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FORM 10-Q
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
(Mark One)
|X| QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the quarterly period ended September 30, 2004
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.)
17782 Sky Park Circle
Irvine, CA 92614-6404
(Address of principal executive offices)
(714) 662-5565
(Telephone number)
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 No X
--------- ----------
Indicate by check mark whether the registrant is an accelerated filer (as
defined in rule 12b-2 of the Exchange Act).
Yes No X
--------- ----------
WNC HOUSING TAX CREDIT FUND IV, L.P. SERIES 1
(A California Limited Partnership)
INDEX TO FORM 10-Q
For the Quarter Ended September 30, 2004
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements
Balance Sheets
September 30, 2004 and March 31, 2004......................3
Statements of Operations
For the Three and Six Months Ended September 30, 2004
and 2003...................................................4
Statement of Partners' Equity (Deficit)
For the Six Months Ended September 30, 2004................5
Statements of Cash Flows
For the Six Months Ended September 30, 2004 and 2003.......6
Notes to Financial Statements................................7
Item 2. Management's Discussion and Analysis of Financial
Condition and Results of Operations.......................14
Item 3. Quantitative and Qualitative Disclosures
about Market Risk.........................................15
Item 4. Procedures and Controls......................................15
PART II. OTHER INFORMATION
Item 1. Legal Proceedings............................................16
Item 6. Exhibits and Reports on Form 8-K.............................16
Signatures...........................................................17
2
WNC HOUSING TAX CREDIT FUND IV, L.P. SERIES 1
(A California Limited Partnership)
BALANCE SHEETS
September 30, 2004 March 31, 2004
---------------------- ------------------
(unaudited)
ASSETS
Cash and cash equivalents $ 188,950 $ 222,356
Investments in limited partnerships, net (Note 2) 1,349,761 1,395,876
---------------------- ------------------
Total assets $ 1,538,711 $ 1,618,232
====================== ==================
Liabilities:
Payable to limited partnership (Note 4) $ 2,303 $ 2,303
Accrued fees and expenses due to
General Partner and affiliates (Note 3) 157,767 158,992
---------------------- ------------------
Total liabilities 160,070 161,295
---------------------- ------------------
Commitments and contingencies
Partners' equity (deficit):
General Partner (86,115) (85,332)
Limited Partners (10,000 units authorized,
10,000 units issued and outstanding) 1,464,756 1,542,269
---------------------- ------------------
Total partners' equity 1,378,641 1,456,937
---------------------- ------------------
$ 1,538,711 $ 1,618,232
====================== ==================
See accompanying notes to financial statements
3
WNC HOUSING TAX CREDIT FUND IV, L.P. SERIES 1
(A California Limited Partnership)
STATEMENTS OF OPERATIONS
For the Three and Six Months Ended September 30, 2004 and 2003
(unaudited)
2004 2003
----------------------------------------- ------------------------------------------
Three Months Six Months Three Months Six Months
------------------- ---------------- ------------------ -----------------
Interest income $ 126 $ 328 $ 525 $ 1,151
Distribution income 3,598 5,098 3,348 5,898
------------------- ---------------- ------------------ -----------------
3,724 5,426 3,873 7,049
------------------- ---------------- ------------------ -----------------
Operating expenses:
Amortization (Note 2) 2,481 4,962 5,953 11,906
Asset management fees (Note 3) 10,500 21,000 10,500 21,000
Legal & accounting 16,300 16,825 14,426 17,996
Other - 2,791 499 4,126
------------------- ---------------- ------------------ -----------------
Total operating expenses 29,281 45,578 31,378 55,028
------------------- ---------------- ------------------ -----------------
Loss from operations (25,557) (40,152) (27,505) (47,979)
Equity in losses of limited
partnerships (Note 2) (19,683) (38,144) (47,975) (95,950)
------------------- ---------------- ------------------ -----------------
Net loss $ (45,240) $ (78,296) $ (75,480) $ (143,929)
=================== ================ ================== =================
Net loss allocated to:
General partner $ (452) $ (783) $ (755) $ (1,439)
=================== ================ ================== =================
Limited partners $ (44,788) $ (77,513) $ (74,725) $ (142,490)
=================== ================ ================== =================
Net loss per limited partner unit $ (4) $ (8) $ (7) $ (14)
=================== ================ ================== =================
Outstanding weighted
limited partner units 10,000 10,000 10,000 10,000
=================== ================ ================== =================
See accompanying notes to financial statements
4
