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Table of Contents

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-K

 

x ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE FISCAL YEAR ENDED DECEMBER 31, 2014

 

¨ 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: 0-19220

Inland Land Appreciation Fund II, L.P.

(Exact name of registrant as specified in its charter)

 

Delaware   36-3664407
(State or other jurisdiction of incorporation or organization)   (I.R.S. Employer Identification No.)

2901 Butterfield Road, Oak Brook, IL 60523

(Address of principal executive offices)(Zip Code)

630-218-8000

(Registrant’s telephone number, including area code)

 

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class:

 

Name of each exchange on which registered:

None   None

Securities registered pursuant to Section 12(g) of the Act:

Limited Partnership Units

(Title of class)

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.

Yes  ¨    No   x

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.

Yes  ¨    No   x

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 website, 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 if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) 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.  ¨

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.

 

Large accelerated filer   ¨    Accelerated filer   ¨
Non-accelerated filer   ¨  (Do not check if a smaller reporting company)    Smaller reporting company   x

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  ¨    No  x

The registrant’s common equity is not publicly traded and therefore has no market value.

 

 

 


Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

TABLE OF CONTENTS

 

          Page  
   Part I   

Item 1.            

   Business      3   

Item 1(A).

   Risk Factors      4   

Item 1(B).

   Unresolved Staff Comments      6   

Item 2.

   Investment Properties      7   

Item 3.

   Legal Proceedings      11   

Item 4.

   Mine Safety Disclosures      12   
   Part II   

Item 5.

   Market for Partnership’s Limited Partnership Units, Related Security Holder Matters and Partnership Purchases of Limited Partnership Units      12   

Item 6.

   Selected Financial Data      12   

Item 7.

   Management’s Discussion and Analysis of Financial Condition and Results of Operations      13   

Item 7(A).

   Quantitative and Qualitative Disclosures About Market Risk      18   

Item 8.

   Financial Statements and Supplementary Data      19   

Item 9.

   Changes in and Disagreements with Accountants on Accounting and Financial Disclosure      31   

Item 9(A).

   Controls and Procedures      31   

Item 9(B).

   Other Information      31   
   Part III   

Item 10.

   Directors, Executive Officers and Corporate Governance      32   

Item 11.

   Executive Compensation      36   

Item 12.

   Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters      37   

Item 13.

   Certain Relationships and Related Transactions      37   

Item 14.

   Principal Accounting Fees and Services      38   
   Part IV   

Item 15.

   Exhibits and Financial Statement Schedules      38   
   SIGNATURES      39   

 

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Table of Contents

PART I

Item 1. Business

Inland Land Appreciation Fund II, L.P. was formed on June 28, 1989 to invest in undeveloped land on an all-cash basis and realize appreciation of such land upon resale. On October 25, 1989, we commenced an offering of 30,000 (subject to an increase to 60,000) limited partnership units, or units, at $1,000 per unit, pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933. On October 24, 1991, we terminated our offering of units, after we sold 50,476.17 units, at $1,000 per unit, resulting in $50,476,170 in gross offering proceeds, not including our general partner’s capital contribution of $500. All of the holders of our units were admitted to our partnership. Inland Real Estate Investment Corporation is our general partner. Our limited partners share in their portion of benefits of ownership of our real property investments according to the number of units held. Through December 31, 2014, we had repurchased a total of 408.65 units for $383,822 from various limited partners through the unit repurchase program.

We purchased on an all-cash basis, twenty-seven parcels of undeveloped land and two buildings and are engaged in the rezoning and resale of the parcels. On September 16, 2002, we completed a tax-deferred exchange of Parcels 9 and 12 for 50 acres in Kendall County (Parcel 28). All of the investments were made in the Chicago metropolitan area. The anticipated holding period of the land was approximately two to seven years from the completion of the land portfolio acquisitions. As a result of the lengthy rezoning and entitlement processes and the no growth mentality of the municipalities where the land is located, as well as the depressed real estate market, our holding period has exceeded our original estimates. Through December 31, 2014, we have had multiple sales transactions, disposing of approximately 3,986 acres of the approximately 4,530 acres originally owned. We continue to own the remaining acres comprising Parcels 8 and 20 in Kane and Kendall Counties, Illinois. It is management’s intent to hold on to a property until such time as a reasonable and acceptable offer is received.

We are engaged in the business of real estate investment which management considers being a single operating segment. A presentation of information about operating segments would not be material to an understanding of our business taken as a whole.

During the year ended December 31, 2014, we sold Parcel 4, resulting in net sales proceeds of $3,872,152 and a gain on sale of $1,812,539. During the year ended December 31, 2013, we sold the remaining acreage of Parcel 3/27 for which we received $1,842,245 in net sales proceeds, resulting in a loss on sale of $95,755, approximately 2.3 acres of Parcel 20 for which we received $699,454 in net sales proceeds, resulting in a gain on sale of $358,117, the remaining acreage of Parcel 22 for which we received $301,137 in net sales proceeds, resulting in a loss on sale of $59,148, and the remaining acreage of Parcel 18 for which we received $623,939 in net sales proceeds, resulting in a gain on sale of $186,438. Net sales proceeds, including previously undistributed net sales proceeds, will be used to fund our operations including land improvements and land use activities. We will evaluate our cash needs during the upcoming year to determine any future distributions.

