Attached files
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended December 31, 2013
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) |
(Zip Code) |
(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 [X] No [ ]
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).
Yes [X] No [ ]
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):
Large accelerated filer [ ] Accelerated filer [ ] Non-accelerated filer [X] Smaller reporting company [ ]
Indicate by check mark whether the registrant is a shell company (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 Quarterly Period Ended December 31, 2013
| 2 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
(Unaudited)
| December 31, 2013 | March 31, 2013 | |||||||
| ASSETS | ||||||||
| Cash | $ | 228,052 | $ | 277,329 | ||||
| Investments in Local Limited Partnerships, net (Note 2 and 3) | - | - | ||||||
| Prepaid asset management fees | 6,487 | 24,250 | ||||||
| Prepaid expenses | 4,065 | 8,692 | ||||||
| Other assets | 1,890 | 15,448 | ||||||
| $ | 240,494 | $ | 325,719 | |||||
| Total Assets | ||||||||
| LIABILITIES AND PARTNERS’ EQUITY (DEFICIT) | ||||||||
| Liabilities: | ||||||||
| Accrued expenses | $ | - | $ | 446 | ||||
| Total Liabilities | - | 446 | ||||||
| Partners’ Equity (Deficit): | ||||||||
| General Partner | (71,109 | ) | (70,261 | ) | ||||
| Limited Partners (10,000 Partnership Units authorized; 9,939 and 9,962 Partnership Units issued and outstanding, respectively) | 311,603 | 395,534 | ||||||
| Total Partners’ Equity (Deficit) | 240,494 | 325,273 | ||||||
| Total Liabilities and Partners’ Equity (Deficit) | $ | 240,494 | $ | 325,719 | ||||
See accompanying notes to condensed financial statements
| F-1 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
CONDENSED STATEMENTS OF OPERATIONS
For the Three and Nine Months Ended December 31, 2013 and 2012
(Unaudited)
2013 | 2012 | |||||||||||||||
| Three Months | Nine Months | Three Months | Nine Months | |||||||||||||
| Reporting fees | $ | - | $ | 9,633 | $ | - | $ | 30,046 | ||||||||
| Total operating income | - | 9,633 | - | 30,046 | ||||||||||||
| Operating expenses: | ||||||||||||||||
| Asset management fees (Note 3) | 4,971 | 17,763 | 6,875 | 18,375 | ||||||||||||
| Legal and accounting fees | 2,400 | 33,930 | 3,515 | 27,825 | ||||||||||||
| Write off of advances to Local Limited Partnerships | - | 6,589 | - | 12,256 | ||||||||||||
| Professional services | 650 | 7,293 | 707 | 17,370 | ||||||||||||
| Write off of other assets | - | 4,292 | 13,550 | 21,605 | ||||||||||||
| Other | 704 | 6,401 | 529 | 3,154 | ||||||||||||
| Total operating expenses | 8,725 | 76,268 | 25,176 | 100,585 | ||||||||||||
| Loss from operations | (8,725 | ) | (66,635 | ) | (25,176 | ) | (70,539 | ) | ||||||||
| Gain (loss) on sale of Local limited Partnerships (Note 2) | (18,215 | ) | (18,215 | ) | 41,440 | 138,567 | ||||||||||
| Interest income | 27 | 71 | 5 | 25 | ||||||||||||
| Net income (loss) | $ | (26,913 | ) | $ | (84,779 | ) | $ | 16,269 | $ | 68,053 | ||||||
| Net income (loss) allocated to: | ||||||||||||||||
| General Partner | $ | (269 | ) | $ | (848 | ) | $ | 163 | $ | 681 | ||||||
| Limited Partners | $ | (26,644 | ) | $ | (83,931 | ) | $ | 16,106 | $ | 67,372 | ||||||
| Net income (loss) per Partnership Unit | $ | (3 | ) | $ | (8 | ) | $ | 2 | $ | 7 | ||||||
| Outstanding weighted Partnership Units | 9,939 | 9,939 | 10,000 | 10,000 | ||||||||||||
See accompanying notes to condensed financial statements
| F-2 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
CONDENSED STATEMENT OF PARTNERS’ EQUITY (DEFICIT)
For the Nine Months Ended December 31, 2013
(Unaudited)
| General | Limited | |||||||||||
| Partner | Partners | Total | ||||||||||
| Partners’ equity (deficit) at March 31, 2013 | $ | (70,261 | ) | $ | 395,534 | $ | 325,273 | |||||
| Net loss | (848 | ) | (83,931 | ) | (84,779 | ) | ||||||
| Partners’ equity (deficit) at December 31, 2013 | $ | (71,109 | ) | $ | 311,603 | $ | 240,494 | |||||
See accompanying notes to condensed financial statements
| F-3 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
CONDENSED STATEMENTS OF CASH FLOWS
For the Nine Months Ended December 31, 2013 and 2012
(Unaudited)
| 2013 | 2012 | |||||||
| Cash flows from operating activities: | ||||||||
| Net income (loss) | $ | (84,779 | ) | $ | 68,053 | |||
| Adjustments to reconcile net income (loss) to net cash used in operating activities: | ||||||||
| (Gain) loss on sale of Local Limited Partnerships | 18,215 | (138,567 | ) | |||||