WNC HOUSING TAX CREDIT FUND IV, L.P. SERIES 1
(A California Limited Partnership)
STATEMENT OF PARTNERS' EQUITY (DEFICIT)
For the Six Months Ended September 30, 2004
(unaudited)
General Limited
Partner Partners Total
--------------- ------------------- ---------------
Partners' equity (deficit) at March 31, 2004 $ (85,332) $ 1,542,269 $ 1,456,937
Net loss (783) (77,513) (78,296)
--------------- ------------------- ---------------
Partners' equity (deficit) at September 30, 2004 $ (86,115) $ 1,464,756 $ 1,378,641
=============== =================== ===============
See accompanying notes to financial statements
5
WNC HOUSING TAX CREDIT FUND IV, L.P. SERIES 1
(A California Limited Partnership)
STATEMENTS OF CASH FLOWS
For the Six Months Ended September 30, 2004 and 2003
(unaudited)
2004 2003
------------------ -----------------
Cash flows from operating activities:
Net loss $ (78,296) $ (143,929)
Adjustments to reconcile net loss to net
cash used in operating activities:
Amortization 4,962 11,906
Equity in losses of limited partnerships 38,144 95,950
Change in accrued fees and expenses due to
General Partner and affiliates (1,225) 11,120
------------------ -----------------
Net cash used in operating activities (36,415) (24,953)
------------------ -----------------
Cash flows from investing activities:
Distributions received from limited partnerships 3,009 15,389
------------------ -----------------
Net decrease in cash and cash equivalents (33,406) (9,564)
Cash and cash equivalents, beginning of period 222,356 238,047
------------------ -----------------
Cash and cash equivalents, end of period $ 188,950 $ 228,483
================== =================
SUPPLEMENTAL DISCLOSURE OF
CASH FLOW INFORMATION
Taxes paid $ - $ -
================== =================
See accompanying notes to financial statements
6
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS
For the Quarter Ended September 30, 2004
(unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
- ---------------------------------------------------
General
- -------
The accompanying condensed unaudited financial statements have been prepared in
accordance with accounting principles generally accepted in the United States of
America for interim financial information and with the instructions to Form 10-Q
for quarterly reports under Section 13 or 15(d) of the Securities Exchange Act
of 1934. Accordingly, they do not include all of the information and footnotes
required by accounting principles generally accepted in the United States of
America for complete financial statements. In the opinion of management, all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair presentation have been included. Operating results for the three and six
months ended September 30, 2004 are not necessarily indicative of the results
that may be expected for the fiscal year ending March 31, 2005. For further
information, refer to the financial statements and footnotes thereto included in
the Partnership's annual report on Form 10-K for the fiscal year ended March 31,
2004.
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 Complex") 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 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.
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 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.
7
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For the Quarter Ended September 30, 2004
(unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
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.
Substantially all of the Low Income Housing Credits anticipated to be realized
from the Local Limited Partnerships have been realized. The Partnership does not
anticipate being allocated a significant amount of Low Income Housing Credits
from the Local Limited Partnerships in the future. Until the Local Limited
Partnerships have completed the 15 year Low Income Housing Credit compliance
period risks exist for potential recapture of prior low Income Housing Credits.
8
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For the Quarter Ended September 30, 2004
(unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
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.
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 limited partnerships for the periods ended September 30,
2004 and 2003 have been recorded by the Partnership based on six months of
reported results estimated by management of the Partnership. Management's
estimate for the six-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 from the Limited
Partnerships allocated to the Partnership are not recognized to the extent that
the investment balance would be adjusted below zero. As soon as the investment
balance reaches zero, amortization of the related costs of acquiring the
investment are accelerated to the extent of losses available (see Note 2). 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 suspend.
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.