We continue to closely monitor the real estate market trends, especially within the areas where our remaining parcels are located. We have seen continued improvements in the residential real estate market including new construction with national homebuilders entering back into the market place. There have been farm parcel sales in surrounding communities from both speculators looking to hold land until the market fully rebounds as well as farmers looking to increase their farming businesses. We believe we have taken the steps necessary to reduce costs and maintain sufficient reserves of cash and cash equivalents to cover all our costs for an extended period of time as we continue to market the remaining parcels for sale. We have farm leases in place which generate sufficient income to cover the costs of insurance expense and real estate taxes. Our remaining land is not encumbered by debt and is located in areas that we believe are in the paths of future development. As such, the Partnership has the ability and management has the intent to hold on to the remaining parcels until such time as reasonable and acceptable offers are received.

We had no employees during 2014. Accordingly, we hired no compensation consultants.

Our general partner and its affiliates provide services to us. Our general partner and its affiliates are reimbursed for salaries and expenses of employees of the general partner and its affiliates relating to the administration of the partnership. An affiliate of the general partner performs marketing and advertising services for us and is reimbursed for direct costs.

 

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An affiliate of the general partner performs land improvements, rezoning, annexation and other activities to prepare our parcels for sale and is reimbursed for salaries and direct costs.

Access to Our Information

We electronically file our annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and all amendments to those reports with the Securities and Exchange Commission (SEC). The public may read and copy any of the reports that are filed with the SEC at the SEC’s Public Reference Room at 100 F Street, NE, Washington, DC 20549. The public may obtain information on the operation of the Public Reference Room by calling the SEC at (800)-SEC-0330. The SEC maintains an Internet site at www.sec.gov that contains reports, proxy and information statements and other information regarding issuers that file electronically.

We make available, free of charge, by responding to requests addressed to our Investor Services department, the annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and all amendments to those reports. These reports are available as soon as reasonably practical after such material is electronically filed or furnished to the SEC.

Limited Partners wishing to communicate with our general partner can do so by writing to the attention of the general partner in care of our partnership at 2901 Butterfield Road, Oak Brook, IL 60523.

Item 1(A). Risk Factors

Real Estate Market

The slowly improving real estate market, coupled with strict lender requirements, continues to impact sales activity, especially sales of vacant land. Builders and developers today are less likely to build speculatively and are approaching new developments with caution. Any negative changes to the financial markets, real estate markets and employment numbers can have an impact on additional land sales which could result in an even longer holding period than previously estimated.

Pre-Development Stage Land

The net proceeds of the offering were invested in pre-development stage land. An investment in such land involves a number of potential risks, which include the following:

Dependence on Governmental Zoning and Fiscal Policies. We conduct rezoning and pre-development activities with respect to our land investments. Rezoning may only be effected by appropriate city, county and/or other local authorities. There can be no assurance that our efforts to cause these authorities to change the zoning classification(s) which apply to a given parcel of land owned by the partnership will be successful. Sometimes local residents oppose our efforts. Sometimes local authorities require us to spend funds to facilitate future development of the land as a condition of rezoning or to continue a special land use or to satisfy performance bonds required by municipalities for developments. There can be no assurance that we will have sufficient funds to accomplish the required changes or that they can be accomplished in a timely fashion.

Restricted or Limited Access to Utilities and Roadways. The value of our land will be affected by ease of access to utilities and transportation. If public utility providers are not located in sufficient proximity to a parcel owned by the partnership, the cost of arranging for such utility access may be prohibitive to the partnership or a potential purchaser of the parcel, thereby reducing the value of the parcel. Delays and/or postponements in the construction of roads in areas by our parcels likely would adversely affect the value of our parcels.

Environmental Risks. Federal and state environmental laws can impose substantial liability on owners of real estate without regard to fault, even when other parties are or were responsible for the environmental impairment. Environmental liabilities could cause us to incur significant expenses, including (but not limited to) the obligation to remedy or clean up hazardous substances (such as pesticides commonly used on farmland) or other pollutants, regardless of fault. Such liabilities could require us to dispose of a property at a loss, which could be substantial.

 

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In addition, the value of our land is affected by the drainage pattern of such land and the surrounding area, the susceptibility of such land to flooding and the possibility that such land might be classified as “wetlands” by a government agency, thereby inhibiting or precluding development of the parcel.

Nature of Farm Leases and Limited Current Income. With the exception of limited amounts of cash which may be generated from leasing land as farmland or for other revenue-producing activities, pre-development land does not generate current income. Nevertheless, we incur ongoing expenses in connection with the ownership of such land (for example, real estate taxes and insurance). At the same time, our farm rental revenue is subject to a farm tenant’s ability to pay the contracted rent, which depends on circumstances such as fluctuations in commodity prices, bad weather, competition from other producers, changes in government farm policy (including price supports), pests and crop diseases.

Lack of Geographic Diversification. Both of our remaining land investments are located in Kane and Kendall Counties, Illinois, near the Chicago metropolitan area. The success of the partnership will, therefore, depend to a great extent upon the rate and amount of economic growth in the Chicago metropolitan area.

Litigation. We are a defendant from time to time in lawsuits relating to our business. Due to the inherent uncertainties of litigation, we cannot accurately predict the ultimate outcome of any such litigation. An unfavorable outcome could negatively impact our cash flow, financial condition and results of operations. For a further discussion of current litigation risks, see Note 7 to the financial statements.

