falls, South
Partnership Carolina 272,000 272,000 1,174,000 1,501,000 452,000 1,049,000
Yantis Housing, Ltd. Yantis, Texas 145,000 145,000 625,000 839,000 163,000 676,000
------------- ---------- ------------- ------------ ------------ -----------
$ 7,464,00 $7,462,000 $ 26,037,000 $ 36,357,000 $ 7,809,000 $ 28,548,000
============= ========== ============= ============ ============ ===========
44
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2002
--------------------------------------------------------------------------------------
For the year ended December 31, 2001
--------------------------------------------------------------------------------------
Year Investment Estimated Useful
Partnership Name Rental Income Net Loss Acquired Status Life (Years)
- --------------------------------------------------------------------------------------------------------------------
Alpine Manor, L.P. $ 113,000 $ (19,000) 1994 Completed 40
Baycity Village Apartments,
Limited Partnership 248,000 (51,000) 1994 Completed 30
Beckwood Manor Seven Limited
Partnership 148,000 (75,000) 1993 Completed 27.5
Briscoe Manor Limited
Partnership 174,000 (64,000) 1994 Completed 27.5
Evergreen Four Limited
Partnership 89,000 (37,000) 1994 Completed 27.5
Fawn Haven Limited
Partnership 84,000 (24,000) 1994 Completed 27.5
Fort Stockton Manor, L.P. 123,000 (14,000) 1994 Completed 40
Hidden Valley Limited
Partnership 176,000 (18,000) 1994 Completed 40
HOI Limited Partnership Of
Lenoir 142,000 (26,000) 1993 Completed 40
Indian Creek Limited
Partnership 145,000 (33,000) 1994 Completed 27.5
Laurel Creek Apartments 180,000 (4,000) 1994 Completed 27.5
Madisonville Manor Senior
Citizens Complex, Ltd. 104,000 (12,000) 1994 Completed 50
Mt. Graham Housing, Ltd. 138,000 (69,000) 1994 Completed 27.5
Northside Plaza Apartments,
Ltd. 151,000 (30,000) 1994 Completed 50
Pampa Manor, L.P. 94,000 (27,000) 1994 Completed 40
Regency Court Partners 657,000 (162,000) 1994 Completed 40
Sandpiper Square, a Limited
Partnership 99,000 (17,000) 1994 Completed 35
Seneca Falls East Apartments
Company II, L.P. 144,000 (27,000) 1998 Completed 40
45
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2002
--------------------------------------------------------------------------------------
For the year ended December 31, 2001
--------------------------------------------------------------------------------------
Year Investment Estimated Useful
Partnership Name Rental Income Net Loss Acquired Status Life (Years)
- --------------------------------------------------------------------------------------------------------------------
Vernon Manor, L.P. 92,000 (4,000) 1994 Completed 40
Waterford Place, a Limited
Partnership 125,000 (50,000) 1994 Completed 40
Yantis Housing, Ltd. 73,000 (26,000) 1994 Completed 40
----------- -----------
$ 3,299,000 $ (789,000)
=========== ===========
46
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2001
------------------------------------ ------------------------------------------------
As of March 31, 2001 As of December 31, 2000
- ------------------------------------------------------------------------------------------------------------------------------------
Total Investment Amount of Encumbrances Net
in Local Limited Investment Paid of Local Limited Property and Accumulated Book
Partnership Name Location Partnerships to Date Partnerships Equipment Depreciation Value
- ------------------------------------------------------------------------------------------------------------------------------------
Alpine Manor, Alpine,
L.P. Texas $ 195,000 $ 195,000 $ 913,000 $ 1,170,000 $ 192,000 $ 978,000
Baycity
Village
Apartments,
Limited Baytown,
Partnership Texas 301,000 301,000 1,467,000 1,829,000 486,000 1,343,000
Beckwood
Manor Seven
Limited Marianna,
Partnership Arkansas 307,000 307,000 1,387,000 1,790,000 463,000 1,327,000
Briscoe Manor
Limited Galena,
Partnership Maryland 308,000 308,000 1,485,000 1,812,000 441,000 1,371,000
Evergreen Four
Limited Maynard,
Partnership Arkansas 195,000 195,000 868,000 1,129,000 285,000 844,000
Fawn Haven
Limited Manchester,
Partnership Ohio 167,000 167,000 855,000 1,069,000 296,000 773,000
Fort Stockton Ft.Stockton,
Manor, L.P. Texas 224,000 224,000 1,051,000 1,248,000 186,000 1,062,000
Hidden Valley
Limited Gallup, New
Partnership Mexico 412,000 412,000 1,482,000 1,979,000 321,000 1,658,000
HOI Limited Lenoir,
Partnership North
Of Lenoir Carolina 198,000 198,000 551,000 1,168,000 250,000 918,000
Indian Creek
Limited Bucyrus,
Partnership Ohio 306,000 306,000 1,469,000 1,776,000 416,000 1,360,000
Laurel San Luis
Creek Obispo,
Apartments California 1,030,000 1,030,000 636,000 2,165,000 464,000 1,701,000
47
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2001