| Decrease in other assets | 13,558 | 24,241 | ||||||
| (Increase) decrease in prepaid asset management fees | 17,763 | (5,125 | ) | |||||
| (Increase) decrease in prepaid expenses | 4,627 | (21,973 | ) | |||||
| Decrease in accrued expenses | (446 | ) | - | |||||
| Decrease in accrued fees and expenses due to General Partner and affiliates | - | (101,181 | ) | |||||
| Net cash used in operating activities | (31,062 | ) | (174,552 | ) | ||||
| Cash flows from investing activities: | ||||||||
| Advances to Local Limited Partnerships | (6,589 | ) | (12,256 | ) | ||||
| Write off of advances to Local Limited Partnerships | 6,589 | 12,256 | ||||||
| Net proceeds (payments) made on sale of Local Limited Partnerships | (18,215 | ) | 138,567 | |||||
| Net cash provided by (used in) investing activities | (18,215 | ) | 138,567 | |||||
| Net decrease in cash | (49,277 | ) | (35,985 | ) | ||||
| Cash, beginning of period | 277,329 | 103,674 | ||||||
| Cash, end of period | $ | 228,052 | $ | 67,689 | ||||
| SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION | ||||||||
| Taxes paid | $ | - | $ | - | ||||
See accompanying notes to condensed financial statements
| F-4 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS
For the Quarterly Period Ended December 31, 2013
(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 nine months ended December 31, 2013 are not necessarily indicative of the results that may be expected for the fiscal year ending March 31, 2014. 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, 2013.
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 and commenced operations on October 20, 1993. The Partnership was formed to acquire limited partnership interests in other limited partnerships (“Local Limited Partnerships”) which own multi-family housing complexes (“Housing Complexes”) that are eligible for Federal low income housing tax credits (“Low Income Housing Tax Credits”). The local general partners (the “Local General Partners”) of each Local Limited Partnership retain responsibility for maintaining, operating and managing the Housing Complex. Each Local Limited Partnership is governed by its agreement of limited partnership (the “Local Limited Partnership Agreement”).
The general partner of the Partnership is WNC Tax Credit Partners IV, L.P. (“TCP IV’ or the “General Partner”). The General Partner of TCP IV is WNC & Associates, Inc. (“Associates”). The chairman and the president of Associates owns all of the outstanding stock of Associates. The business of the Partnership is conducted primarily through the General Partner, as the Partnership has no employees of its own.
The Partnership shall continue 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 of limited partnership interest (“Partnership Units”) at $1,000 per Partnership Unit. The offering of Partnership Units had concluded in July 1994, at which time 10,000 Partnership Units representing subscriptions in the amount of $10,000,000 had been accepted. As of December 31, 2013, a total of 9,939 Partnership units remain outstanding. The General Partner has a 1% interest in operating profits and losses, taxable income and losses, cash available for distribution from the Partnership and Low Income Housing Tax Credits of the Partnership. The investors (the “Limited Partners”) in the Partnership will be allocated the remaining 99% of these items in proportion to their respective investments.
| F-5 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
The proceeds from the disposition of any of the Local Limited Partnership’s Housing Complexes will be used first to pay debts and other obligations per the respective Local Limited Partnership Agreement. Any remaining proceeds will then be paid to the Partnership. The sale of a Housing Complex may be subject to other restrictions and obligations. Accordingly, there can be no assurance that a Local Limited Partnership will be able to sell its Housing Complex. Even if it does so, there can be no assurance that any significant amounts of cash will be distributed to the Partnership. Should such distributions occur, the Limited Partners will be entitled to receive distributions from the proceeds remaining after payment of Partnership obligations and funding reserves, equal to their capital contributions and their return on investment as defined in the Partnership Agreement) and the General Partner would then be entitled to receive proceeds equal to its capital contributions 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.