Partnership-Related Risks

Risk of Installment Sale. We may sell some land parcels on an installment basis (which means that the sale price will be received in installments during the term of the agreement). In the event we find it necessary or desirable to provide such financing upon the resale of our parcels, a liquidation of the partnership may be delayed beyond the time of disposition of the parcels until any such loans are repaid or otherwise liquidated. In the event of a default on an installment sale, we may be forced to reacquire a property.

No Market for Units. Our units are subject to certain restrictions on transferability. As a result of these restrictions, no public trading market is likely to develop for these securities, nor is one intended to develop. Purchasers of units may not, therefore, be able to liquidate their investment, and units may not be readily acceptable as collateral for a loan.

Transfer Limit. In accordance with Article XVI Section 16.1 of the Inland Land Appreciation Fund II, L.P. Partnership Agreement and Treasury Regulation Section 1.7704-1(j), we did not reach the maximum threshold of limited partnership units that may be transferred/assigned directly between parties during 2014. For the benefit of interested limited partners, we have a relationship with a “qualified matching service” as defined under Treasury Regulation Section 1.7704-1(g). In accordance with this Treasury Regulation and the IRS private letter ruling obtained by the “qualified matching service,” we understand that limited partnership units may be transferred or assigned through the “qualified matching service” up to a separate maximum threshold each taxable year (in addition to the maximum threshold that may be transferred or assigned directly between parties under our partnership agreement and Treasury Regulation Section 1.7704-1(j)). However, there can be no assurance that the IRS private letter ruling will apply to transfers of our units, or that any particular transfer will not violate the transfer restrictions contained in the partnership agreement or the provisions of Treasury Regulation Section 1.7704-1(g). If you have any interest in participating in a transfer/assignment of partnership units through this “qualified matching service”, please contact American Partnership Board directly at 800-736-9797. You are strongly encouraged to consult your personal legal, financial and tax advisors in connection with any such transfer/assignment.

Conflicts of Interest. We may be subject to various conflicts of interest arising out of our relationship with our general partner and its affiliates. If the general partner or its affiliates breach their fiduciary obligations to us, or do not resolve these conflicts of interest to our benefit, we could suffer consequences which we might not otherwise be subject to if such conflicts of interest did not exist.

 

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Table of Contents

Federal Income Tax Aspects

Potential Receipt of UBTI. The incurrence of debt in connection with our pre-development and/or sales activities could cause the gain on the sale of parcels to constitute unrelated business taxable income (“UBTI”) and affect limited partners that are tax-exempt entities.

Tax liabilities may be greater than cash distributions. Each limited partner will be required to report the limited partner’s allocable share of our taxable net income on the limited partner’s personal tax return, regardless of whether the limited partner has received any cash distributions from us. Thus, limited partners may incur taxes associated with their proportional share of our net income even though we have not distributed cash to pay the taxes.

Item 1(B). Unresolved Staff Comments

Not applicable.

 

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Table of Contents

Item 2. Investment Properties

We acquired fee ownership of the following real property investments. The following table summarizes the detail activity of all the parcels owned by the Partnership from the purchase date through the year ended December 31, 2014.

Investment properties activity:

 

    

Gross

Acres

    Purchase/      Initial Costs      Costs
Capitalized
            Total
Remaining
Costs of
    

2014

Gain

 
Parcel      Illinois    Purchased     Sales      Original      Acquisition      Total      Subsequent to      Costs of Property      Parcels at      on Sale  

    #    

    

County

   (Sold)     Date      Costs      Costs      Costs      Acquisition      Sold/Impaired      12/31/14      Recognized  
  1       McHenry      372.7590       04/25/90       $ 2,114,295        114,070        2,228,365        630,703        2,859,068        0        0  
        (372.7590     02/23/04                        
  2       Kendall      41.1180       07/06/90         549,639        43,889        593,528        75,199        668,727        0        0  
        (3.4730     08/29/03                        
        (37.6450     02/17/05                        
  3/27       Kendall      120.8170       11/06/90         2,591,268        156,709        2,747,977        9,880,850        12,628,827        0        0  
        83.5250       03/11/93                        
        (3.3900     05/17/05                        
        (31.0000     07/14/05                        
        (74.7000     Var 2006                        
        (36.8500     Var 2007                        
        (6.6000     Var 2008                        
        (36.1262     Var 2009                        
        (1.7230     06/25/10                        
        (3.1200     12/28/10                        
        (10.8328     06/10/13                        
  4       Kendall      299.0250       06/28/91         1,442,059        77,804        1,519,863        539,750        2,059,613        0        1,812,539  
        (299.0250     03/14/14                        
  5       Kane      189.0468       02/28/91         1,954,629        94,569        2,049,198        349,845        2,399,043        0        0  
        (189.0468     05/16/01                        
  6       Lake      57.3345       04/16/91         904,337        71,199        975,536        55,628        1,031,164        0        0  
        (.2580     10/01/94                        
        (57.0765     03/22/07                        
  7       McHenry      56.7094       04/22/91         680,513        44,444        724,957        3,210,451        3,935,408        0        0  
        (12.6506     Var 1997                        
        (15.7041     Var 1998                        
        (19.6296     Var 1999                        
        (8.7251     Var 2000                        
  8       Kane      325.3940       06/14/91         3,496,700        262,275        3,758,975        79,517        1,909,034        1,929,458        0  
        (.8700     04/03/96                        
        (63.0000     01/23/01                        
        (80.0000     05/11/04                        