------------------------------------ ------------------------------------------------
As of March 31, 2001 As of December 31, 2000
- ------------------------------------------------------------------------------------------------------------------------------------
Total Investment Amount of Encumbrances Net
in Local Limited Investment Paid of Local Limited Property and Accumulated Book
Partnership Name Location Partnerships to Date Partnerships Equipment Depreciation Value
- ------------------------------------------------------------------------------------------------------------------------------------
Madisonville
Manor Senior
Citizens Madisonville,
Complex, Ltd. Texas 174,000 174,000 900,000 1,150,000 188,000 1,032,000
Mt. Graham Safford,
Housing, Ltd. Arizona 410,000 410,000 1,406,000 1,878,000 454,000 1,424,000
Northside Plaza Angleton,
Apartments, Ltd. Texas 282,000 282,000 1,359,000 1,736,000 208,000 1,528,000
Pampa Manor, L.P. Pampa, Texas 180,000 180,000 844,000 1,032,000 161,000 871,000
Regency Court Monrovia,
Partners California 1,692,000 1,690,000 5,156,000 7,708,000 1,004,000 6,704,000
Sandpiper
Square, a Aulander,
Limited North
Partnership Carolina 219,000 219,000 946,000 1,193,000 198,000 995,000
Seneca Falls Seneca
East Apartments Falls, New
Company II, L.P. York 270,000 270,000 890,000 1,224,000 107,000 1,117,000
Vernon Manor, L.P. Vernon, Texas 161,000 161,000 751,000 905,000 140,000 765,000
Waterford Place, Calhoun
a Limited Falls, South
Partnership Carolina 272,000 272,000 1,179,000 1,495,000 391,000 1,104,000
Yantis Housing, Ltd. Yantis, Texas 145,000 145,000 627,000 839,000 143,000 696,000
------------- ---------- ------------- ------------ ------------ -----------
$ 7,448,00 $7,446,000 $ 26,222,000 $ 36,295,000 $ 6,724,000 $ 29,571,000
============= ========== ============= ============ ============ ===========
48
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2001
--------------------------------------------------------------------------------------
For the year ended December 31, 2000
--------------------------------------------------------------------------------------
Net Income Year Investment Estimated Useful
Partnership Name Rental Income (Loss) Acquired Status Life (Years)
- --------------------------------------------------------------------------------------------------------------------
Alpine Manor, L.P. $ 103,000 $ (23,000) 1994 Completed 40
Baycity Village Apartments,
Limited Partnership 259,000 (55,000) 1994 Completed 30
Beckwood Manor Seven Limited
Partnership 151,000 (59,000) 1993 Completed 27.5
Briscoe Manor Limited
Partnership 165,000 (96,000) 1994 Completed 27.5
Evergreen Four Limited
Partnership 83,000 (36,000) 1994 Completed 27.5
Fawn Haven Limited
Partnership 81,000 (22,000) 1994 Completed 27.5
Fort Stockton Manor, L.P. 116,000 (22,000) 1994 Completed 40
Hidden Valley Limited
Partnership 156,000 (30,000) 1994 Completed 40
HOI Limited Partnership Of
Lenoir 131,000 (34,000) 1993 Completed 40
Indian Creek Limited
Partnership 139,000 (40,000) 1994 Completed 27.5
Laurel Creek Apartments 169,000 (35,000) 1994 Completed 27.5
Madisonville Manor Senior
Citizens Complex, Ltd. 111,000 1,000 1994 Completed 50
Mt. Graham Housing, Ltd. 144,000 (67,000) 1994 Completed 27.5
Northside Plaza Apartments,
Ltd. 152,000 (17,000) 1994 Completed 50
Pampa Manor, L.P. 98,000 (34,000) 1994 Completed 40
Regency Court Partners 657,000 (62,000) 1994 Completed 40
Sandpiper Square, a Limited
Partnership 99,000 (15,000) 1994 Completed 35
Seneca Falls East Apartments
Company II, L.P. 143,000 (22,000) 1998 Completed 40
49
WNC Housing Tax Credit Fund IV, L.P., Series 1
Schedule III
Real Estate Owned by Local Limited Partnerships
March 31, 2001
--------------------------------------------------------------------------------------
For the year ended December 31, 2000
--------------------------------------------------------------------------------------
Year Investment Estimated Useful
Partnership Name Rental Income Net Loss Acquired Status Life (Years)
- --------------------------------------------------------------------------------------------------------------------
Vernon Manor, L.P. 78,000 (32,000) 1994 Completed 40
Waterford Place, a Limited
Partnership 115,000 (55,000) 1994 Completed 40
Yantis Housing, Ltd. 71,000 (29,000) 1994 Completed 40
----------- -----------
$ 3,221,000 $ (784,000)
=========== ===========
50
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange
Act of 1934, the registrant has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized.
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
By: WNC & Associates, Inc.,
General Partner
By: /s/ Wilfred N. Cooper, Jr.
--------------------------
Wilfred N. Cooper, Jr.,
President of WNC & Associates, Inc.