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 Tax Credits rules are extremely complicated. Noncompliance with these rules results in the loss of future Low Income Housing Tax Credits and the fractional recapture of Low Income Housing Tax Credits already taken. In most cases the annual amount of Low Income Housing Tax 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 price which would result in the Partnership realizing cash distributions or proceeds from the transaction. Accordingly, the Partnership may be unable to distribute any cash to its Limited Partners. Low Income Housing Tax 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 “Compliance Period”), the loss of any remaining future Low Income Housing Tax Credits, a fractional recapture of prior Low Income Housing Tax Credits, and a loss of the Partnership’s investment in the Housing Complex would occur. The Partnership is a limited partner or a 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 Tax Credits and recapture of Low Income Housing Tax 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 Housing Complexes, and neighborhood conditions, among others.
| F-6 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
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 Tax Credits and tax losses allocable to Limited Partners 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.
All of the Low Income Housing Tax Credits anticipated to be realized from the Local Limited Partnerships have been realized. The Partnership does not anticipate being allocated any Low Income Housing Tax Credits from the Local Limited Partnerships in the future. No trading market for the Partnership Units exists or is expected to develop. Limited Partners may be unable to sell their Partnership Units except at a discount and should consider their Partnership Units to be a long-term investment. Individual Limited Partners will have no recourse if they disagree with actions authorized by a vote of the majority of Limited Partners.
Exit Strategy
The Compliance Period for a Housing Complex is generally 15 years following construction or rehabilitation completion. Associates was one of the first in the industry to offer syndicated investments in Low Income Housing Tax Credits. The initial programs have completed their Compliance Periods.
Upon the sale of a Local Limited Partnership Interest or Housing Complex after the end of the Compliance Period, there would be no recapture of Low Income Housing Tax Credits. A sale prior to the end of the Compliance Period could result in recapture if certain conditions are not met. All of the Housing Complexes have completed their 15-year Compliance Period.
With that in mind, the General Partner is continuing its review of the Housing Complexes. The review considers many factors, including extended use requirements (such as those due to mortgage restrictions or state compliance agreements), the condition of the Housing Complexes, and the tax consequences to the Limited Partners from the sale of the Housing Complexes.
Upon identifying those Housing Complexes with the highest potential for a successful sale, refinancing or re-syndication, the Partnership expects to proceed with efforts to liquidate them. The objective is to maximize the Limited Partners’ return wherever possible and, ultimately, to wind down the Partnership as Low Income Housing Tax Credits are no longer available. Local Limited Partnership interests may be disposed of any time by the General
Partner in its discretion. While liquidation of the Housing Complexes continues to be evaluated, the dissolution of the Partnership was not imminent as of December 31, 2013.
Upon management of the Partnership identifying a Local Limited Partnership for disposition, costs incurred by the Partnership in preparation for the disposition are deferred. Upon the sale of the Local Limited Partnership interest, the Partnership nets the costs that had been deferred against the proceeds from the sale in determining the gain or loss on sale of the Local Limited Partnership. Deferred disposition costs are included in other assets on the condensed balance sheets.
| F-7 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
The Partnership has received the majority vote in favor of the plan of liquidation of the Partnership. Therefore, the Partnership is engaging third party appraisers to appraise several or all of the Local Limited Partnerships in this Partnership. The appraisal is one of the preliminary steps that need to be completed in order to move forward with the approved liquidation plan. The expense incurred for the appraisals, or any other disposition related expenses the Partnership incurs, are being capitalized and will remain on the balance sheet until the respective Local Limited Partnership is sold. At the time of disposition the capitalized costs will be netted with any cash proceeds that are received in order to calculate the gain or loss on the disposition.