 

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Table of Contents

Investment properties activity (continued):

 

    

Gross

Acres

    Purchase/      Initial Costs      Costs
Capitalized
            Total
Remaining
Costs of
    

2014

Gain

 
Parcel      Illinois    Purchased     Sales      Original      Acquisition      Total      Subsequent to      Costs of Property      Parcels at      on Sale  

    #    

    

County

   (Sold)     Date      Costs      Costs      Costs      Acquisition      Sold/Impaired      12/31/14      Recognized  
  9 (c)       Will      9.8670       08/13/91       $ 0        0        0        0        0        0        0  
        (9.8670     09/16/02                        
  10       Will      150.6600       08/20/91         1,866,716        89,333        1,956,049        23,897        1,979,946        0        0  
        (150.6600     01/10/05                        
  11       Will      138.4470       08/20/91         289,914        20,376        310,290        2,700        312,990        0        0  
        (138.4470     05/03/93                        
  12 (c)       Will      44.7320       08/20/91         0        0        0        0        0        0        0  
        (44.7320     09/16/02                        
  13       Will      6.3420       09/23/91         139,524        172        139,696        0        139,696        0        0  
        (6.3420     05/03/93                        
  14       Kendall      44.4030       09/03/91         888,060        68,210        956,270        1,259,583        2,215,853        0        0  
        (15.3920     04/16/01                        
        (14.2110     Var 2002                        
        (13.6000     04/11/03                        
        (1.2000     02/19/04                        
  15       Kendall      100.3640       09/04/91         1,050,000        52,694        1,102,694        117,829        1,220,523        0        0  
        (5.0000     09/01/93                        
        (11.0000     12/01/94                        
        (84.3640     08/14/98                        
  16       McHenry      168.9050       09/13/91         1,402,058        69,731        1,471,789        97,766        1,569,555        0        0  
        (168.9050     08/03/01                        
  17       Kendall      3.4620       10/30/91         435,000        22,326        457,326        113,135        570,461        0        0  
        (2.1130     03/06/01                        
        (1.3490     08/23/02                        

 

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Table of Contents

Investment properties activity (continued):

 

    

Gross

Acres

    Purchase/      Initial Costs      Costs
Capitalized
            Total
Remaining
Costs of
    

2014

Gain

 
Parcel      Illinois    Purchased     Sales      Original      Acquisition      Total      Subsequent to      Costs of Property      Parcels at      on Sale  

    #    

    

County

   (Sold)     Date      Costs      Costs      Costs      Acquisition      Sold/Impaired      12/31/14      Recognized  
  18       McHenry      139.1697       11/07/91       $ 1,160,301        58,190        1,218,491        9,456,992        10,675,483        0        0  
        (9.2500     Var 2004                        
        (33.3197     Var 2005                        
        (62.0200     Var 2006                        
        (12.8800     Var 2007                        
        (2.2400     Var 2008                        
        .2188       03/02/11                        
        (19.6788     11/18/13                        
  19       Kane      436.2360       12/13/91         4,362,360        321,250        4,683,610        187,211        4,870,821        0        0  
        (436.2360     05/16/01                        
  20       Kane &                          
   Kendall      400.1290       01/31/92         1,692,623        101,318        1,793,941        9,505,221        2,190,275        9,108,887        0  
        (21.1380     06/30/99                        
        (7.0000     07/21/08                        
        (3.1085     03/21/11                        
        (4.0770     09/19/12                        
        (2.3160     08/16/13                        
  21       Kendall      15.0130       05/26/92         250,000        23,844        273,844        43,063        316,907        0        0  
        (1.0000     03/16/99                        
        (14.0130     09/06/06                        
  22       Kendall      391.9590       10/30/92         3,870,000        283,186        4,153,186        1,763,629        5,916,815        0        0  
        (10.0000     01/06/94                        
        (5.5380     01/05/96                        
        (2.4000     07/27/99                        
        (73.3950     Var 2001                        
        (136.0000     08/14/02                        
        (34.1400     05/27/03                        
        (101.4900     01/09/04                        
        (28.9960     11/13/13                        

 

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Table of Contents

Investment properties activity (continued):

 

    

Gross

Acres

    Purchase/      Initial Costs      Costs
Capitalized
            Total
Remaining
Costs of
    

2014

Gain

 
Parcel      Illinois    Purchased     Sales      Original      Acquisition      Total      Subsequent to      Costs of Property      Parcels at      on Sale  

    #    

    

County

   (Sold)     Date      Costs      Costs      Costs      Acquisition      Sold/Impaired      12/31/14      Recognized  
  23       Kendall      133.2074       10/30/92       $ 3,231,942        251,373        3,483,315        4,665,998        8,149,313        0        0  
        (11.5250     07/16/93                        
        (44.0700     Var 1995                        
        (8.2500     Var 1996                        
        (2.6100     Var 1997                        
        (10.6624     Var 1998                        
        (5.8752     Var 1999                        
        (49.0120     Var 2000                        
        (.2028     Var 2001                        
        (1.0000     Var 2002                        
  23A(a)       Kendall      .2676       10/30/92         170,072        12,641        182,713        0        182,713        0        0  
        (.2676     03/16/93                        
  24       Kendall      3.9080       01/21/93         645,000        56,316        701,316        30,436        731,752        0        0  
        (3.9080     04/16/01                        
  24A(b)       Kendall      .4060       01/21/93         155,000        13,533        168,533        0        168,533        0        0  
        (.4060     04/16/01                        
  25       Kendall      656.6870       01/28/93         1,625,000        82,536        1,707,536        22,673        1,730,209        0        0  
        (656.6870     10/31/95                        
  26       Kane      89.5110       03/10/93         1,181,555        89,312        1,270,867        5,135,895        6,406,762        0        0  
        (2.1080     Var 1999                        
        (34.2550     Var 2000                        
        (7.8000     Var 2001                        
        (29.1200     Var 2002                        
        (11.3100     Var 2003                        
        (4.9180     01/28/04                        
  28 (c)       Kendall      50.0000       09/16/02         661,460        22,976        684,436        230,630        915,066        0        0  
        (50.0000     04/17/12                        
          