Date: June 24, 2003
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/ Wilfred N. Cooper, Jr.
--------------------------
Wilfred N. Cooper, Jr.,
Chief Executive Officer, President and Director of WNC & Associates,
Inc. (principal executive officer)
Date: June 24, 2003
By: /s/ Thomas J. Riha
----------------------
Thomas J. Riha,
Vice-President - Chief Financial Officer of WNC & Associates, Inc.
(principal financial officer and principal accounting
officer)
Date: June 24, 2003
By: /s/ Wilfred N. Cooper, Sr.
--------------------------
Wilfred N. Cooper, Sr.,
Chairman of the Board of WNC & Associates, Inc.
Date: June 24, 2003
By: /s/ David N. Shafer
-------------------
David N Shafer,
Director of WNC & Associates, Inc.
Date: June 24, 2003
51
CERTIFICATIONS
I, Wilfred N. Cooper, Jr., certify that:
1. I have reviewed this annual report on Form 10-K of WNC HOUSING TAX
CREDITS FUND IV, L.P., Series 1;
2. Based on my knowledge, this annual report does not contain any untrue
statement of a material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances
under which such statements were made, not misleading with respect to
the periods covered by this annual report;
3. Based on my knowledge, the financial statements, and other financial
information included in this annual report, fairly present in all
material respects the financial condition, results of operations and
cash flows of the registrant as of, and for, the periods presented in
this annual report;
4. The registrant's other certifying officers and I are responsible for
establishing and maintaining disclosure controls and procedures (as
defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant
and we have:
(a) designed such disclosure controls and procedures to ensure that
material information relating to the registrant, including its
consolidated subsidiaries, is made known to us by others within those
entities, particularly during the period in which this annual report
is being prepared;
(b) evaluated the effectiveness of the registrant's disclosure
controls and procedures as of a date within 90 days prior to the
filing date of this annual report (the "Evaluation Date"); and
(c) presented in this annual report our conclusions about the
effectiveness of the disclosure controls and procedures based on our
evaluation as of the Evaluation Date;
5. The registrant's other certifying officers and I have disclosed, based
on our most recent evaluation, to the registrant's auditors and the
audit committee of registrant's board of directors (or persons
performing the equivalent function):
(a) all significant deficiencies in the design or operation of
internal controls which could adversely affect the registrant's
ability to record, process, summarize and report financial data and
have identified for the registrant's auditors any material weaknesses
in internal controls; and
(b) any fraud, whether or not material, that involves management or
other employees who have a significant role in the registrant's
internal controls; and
6. The registrant's other certifying officers and I have indicated in
this annual report whether or not there were significant changes in
internal controls or in other factors that could significantly affect
internal controls subsequent to the date of our most recent
evaluation, including any corrective actions with regard to
significant deficiencies and material weaknesses.
Date: June 24, 2003
/s/ Wilfred N. Cooper, Jr.
[Signature]
Chairman and Chief Executive Officer of WNC & Associates, Inc.
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CERTIFICATIONS
I, Thomas J. Riha, certify that:
1. I have reviewed this annual report on Form 10-K of WNC HOUSING TAX
CREDITS FUND IV, L.P., Series 1;
2. Based on my knowledge, this annual report does not contain any untrue
statement of a material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances
under which such statements were made, not misleading with respect to
the periods covered by this annual report;
3. Based on my knowledge, the financial statements, and other financial
information included in this annual report, fairly present in all
material respects the financial condition, results of operations and
cash flows of the registrant as of, and for, the periods presented in
this annual report;
4. The registrant's other certifying officers and I are responsible for
establishing and maintaining disclosure controls and procedures (as
defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant
and we have:
(a) designed such disclosure controls and procedures to ensure that
material information relating to the registrant, including its
consolidated subsidiaries, is made known to us by others within those
entities, particularly during the period in which this annual report
is being prepared;
(b) evaluated the effectiveness of the registrant's disclosure
controls and procedures as of a date within 90 days prior to the
filing date of this annual report (the "Evaluation Date"); and
(c) presented in this annual report our conclusions about the
effectiveness of the disclosure controls and procedures based on our
evaluation as of the Evaluation Date;
5. The registrant's other certifying officers and I have disclosed, based
on our most recent evaluation, to the registrant's auditors and the
audit committee of registrant's board of directors (or persons
performing the equivalent function):
(a) all significant deficiencies in the design or operation of
internal controls which could adversely affect the registrant's
ability to record, process, summarize and report financial data and
have identified for the registrant's auditors any material weaknesses
in internal controls; and
(b) any fraud, whether or not material, that involves management or
other employees who have a significant role in the registrant's
internal controls; and
6. The registrant's other certifying officers and I have indicated in
this annual report whether or not there were significant changes in
internal controls or in other factors that could significantly affect
internal controls subsequent to the date of our most recent
evaluation, including any corrective actions with regard to
significant deficiencies and material weaknesses.
Date: June 24, 2003
/s/ Thomas J. Riha
-------------------
[Signature]
Vice-President - Chief Financial Officer of WNC & Associates, Inc.
53