Prior to the nine months ended December 31, 2013, the Partnership sold its Local Limited Partnership Interest in Beckwood Manor Seven, L.P., Alpine Manor, L.P., Briscoe Manor, Fawn Haven, L.P., Fort Stockton Manor, Pampa Manor Apartments, Vernon Manor Apartments, Baycity Village Apartments, L.P., Madisonville Manor, L.P., Northside Plaza Apartments, L.P., Evergreen Four, L.P., Waterford Place, L.P., Hidden Valley, L.P., Seneca Falls East Apartment Company II, L.P. and Regency Court Apartments, L.P. Each of the Local Limited Partnerships had completed its Compliance Period.
During the nine months ended December 31, 2013, the Partnership sold its Local Limited Partnership Interest in Yantis Housing, Ltd. (“Yantis”) to an unrelated third party for $2. Yantis was appraised for $180,000 and had a mortgage balance of $579,452 as of December 31, 2012. The Partnership incurred approximately $18,217 in sales related expenses which were netted against the proceeds to calculate a loss on sale of $(18,215). No cash distribution will be made to the Limited Partners as a result of this sale. The Partnership’s investment balance was zero at the time of the sale. The Compliance Period has been completed therefore there is no risk of recapture.
As of December 31, 2013, the Partnership has identified four Local Limited Partnerships for possible disposition as listed in the table below. Once the sales are finalized, the Partnership will use the cash proceeds to reimburse the General Partner or an affiliate for expenses paid on its behalf or pay accrued asset management fees. Any remaining proceeds will be placed in the Partnership’s reserves for future operating expenses. No distributions will be made to the Limited Partners. The Compliance Period for all Local Limited Partnership has expired so there is no risk of tax credit recapture to the investors in the Partnership.
| Local Limited Partnership | Debt at 12/31/12 | Appraisal Value | Estimated Sales Price | Estimated Sales Related Expenses | Estimated Gain on sale | |||||||||||||||
| Sandpiper Square, LP | $ | 879,758 | $ | 465,000 | $ | 20,000 | $ | 5,000 | $ | 15,000 | ||||||||||
| Mt Graham Housing, Ltd | 1,304,327 | 1,035,000 | 40,000 | 3,000 | 37,000 | |||||||||||||||
| HOI Limited Partnership of Lenoir | 310,817 | 635,000 | 11,100 | 7,000 | 4,100 | |||||||||||||||
| Laurel Creek Apartments* | 127,528 | 2,270,000 | - | - | - | |||||||||||||||
* As of the date of this report, the sales price and sales related expenses cannot be determined.
| F-8 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
Method of Accounting for Investments in Local Limited Partnerships
The Partnership accounts for its investments in Local 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 at least annually or 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 the estimated value derived by management, generally consisting of the sum of the remaining future Low Income Housing Tax Credits estimated to be allocable to the Partnership and the estimated residual value to the Partnership. If an investment is considered to be impaired, the Partnership reduces the carrying value of its investment in any such Local Limited Partnership. The accounting policies of the Local Limited Partnerships, generally, are expected to be consistent with those of the Partnership. Costs incurred by the Partnership in acquiring the investments are capitalized as part of the investment account and were amortized over 30 years (see Note 2).
“Equity in losses of Local Limited Partnerships” for the periods ended December 31, 2013 and 2012 has been recorded by the Partnership. Management’s estimate for the three and nine month periods 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 Local Limited Partnerships allocated to the Partnership are not recognized to the extent that the investment balance would be adjusted below zero. 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 (see Note 2).
In accordance with the accounting guidance for the consolidation of variable interest entities, the Partnership determines when it 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. The analysis that must be performed to determine which entity should consolidate a VIE focuses on control and economic factors. 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 has (1) the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance and (2) the obligation to absorb losses or receive benefits that could potentially be significant to the VIE. If multiple unrelated parties share such power, as defined, no party will be required to consolidate the VIE. Further, the guidance requires continual reconsideration of the primary beneficiary of a VIE.