9
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For the Quarter Ended September 30, 2004
(unaudited)
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, 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.
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.
Income Taxes
- ------------
No provision for income taxes has been recorded in the financial statements as
any liability and/or benefits for income taxes flows to the partners of the
Partnership and is their obligation and/or benefit. For income tax purposes the
Partnership reports on a calendar year basis.
Cash and Cash Equivalents
- -------------------------
The Partnership considers all highly liquid investments with original maturities
of three months or less when purchased to be cash equivalents. The Partnership
had no cash equivalents as of September 30, 2004 and March 31, 2004.
Concentration of Credit Risk
- ----------------------------
At September 30, 2004, 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 income per unit is not required.
10
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For the Quarter Ended September 30, 2004
(unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
- --------------------------------------------------------------
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
for all periods presented, as defined by SFAS No. 130.
New Accounting Pronouncements
- -----------------------------
In January 2003, the FASB issued Interpretation No. 46 ("FIN46"), "Consolidation
of Variable Interest Entities." FIN 46 provides guidance on when a company
should include the assets, liabilities, and activities of a variable interest
entity ("VIE") in its financial statements and when it should disclose
information about its relationship with a VIE. A VIE is a legal structure used
to conduct activities or hold assets, which must be consolidated by a company if
it is the primary beneficiary because it absorbs the majority of the entity's
expected losses, the majority of the expected returns, or both.
In December 2003, the FASB issued a revision of FIN 46 ("FIN 46R") to clarify
some of its provisions. The revision results in multiple effective dates based
on the nature as well as the creation date of the VIE. VIEs created after
January 31, 2003, but prior to January 1, 2004, may be accounted for either
based on the original interpretations or the revised interpretations. However,
all VIEs must be accounted for under the revised interpretations as of March 31,
2004, when FIN 46R is effective for the Partnership.
This Interpretation would require consolidation by the Partnership of certain
Local Limited Partnerships' assets and liabilities and results of operations if
the Partnership determined that the Local Limited Partnership was a VIE and that
the Partnership was the "Primary Beneficiary." Minority interests may be
recorded for the Local Limited Partnerships' ownership share attributable to
other Limited Partners. Where consolidation of Local Limited Partnerships is not
required, additional financial information disclosures of Local Limited
Partnerships may be required. The Partnership has assessed the potential
consolidation effects of the Interpretation and preliminarily concluded that the
adoption of the Interpretation will not have a material impact on the financial
statements of the Partnership.
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 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.
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 received by limited partners are accounted for as a reduction of
the investment balance. Distributions received after the investment has reached
zero are recognized as income.
11
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For the Quarter Ended September 30, 2004
(unaudited)
NOTE 2 - INVESTMENTS IN LIMITED PARTNERSHIPS, continued
- -------------------------------------------------------
Following is a summary of the equity method activity of the investments in Local
Limited Partnerships for the periods presented below:
For the Six Months For the Year
Ended Ended
September 30, 2004 March 31, 2004
---------------------- -------------------
Investments per balance sheet, $ 1,395,876 $ 1,965,138
beginning of period
Distributions received from limited partnerships (3,009) (27,494)
Equity in losses of limited partnerships (38,144) (399,732)
Impairment losses - (124,048)
Amortization of capitalized acquisition fees and costs (4,962) (17,988)
---------------------- -------------------
Investments per balance sheet,
end of period $ 1,349,761 $ 1,395,876
====================== ===================
Selected financial information for the six months ended September 30, 2004 and
2003 from the unaudited combined condensed financial statements of the limited
partnership in which the Partnership has invested is as follows:
2004 2003
------------------- -------------------
Revenues $ 1,873,000 $ 1,790,000
------------------- -------------------
Expenses:
Interest expense 417,000 434,000
Depreciation and amortization 539,000 538,000
Operating expenses 1,291,000 1,121,000
------------------- -------------------
Total expenses 2,247,000 2,093,000
------------------- -------------------
Net loss $ (374,000) $ (303,000)
=================== ===================
Net loss allocable to the Partnership $ (368,000) $ (299,000)
=================== ===================
Net loss recorded by the Partnership $ (38,000) $ (96,000)
=================== ===================
Certain Local Limited Partnerships have incurred significant 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 Partners 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
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO FINANCIAL STATEMENTS - CONTINUED
For the Quarter Ended September 30, 2004
(unaudited)
NOTE 3 - RELATED PARTY TRANSACTIONS
- -----------------------------------
Under the terms of the Partnership Agreement the Partnership is obligated to the
General Partner or its affiliates for the following items:
(a) Annual Asset Management Fee. 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. The base fee amount will be adjusted annually based on
changes to the Consumer Price Index. However, in no event will the annual
asset management fee exceed 0.2% of the invested assets of the Local
Limited Partnerships, including the Partnership's allocable share of the
mortgages. Asset management fees of $21,000 were incurred during each of
six months ended September 30, 2004 and 2003. The Partnership paid $22,500
and $15,000 of those asset management fees for the six months ended
September 30, 2004 and 2003, respectively.