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 
           $ 38,810,025        2,504,276        41,314,301        47,478,601        77,754,557        11,038,345        1,812,539  
          

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

 

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  (a) Included in the purchase of Parcel 23 was a newly constructed 2,500 square foot house. The house was sold in March 1993.

 

  (b) Included in the purchase of Parcel 24 was a 2,400 square foot office building. The building was sold in 2001.

 

  (c) On September 16, 2002, the Partnership completed a tax-deferred exchange of Parcels 9 and 12 for 50 acres in Kendall County (Parcel 28).

Our general partner anticipates our land will produce sufficient income to pay real estate taxes and insurance expense. Income will be derived through leases to farmers or from other activities compatible with undeveloped land. Although the general partner believes that leasing our land will generate sufficient revenues to pay these expenses, there can be no assurance that this will in fact occur. Our general partner has agreed to make a supplemental capital contribution to us if and to the extent that real estate taxes and insurance payable with respect to our land during a given year exceed the revenue earned by us from leasing our land during such year. Any supplemental capital contribution will be repaid only after limited partners have received, over the life of our partnership, a return of their original capital plus the 15% cumulative return. Our remaining parcels consist of land which generates revenue from farming or other leasing activities. It is not expected that we will generate cash distributions to limited partners from farm leases or other leasing activities. Through December 31, 2014, our land has generated sufficient revenues from leasing to cover real estate taxes and insurance expense.

Item 3. Legal Proceedings

On or about April 8, 2010, the Partnership received notification from the attorneys for the Village of Elburn that in effect demanded completion of certain land improvements. The Partnership is a co-indemnitor of the subdivision bonds that secure completion of the land improvements on Parcels 5 and 19 of the Blackberry Subdivision in Elburn, IL. On April 22, 2010, the Partnership received notice from the bonding companies demanding completion and satisfaction of such obligations. The actual costs of the remaining improvements of the subdivision for the work related to the called bonds are less than the outstanding bond amounts. The Partnership worked with a representative of the bonding company who had been working with the Village of Elburn on this matter. A meeting was held to obtain a common understanding of the scope of remaining work required to be completed. The parties determined that it was necessary to hire an engineer to provide an updated punch list of required work. The Partnership received a final updated punch list of required work, as well as bids for the actual cost to complete the required improvements. During the second quarter of 2013, a settlement agreement was entered into between the Partnership and the bonding company. The Partnership paid the final agreed-upon amount of $1,300,000 on May 20, 2013 and received a release from the bonding company.

On or about December 16, 2011, the Partnership received service of a Third Party Complaint filed by Bond Safeguard Insurance Company (“Bond”) against the Partnership and Inland Real Estate Investment Corporation along with six other third party defendants. The lawsuit has been brought in the Circuit Court of the Sixteenth Judicial Circuit in Kane County, Illinois (the “Lawsuit”). In the Lawsuit, the County of Kane (the “County”) alleges that B&B Enterprises and/or Blackberry Creek Development Corporation (collectively “B&B”) are responsible for the relocation of approximately twenty-three power poles at an alleged cost of $819,740. Alternatively, the County alleges that either Bond or Commonwealth Edison Company (“ComEd”) is responsible for the cost of the pole relocation. On November 23, 2011, Bond filed an Answer denying the County’s allegations and has pled five affirmative defenses. The affirmative defenses generally allege that the bond did not cover the pole relocation, that only one pole needs to be relocated at significantly less cost, and alternatively, that ComEd is responsible for any pole relocation costs. As alternative relief, Bond filed a Counterclaim against B&B and ComEd and a Third Party Complaint against the Partnership and four individuals (the “Individuals”) contending that, if Bond is deemed responsible for or settles the County’s allegations, then B&B, the Partnership, and/or the Individuals bear some or all of this responsibility under a General Agreement of Indemnity. Bond also seeks its attorneys’ fees based on such General Agreement of Indemnity.

On February 21, 2012, the Partnership filed an Answer and Affirmative Defenses denying the material allegations asserted by Bond. Bond has not replied to the Affirmative Defenses. The County has served discovery requests to B&B, Bond and ComEd. Bond has served discovery requests on the County. The County has produced a limited amount of documents and provided interrogatory responses to Bond which have been provided to us. ComEd produced limited documents and responses in March 2013 and produced additional documents in June 2013 following entry of a protective

 

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order. The County’s counsel previously informed counsel for the other parties that between five and eight of the poles at issue have been moved by ComEd as part of a different project. Thus, these poles were not expected to be a continued issue in this case. In October 2014, the County’s counsel informed counsel for the other parties that seven of these poles were only partially removed by ComEd as part of the different project. The County has not yet indicated whether it will pursue removal of these seven partial poles as part of this lawsuit. Thus, the number of poles at issue remains under investigation and may be subject to further dispute.