Based on this guidance, the Local Limited Partnerships in which the Partnership invests meet the definition of a VIE because the owners of the equity at risk in these entities do not have the power to direct their operations. However, management does not consolidate the Partnership’s interests in these VIEs, as it is not considered to be the primary beneficiary since it does not have the power to direct the activities that are considered most significant to the economic performance of these entities. The Partnership currently records the amount of its investment in these Local Limited Partnerships as an asset on its balance sheets, recognizes its share of partnership income or losses in the statements of operations, and discloses how it accounts for material types of these investments in its financial statements. The Partnership’s balance in investment in Local Limited Partnerships, plus the risk of recapture of tax credits previously recognized on these investments, represents its maximum exposure to loss. The Partnership’s exposure to loss on these Local Limited Partnerships is mitigated by the condition and financial performance of the underlying Housing Complexes as well as the strength of the Local General Partners and their guarantee against credit recapture to the investors in the Partnership.
| F-9 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
Distributions received by the Partnership are accounted for as a reduction of the investment balance. Distributions received after the investment has reached zero are recognized as income. As of all periods presented, all of the investment balances had reached zero.
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 original maturities of three months or less when purchased to be cash equivalents. For all periods presented, the Partnership had no cash equivalents.
Reporting Comprehensive Income
The Partnership had no items of other comprehensive income for all periods presented.
Income Taxes
The Partnership has elected to be treated as a pass-through entity for income tax purposes and, as such, is not subject to income taxes. Rather, all items of taxable income, deductions and tax credits are passed through to and are reported by its owners on their respective income tax returns. The Partnership’s federal tax status as a pass-through entity is based on its legal status as a partnership. Accordingly, the Partnership is not required to take any tax positions in order to qualify as a pass-through entity. The Partnership is required to file and does file tax returns with the Internal Revenue Service and other taxing authorities. Accordingly, these financial statements do not reflect a provision for income taxes and the Partnership has no other tax positions which must be considered for disclosure. Income tax returns filed by the Partnership are subject to examination by the Internal Revenue Service for a period of three years. While no income tax returns are currently being examined by the Internal Revenue Service, tax years since 2009 remain open.
Net Loss Per Partnership Unit
Net loss per Partnership Unit includes no dilution and is computed by dividing loss allocated to Limited Partners by the weighted average number of Partnership Units outstanding during the period. Calculation of diluted net loss per Partnership Unit is not required.
| F-10 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 1 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
Revenue Recognition
The Partnership is entitled to receive reporting fees from the Local Limited Partnerships. The intent of the reporting fees is to offset (in part) administrative costs incurred by the Partnership in corresponding with the Local Limited Partnerships. Due to the uncertainty of the collection of these fees, the Partnership recognizes reporting fees as collections are made.
NOTE 2 - INVESTMENTS IN LOCAL LIMITED PARTNERSHIPS
As of December 31, 2013 and March 31, 2013, the Partnership had limited partnership interests in 4 and 5 Local Limited Partnerships, respectively, each of which owns one Housing Complex consisting of an aggregate of 269 and 293 apartment units, respectively. 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 Low Income Housing Tax Credits of the Local Limited Partnerships.
Selected financial information for the nine months ended December 31, 2013 and 2012 from the unaudited combined condensed financial statements of the Local Limited Partnerships in which the Partnership has invested is as follows:
COMBINED CONDENSED STATEMENTS OF OPERATIONS
| 2013 | 2012 | |||||||
| Revenues | $ | 666,000 | $ | 1,765,000 | ||||
| Expenses | ||||||||
| Interest expense | 43,000 | 273,000 | ||||||
| Depreciation and amortization | 180,000 | 434,000 | ||||||
| Operating expenses | 447,000 | 1,057,000 | ||||||
| Total expenses | 670,000 | 1,764,000 | ||||||
| Net income (loss) | $ | (4,000 | ) | $ | 1,000 | |||
| Net income (loss) allocable to the Partnership | $ | (4,000 | ) | $ | 1,000 | |||
| Net income (loss) recorded by the Partnership | $ | - | $ | - | ||||
| F-11 |
WNC HOUSING TAX CREDIT FUND IV, L.P., SERIES 1
(A California Limited Partnership)
NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
For the Quarterly Period Ended December 31, 2013
(Unaudited)
NOTE 2 - INVESTMENTS IN LOCAL LIMITED PARTNERSHIPS, continued
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 may be required to sustain operations of such Local Limited Partnerships.