(b) Subordinated Disposition Fee. 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 September 30, 2004 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.
(c) The Partnership reimburses the General Partner or its affiliates for
operating expenses incurred in behalf of the Partnership. Operating expense
reimbursements are approximately $19,341 and $17,001 for the six months
ended September 30, 2004 and 2003, respectively.
The accrued fees and advances due to General Partner and affiliates consisted of
the following:
September 30, 2004 March 31, 2004
---------------------- --------------------
Reimbursement for expenses paid by the General
Partner or an affiliate $ 2,100 $ 1,825
Asset management fee payable 155,667 157,167
---------------------- --------------------
Total $ 157,767 $ 158,992
====================== ====================
NOTE 4 - PAYABLE TO LIMITED PARTNERSHIP
- ---------------------------------------
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).
13
Item 2. 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-Q 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.
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-Q and in other reports we filed with the
Securities and Exchange Commission. The following discussion should be read in
conjunction with the condensed unaudited Financial Statements and the Notes
thereto included elsewhere in this filing.
The following discussion and analysis compares the results of operations for the
three and six months ended September 30, 2004 and 2003, and should be read in
conjunction with the condensed financial statements and accompanying notes
included within this report.
Financial Condition
The Partnership's assets at September 30, 2004 consisted primarily of $189,000
in cash and aggregate investments in the twenty-one Local Limited Partnerships
of $1,350,000. Liabilities at September 30, 2004 consisted primarily of $158,000
in accrued asset management fees and expenses payable to the General Partner.
Results of Operations
Three Months Ended September 30, 2004 Compared to Three Months September 30,
2003. The Partnership's net loss for three months ended September 30, 2004 was
$(45,000), reflecting a decrease of $30,000 from the net loss experienced for
the three months ended September 30, 2003 of $(75,000). The decrease in net loss
is primarily due to equity in losses from Local Limited Partnerships which
decreased by $28,000 to $(20,000) for the three months ended September 30, 2004
from $(48,000) for the three months ended September 30, 2003. The decrease in
equity in losses of Local Limited Partnerships is due to the Partnership not
recognizing certain losses of the Local Limited Partnerships. The investments in
such Local Limited Partnerships had reached $0 at September 30, 2004. Since the
Partnership's liability with respect to its investments is limited, losses in
excess of investment are not recognized. In addition to the equity in losses
from Local Limited Partnerships there was also a decrease in losses from
operations by approximately $2,000 to $(26,000) for the three months ended
September 30, 2004 from $(28,000) for the three months ended September 30, 2003.
The decrease in losses from operations was due to a $4,000 decrease in
amortization, off-set by a $(2,000) increase in legal and accounting expenses.
Six Months Ended September 30, 2004 Compared to Six Months September 30, 2003.