The investigation of the claims and defenses in the Lawsuit is ongoing. It is not possible at this time to evaluate the likelihood of an outcome. For this same reason, any effort to estimate the range of potential loss is limited, other than $0 (based on a judgment in favor of the Partnership), to the approximately $819,740 alleged by the County in its Complaint for the relocation of the poles plus Bond’s allegations for attorneys’ fees. The Partnership filed a Motion for Summary Judgment on all claims brought against it. On February 5, 2014, this Motion was denied without prejudice. The Court has set a deadline of March 26, 2015 for filing summary judgment motions. A hearing date on any summary judgments is set for May 21, 2015.

Item 4. Mine Safety Disclosures

Not applicable

Part II

Item 5. Market for Partnership’s Limited Partnership Units, Related Security Holder Matters and Partnership Purchases of Limited Partnership Units

As of February 9, 2015, there were 4,034 holders of our units. There is no public market for units nor is it anticipated that any public market for units will develop.

In April 2014, we made a distribution totaling $4,000,000, which included $3,900,000 to the limited partners and $100,000 to the general partner. In September 2013, we made a distribution totaling $2,498,833, which included $2,198,833 to the limited partners and $300,000 to the general partner. We will evaluate our cash needs during the upcoming year to determine any future distributions.

Item 6. Selected Financial Data

Not applicable

 

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Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations

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

Critical Accounting Policies

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

Valuation of Investment Properties - On a quarterly basis, we review impairment indicators and if necessary, conduct an impairment analysis to ensure that the carrying value of each investment property does not exceed its estimated fair value. If an investment property is considered impaired, we would be required to record an impairment loss equal to the excess of carrying value over the estimated fair value.

In determining the value of an investment property and whether the property is impaired, management considers several indicators which require difficult, complex and/or subjective judgments, such as projected sales prices, capital expenditures, assessment of current economic conditions, and management’s intent to hold on to a property until such time as a reasonable and acceptable offer is received. These indicators are considered by management in determining the value of any particular property. The value of any particular property is sensitive to the actual results of any of these uncertain indicators, either individually or taken as a whole. Should the actual results differ from management’s judgment, the valuation could be negatively or positively affected.

The valuation and possible subsequent impairment of investment properties is a significant estimate that can and does change based on management’s continuous process of analyzing each property. For the years ended December 31, 2014 and 2013, we did not record an impairment. Subsequent costs incurred above the estimated fair value for any parcels that may be deemed to be impaired will be expensed and included in land operating expenses.

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

Revenue Recognition - We recognize income from the sale of land parcels in accordance with the full accrual method of accounting.

Assets Held for Sale - In determining whether to classify an asset as held for sale, we consider whether: (i) management has committed to a plan to sell the asset; (ii) the asset is available for immediate sale, in its present condition; (iii) we have

 

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initiated a program to locate a buyer; (iv) we believe that the sale of the asset is probable; (v) the due diligence period per the sales agreement has expired and a closing date has been set; (vi) we are actively marketing the asset for sale at a price that is reasonable in relation to its current value; and (vii) actions required for us to complete the plan indicate that it is unlikely that any significant changes will be made to the plan.

If all of the above criteria are met, we classify the asset as held for sale. The assets and liabilities associated with those assets that are held for sale are classified separately on the balance sheets for the most recent reporting period. Additionally, the operations for the periods presented are classified on the statements of operations as discontinued operations for all periods presented.

From time to time, we may determine that a “held for sale property” no longer meets the criteria to continue to be classified as held for sale. If this occurs, we record the property at the lower of the carrying amount before the property was classified as held for sale or the fair value at the decision date not to sell. As of December 31, 2014 and 2013, respectively, we have not classified any properties as held for sale.

Liquidity and Capital Resources

Between October 25, 1989 and October 24, 1991, we sold 50,476.17 limited partnership units to the public at $1,000 per unit resulting in $50,476,170 in gross offering proceeds, not including the general partner’s capital contribution of $500.

We used $41,314,301 of gross offering proceeds to purchase, on an all-cash basis, twenty-seven parcels of undeveloped land and two buildings. These investments include the payment of the purchase price, acquisition fees and acquisition costs of such properties. Three of the parcels were purchased during 1990, sixteen during 1991, four during 1992, and four during 1993. On September 16, 2002, we completed a tax-deferred exchange of Parcels 9 and 12 for 50 acres in Kendall County (Parcel 28). Through December 31, 2014, we have had multiple sales, exchange transactions and conveyances, disposing of the buildings and approximately 3,986 acres of the approximately 4,530 acres originally owned. Through December 31, 2014, cumulative distributions have totaled $96,430,845 to the limited partners, which is equivalent to 191% of the original capital raised, which was $50,476,170, and cumulative distributions to the general partner have totaled $13,713,195. Of the $96,430,845 distributed to the limited partners, $95,709,845 was net sales proceeds and $721,000 was from operations. Through December 31, 2014, we have used $47,478,601 of working capital for rezoning and other activities. Such amounts have been capitalized and are included in investment properties.