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 fees:
| (a) | An annual asset management fee equal to the greater amount of (i) $2,000 for each Housing 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 limited Partnerships, as defined. “Invested Assets” means the sum of the Partnership’s investment in Local Limited Partnership and the Partnership’s allocable share of mortgage loans on and other debts related to the Housing Complexes owned by such Local Limited Partnerships. Asset management fees of $17,763 and $18,375 were incurred during the nine months ended December 31, 2013 and 2012, respectively. The Partnership paid the General Partner and or its affiliates $0 and $111,409 of those fees during the nine months ended December 31, 2013 and 2012, respectively. Prior to December 31, 2013, the Partnership overpaid its asset management fees, of which $6,487 remains included as prepaid management fees on the condensed balance sheets. | |
| (b) | The Partnership reimburses the General Partner or its affiliates for operating expenses incurred by the Partnership and paid for by the General Partner or its affiliates on behalf of the Partnership. Operating expense reimbursements paid were $50,895 and $103,296 during the nine months ended December 31, 2013 and 2012, respectively. During the nine months ended December 31, 2013, the Partnership overpaid the reimbursements by $4,065, which is included as prepaid expenses on the condensed balance sheets. | |
| (c) | A subordinated disposition fee in an amount equal to 1% of the sale price may be received in connection with the sale or disposition of a Housing Complex or Local Limited Partnership interest. Payment of this fee is subordinated to the Limited Partners receiving a preferred return of 16% through December 31, 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. No such fee was incurred for all periods presented. |
| F-12 |
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, this “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, the Partnership’s 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 the Partnership or persons acting on its behalf are expressly qualified in their entirety by cautionary statements in this Form 10-Q and in other reports filed with the Securities and Exchange Commission.
The following discussion and analysis compares the results of operations for the three and nine months ended December 31, 2013 and 2012, and should be read in conjunction with the condensed unaudited financial statements and accompanying notes included within this report.
Financial Condition
The Partnership’s assets at December 31, 2013 consisted of $228,000 in cash, $6,000 in prepaid asset management fees, $4,000 in prepaid expenses and $2,000 in other assets. The Partnership had no liabilities at December 31, 2013.
Results of Operations
Three Months Ended December 31, 2013 Compared to Three Months Ended December 31, 2012. The Partnership’s net loss for the three months ended December 31, 2013 was $(27,000) reflecting a decrease of $43,000 from the $16,000 net income for the three months ended December 31, 2012. The decrease in net income was partially due to an $(18,000) loss on sale of Local Limited Partnerships for the three months ended December 31, 2013 compared to a gain of $41,000 for the three months ended December 31, 2012. The gain (loss) on sale of Local Limited Partnerships will vary from period to period depending on the values and sales prices of the Housing Complexes that have been identified for disposition and the closing dates of such transactions. Legal and accounting fees decreased by $1,000 for the three months ended December 31, 2013 due to the timing of the accounting work performed. The write off of other assets decreased by $14,000 during the three months ended December 31, 2013. Capitalized costs from the potential disposition of Local Limited Partnership were expensed due to the length of time it has taken to dispose of the properties. Asset management fees decreased by $2,000 for the three months ended December 31, 2013. The fees are calculated based on the value of the invested assets. As Local Limited Partnerships are sold the invested assets decrease, thereby decreasing the asset management fees.
| 3 |
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations, continued
Nine Months Ended December 31, 2013 Compared to the Nine Months Ended December 31, 2012. The Partnership’s net loss for the nine months ended December 31, 2013 was $(85,000) reflecting a decrease of $153,000 from the $68,000 net increase for the nine months ended December 31, 2012. The decrease in income was partially due to an $(18,000) loss on sale of Local Limited Partnerships for the nine months ended December 31, 2013 compared to a gain of $139,000 for the nine months ended December 31, 2012. The gain on sale of Local Limited Partnerships will vary from period to period depending on the values and sales prices of the Housing Complexes that have been identified for disposition and the closing dates of such transactions. Legal and accounting fees increased by $(6,000) for the nine months ended December 31, 2013 due to the timing of the accounting work performed. The asset management fees decreased by $1,000 for the nine months ended December 31, 2013 due to the fact that the fees are calculated based on the value of the invested assets, which decreased due to the sale of the Local Limited Partnership Interests. The write off of advances to Local Limited Partnership decreased by $6,000 during the nine months ended December 31, 2013. The advances and write offs vary from period to period based on the needs of the Local Limited Partnerships. There was a $17,000 decrease in write off of other assets for the nine months ended December 31, 2013. Capitalized costs from the potential disposition of Local Limited Partnership were expensed due to the length of time it has taken to dispose of the properties. Professional services decreased by $10,000 for the nine months ended December 31, 2013 due to the timing of consulting work performed. During the nine months ended December 31, 2013 the Partnership received $20,000 less in reporting fees. Reporting fees can fluctuate from year to year due to the fact that the Local Limited Partnerships pay those fees to the Partnership when the Local Limited Partnerships’ cash flows will allow for the payment.