The Partnership's net loss for the six months ended September 30, 2004 was
$(78,000), reflecting a decrease of $66,000 from the net loss experienced for
the six months ended September 30, 2003 of $(144,000). The decrease in net loss
is primarily due to equity in losses of Local Limited Partnerships which
decreased by $58,000 to $(38,000) for the six months ended September 30, 2004
from $(96,000) for the six months ended September 30, 2003. The decrease in
equity in losses of Local Limited Partnerships is due to the Partnership not
recognizing certain losses of the Local Limited Partnerships. The investments in
such Local Limited Partnerships had reached $0 at September 30, 2004. Since the
Partnership's liability with respect to its investments is limited, losses in
excess of investment are not recognized. In addition to the decrease in equity
in losses of Local Limited Partnerships there is also a decrease of $8,000 in
loss from operations to $(40,000) for the six months ended September 30, 2004
from $(48,000) for the six months ended September 30, 2003. The decrease in loss
from operations was contributed by a $7,000 decrease in amortization, a $1,000
decrease in legal and accounting fees, a $2,000 decrease in other operating
expense, offset by a $(1,000) decrease in interest income and a $(1,000)
decrease in distribution income.
14
Item 2. Management's Discussion and Analysis of Financial Condition and Results
of Operations, continued
Cash Flows
Six Months Ended September 30, 2004 Compared to Six Months Ended September 30,
2003. Net cash used during the six months ended September 30, 2004 was
$(33,000), compared to net cash used in the six months ended September 30, 2003
of $(10,000). The $(23,000) increase in net cash used was due to a $(13,000)
decrease in distributions received from limited partnerships, a $(12,000)
decrease in accrued fees and expense due to general partner and affiliates,
offset by a decrease of $2,000 in operating expenses.
During the six months ended September 30, 2004, accrued payables, which consist
primarily of related party management fees and advances due to the General
Partner, decreased by approximately $1,000.
The Partnership expects its future cash flows, together with its net available
assets at September 30, 2004, to be sufficent to meet all currently forseeable
future cash requirements.
Item 3. Quantitative and Qualitative Disclosures about Market Risk
NOT APPLICABLE
Item 4. Procedures and Controls
As of the end of the period covered by this report, the Partnership's General
Partner, under the supervision and with the participation of the Chief Executive
Officer and Chief Financial Officer of Associates carried out an evaluation of
the effectiveness of the Fund's "disclosure controls and procedures" as defined
in Securities Exchange Act of 1934 Rule 13a-15 and 15d-15. Based on that
evaluation, the Chief Executive Officer and Principal Financial Officer have
concluded that as of the end of the period covered by this report, the
Partnership's disclosure controls and procedures were adequate and effective in
timely alerting them to material information relating to the Partnership
required to be included in the Partnership's periodic SEC filings.
Changes in internal controls. There were no changes in the Partnership's
internal control over financial reporting that occurred during the quarter ended
September 30, 2004 that materially affected, or are reasonably likely to
materially affect, the Partnership's internal control over financial reporting.
15
Part II. Other Information
Item 1. Legal Proceedings
NONE
Item 6. Exhibits and Reports on Form 8-K
(a) Reports on Form 8-K.
--------------------
NONE
(b) Exhibits.
---------
31.1 Certification of the Principal Executive Officer pursuant to Rule
13a-15(e) and 15d-15(e), as adopted pursuant to section 302 of the
Sarbanes-Oxley Act of 2002. (filed herewith)
31.2 Certification of the Principal Financial Officer pursuant to Rule
13a-15(e) and 15d-15(e), as adopted pursuant to section 302 of the
Sarbanes-Oxley Act of 2002. (filed herewith)
32.1 Section 1350 Certification of the Chief Executive Officer. (filed
herewith)
32.2 Section 1350 Certification of the Chief Financial Officer. (filed
herewith)
16
Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.
WNC HOUSING TAX CREDIT FUND IV, L.P., Series 1
By: WNC Tax Credit Partners IV, L.P. General Partner of the Registrant
By: WNC & ASSOCIATES, INC. General Partner of WNC Tax Credit Partners IV, L.P.
By: /s/ Wilfred N. Cooper Jr.
-------------------------
Wilfred N. Cooper, Jr.
President and Chief Executive Officer of WNC & Associates, Inc.
Date: November 10, 2004
By: /s/ Thomas J. Riha
------------------
Thomas J. Riha,
Senior Vice President - Chief Financial Officer of WNC & Associates, Inc.
Date: November 10, 2004
17