Our capital needs and resources will vary depending upon a number of factors, including the extent to which we conduct rezoning and other activities relating to utility access, the installation of roads, subdivision and/or annexation of land to a municipality, changes in real estate taxes affecting our land, and the amount of revenue received from farm rents. As of December 31, 2014, we own two parcels, the majority of which are leased to local farmers and are generating sufficient cash flow from farm leases to cover real estate taxes and insurance expense. We continue to market the remaining acres for sale.

At December 31, 2014, we had cash and cash equivalents of $2,282,333 which is available to be used for our costs and liabilities, cash distributions to partners and other activities with respect to one or both of our land parcels.

During the year ended December 31, 2014, we sold Parcel 4 for which we received $3,872,152 in net sales proceeds, resulting in a gain on sale of $1,812,539. During the year ended December 31, 2013, we sold the remaining acreage of Parcel 3/27 for which we received $1,842,245 in net sales proceeds, resulting in a loss on sale of $95,755, approximately 2.3 acres of Parcel 20 for which we received $699,454 in net sales proceeds, resulting in a gain on sale of $358,117, the remaining acreage of Parcel 22 for which we received $301,137 in net sales proceeds, resulting in a loss on sale of $59,148, and the remaining acreage of Parcel 18 for which we received $623,939 in net sales proceeds, resulting in a gain on sale of $186,438. Net sales proceeds, including previously undistributed net sales proceeds, will be used to fund our operations including land improvements and land use activities. We will evaluate our cash needs during the upcoming year to determine any future distributions.

We continue to closely monitor the real estate market trends, especially within the areas where our remaining parcels are located. We have seen continued improvements in the residential real estate market including new construction with national homebuilders entering back into the market place. There have been farm parcel sales in surrounding communities from both speculators looking to hold land until the market fully rebounds as well as farmers looking to increase their

 

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farming businesses. We believe we have taken the steps necessary to reduce costs and maintain sufficient reserves of cash and cash equivalents to cover all our costs for an extended period of time as we continue to market the remaining parcels for sale. We have farm leases in place which generate sufficient income to cover the costs of insurance expense and real estate taxes. Our remaining land is not encumbered by debt and is located in areas that we believe are in the paths of future development. As such, the Partnership has the ability and management has the intent to hold on to the remaining parcels until such time as reasonable and acceptable offers are received.

Transactions with Related Parties

Our general partner and its affiliates are entitled to reimbursement for salaries and expenses of employees of the general partner and its affiliates relating to our administration. Such costs of $54,651 and $77,895 are included in professional services to affiliates and general and administrative expenses to affiliates for the years ended December 31, 2014 and 2013, respectively, of which $7,726 and $26,212 was unpaid as of December 31, 2014 and 2013, respectively.

An affiliate of our general partner performs marketing and advertising services for us and is reimbursed for direct costs. Such costs of $2,832 and $2,605 have been incurred and are included in marketing expenses to affiliates for the years ended December 31, 2014 and 2013, respectively, of which $523 and $381 was unpaid as of December 31, 2014 and 2013, respectively.

An affiliate of our general partner performs land improvements, rezoning, annexation and other activities to prepare our investment properties for sale and is reimbursed for salaries and direct costs. For the years ended December 31, 2014 and 2013, we incurred $17,417 and $20,011, respectively, of such costs. Such costs are included in investment properties, of which $3,185 and $4,777 was unpaid as of December 31, 2014 and 2013, respectively. Also, an affiliate of the general partner supervises the maintenance of the parcels. Such costs of $2,055 and $5,275 are included in land operating expenses to affiliates for the years ended December 31, 2014 and 2013, respectively, of which $123 and $0 was unpaid as of December 31, 2014 and 2013, respectively. In addition, the maintenance costs related to Parcels 3/27 and 18 totaled $0 and $22,957 for the years ended December 31, 2014 and 2013, respectively, and are included in discontinued operations, of which $0 and $4,611 was unpaid as of December 31, 2014 and 2013, respectively. The affiliate did not recognize a profit on any project.

As of December 31, 2014, the Partnership held all cash and cash equivalents with Inland Bank and Trust, an affiliate of the general partner.

Results of Operations

As of December 31, 2014, we owned two parcels of land consisting of approximately 544 acres. Of the approximately 544 acres owned, approximately 426 acres are tillable, leased to local farmers and generate sufficient cash flow to cover real estate taxes and insurance. Rental income was $152,565 for the years ended December 31, 2014 and 2013, respectively. The 2015 farm leases for our tillable land were negotiated and fully executed within the first quarter of 2015 at comparable rates to the 2014 farm leases.

Professional services to affiliates and non-affiliates were $140,868 and $174,560 for the years ended December 31, 2014 and 2013, respectively. Professional services to affiliates and non-affiliates include primarily accounting and legal services. The decrease is due primarily to a decrease in accounting fees.

General and administrative expenses to affiliates and non-affiliates were $44,652 and $52,048 for the years ended December 31, 2014 and 2013, respectively. General and administrative expenses primarily include data processing costs, postage, printing, investor services expenses and farm management fees. General and administrative expenses to affiliates and non-affiliates decreased primarily due to a decrease in postage, data processing, and subscription services.

Marketing expenses to affiliates and non-affiliates were $3,282 and $4,525 for the years ended December 31, 2014 and 2013, respectively. Marketing expenses to affiliates and non-affiliates are costs incurred for preparing and marketing parcels for sale and monitoring activity at the parcels. The marketing expenses decreased in 2014 primarily due to less sales activity in 2014.