Liquidity and Capital Resources
Nine Months Ended December 31, 2013 Compared to Nine Months Ended December 31, 2012. The net decrease in cash during the nine months ended December 31, 2013 was $(49,000) compared to a $(36,000) decrease in cash for the nine months ended December 31, 2012. The change was partially due to net payments made for the disposition of the Local Limited Partnership interest during the nine months ended December 31, 2013 compared to net proceeds of $139,000 received during the nine months ended December 31, 2012. During the nine months ended December 31, 2013 the Partnership reimbursed $(51,000) of operating expenses paid on its behalf to the General Partner or an affiliate compared to $(103,000) reimbursed during the nine months ended December 31, 2012. Additionally, during the nine months ended December 31, 2013 the Partnership paid no accrued asset management fees compared to $(111,000) during the nine months ended December 31, 2012. Each quarter the Partnership evaluates the cash position and determines how much accrued asset management fees and operating expenses reimbursements will be paid to the General Partner or an affiliate. The Partnership advanced $(7,000) to a Local Limited Partnership during the nine months ended December 31, 2013 compared to $(12,000) advanced during the nine months ended December 31, 2012. The advances vary from period to period based on the needs of the Local Limited Partnerships. During the nine months ended December 31, 2013 the Partnership received $20,000 less in reporting fees as discussed above.
Recent Accounting Changes
In May 2011, the FASB issued an update to existing guidance related to fair value measurements on how to measure fair value and what disclosures to provide about fair value measurements. For fair value measurements categorized as level 3, a reporting entity should disclose quantitative information of the unobservable inputs and assumptions, a description of the valuation processes and narrative description of the sensitivity of the fair value to changes in unobservable inputs. This update is effective for interim and annual periods beginning after December 15, 2011. The adoption of this update did not materially affect the Partnership’s condensed financial statements.
| 4 |
Item 3. Quantitative and Qualitative Disclosures About Market Risks
NOT APPLICABLE
Item 4. Controls and Procedures
| (a) | Disclosure controls and procedures |
| 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 Partnership’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 Chief Financial Officer have concluded that, as of the end of the period covered by this report, the Partnership’s disclosure controls and procedures were not effective to ensure that material information required to be disclosed in the Partnership’s periodic report filings with SEC is recorded, processed, summarized and reported within the time period specified by the SEC’s rules and forms, consistent with the definition of “disclosure controls and procedures” under the Securities Exchange Act of 1934. | |
| The Partnership must rely on the Local Limited Partnerships to provide the Partnership with certain information necessary to the timely filing of the Partnership’s periodic reports. Factors in the accounting at the Local Limited Partnerships have caused delays in the provision of such information during past reporting periods, and resulted in the Partnership’s inability to file its periodic reports in a timely manner. | |
| Once the Partnership has received the necessary information from the Local Limited Partnerships, the Chief Executive Officer and the Chief Financial Officer of Associates believe that the material information required to be disclosed in the Partnership’s periodic report filings with SEC is effectively recorded, processed, summarized and reported, albeit not in a timely manner. Going forward, the Partnership will use the means reasonably within its power to impose procedures designed to obtain from the Local Limited Partnerships the information necessary to the timely filing of the Partnership’s periodic reports. | |
| (b) | Changes in internal controls |
| There were no changes in the Partnership’s internal control over financial reporting that occurred during the quarter ended December 31, 2013 that materially affected, or are reasonably likely to materially affect, the Partnership’s internal control over financial reporting. |
| 5 |
| 6 |
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 |
| 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: February 11, 2014
| By: | /s/ Melanie R. Wenk | |
| Melanie R. Wenk | ||
| Vice-President - Chief Financial Officer of WNC & Associates, Inc. | ||
Date: February 11, 2014
| 7 |