 

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Land operating expenses to affiliates and non-affiliates were $44,198 and $39,967 for the years ended December 31, 2014 and 2013, respectively. These costs typically include real estate tax expense, ground maintenance expense, and insurance expense. The increase for 2014 is due to an increase in real estate taxes for the remaining parcels.

Interest income was $5,905 and $6,752 for the years ended December 31, 2014 and 2013, respectively. Interest income is primarily a result of cash available to invest on a short term basis during the year as a result of sales proceeds received. Interest income decreased due to less cash available to invest.

Other income was $5,945 and $9,950 for the years ended December 31, 2014 and 2013, respectively. Other income is due primarily to transfer fee income as a result of the number of completed Unit transfers. The decrease for 2014 is due to less transfer income as a result of a decreased number of investors seeking transfers.

Loss from discontinued operations was $605 and $1,870 for the years ended December 31, 2014 and 2013, respectively. Included in loss from discontinued operations are the rental income, insurance, real estate taxes, and land operating expenses pertaining to parcels sold during 2014 and 2013. The operations related to Parcel 4, which was sold during the first quarter of 2014, are included in the loss from discontinued operations on the accompanying statements of operations for the year ended December 31, 2014 and 2013, respectively. In addition, the loss related to Parcel 3/27, Parcel 18 and Parcel 22, which were sold during 2013, are included in the loss from discontinued operations on the accompanying statements of operations for the year ended December 31, 2013.

On March 14, 2014, the Partnership sold Parcel 4, resulting in a gain on sale of $1,812,539 for the year ended December 31, 2014. During the year ended December 31, 2013, the Partnership sold the remaining acres of Parcel 3/27, approximately 2.3 acres of Parcel 20, the remaining acres of Parcel 22 and the remaining acres of Parcel 18, resulting in a gain on sale of $389,652.

Our Partnership Agreement

Our partnership agreement prescribes the allocation of profits and losses, and the distribution priorities of available cash. If and to the extent that real estate taxes and insurance payable with respect to our land during a given year exceed our revenues, our general partner will make a supplemental capital contribution of such amount to us to ensure that we have sufficient funds to make such payments and receives a special allocation of expenses in a like amount.

Profits and losses from operations (other than capital transactions) will be allocated 99% to the limited partners and 1% to the general partner. The net gain from sales of our properties is first allocated among the partners in proportion to the negative balances, if any, in their respective capital accounts. Thereafter, except as provided below, net gain is allocated to the general partner in an amount equal to the proceeds distributed to the general partner from such sale and the balance of any net gain is allocated to the limited partners. If the amount of net gain realized from a sale is less than the amount of cash distributed to the general partner from such sale, we will allocate income or gain to the general partner in an amount equal to the excess of the cash distributed to the general partner with respect to such sale as quickly as permitted by law. Any net loss from a sale will be allocated to the limited partners.

Distributions of net sales proceeds will be allocated between the general partner and the limited partners based upon both an aggregate overall return to the limited partners and a separate return with respect to each parcel of land purchased by us.

As a general rule, net sale proceeds will be distributed 90% to the limited partners and 10% to the general partner until the limited partners have received from net sale proceeds (i) a return of their original capital plus (ii) a noncompounded cumulative preferred return of 15% of their invested capital. However, with respect to each parcel of land, the general partner’s 10% share will be subordinated until the limited partners receive a return of the original capital attributed to such parcel (“parcel capital”) plus a 6% per annum noncompounded cumulative preferred return thereon.

After the amounts described in items (i) and (ii) above and any previously subordinated distributions to the general partner have been paid, and the amount of any supplemental capital contributions have been repaid to the general partner, subsequent distributions shall be paid 75% to the limited partners and 25% to the general partner without considering parcel capital. If, after all net sale proceeds have been distributed, the general partner has received more than 25% of all

 

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net sale proceeds (exclusive of distributions made to the limited partners to return their original capital), the general partner shall contribute to us for distribution to the limited partners an amount equal to such excess.

Any distributions from net sales proceeds at a time when invested capital is greater than zero shall be deemed applied first to reduction of such invested capital before application to payment of any deficiency in the 15% cumulative preferred return.

Subsequent Events

The Partnership evaluates subsequent events occurring between the most recent balance sheet date and the date that the financial statements are available to be issued in order to determine whether the subsequent events are to be recorded in and/or disclosed in the Partnership’s financial statements and footnotes. The financial statements are considered to be available to be issued at the time that they are filed with the SEC. There are no subsequent events to report that would have a material impact on the Partnership’s financial statements.

Other Items

In accordance with Article XVI Section 16.1 of the Inland Land Appreciation Fund II, L.P. Partnership Agreement and Treasury Regulation Section 1.7704-1(j), we did not reach the maximum threshold of limited partnership units that may be transferred/assigned directly between parties during 2014. For the benefit of interested limited partners, we have a relationship with a “qualified matching service” as defined under Treasury Regulation Section 1.7704-1(g). In accordance with this Treasury Regulation and the IRS private letter ruling obtained by the “qualified matching service”, we understand that limited partnership units may be transferred/assigned through the “qualified matching service” up to a separate maximum threshold each taxable year (in addition to the maximum threshold that may be transferred/assigned directly between parties discussed above). However, there can be no assurance that the IRS private letter ruling will apply to transfers of units, or that any particular transfer will not violate the transfer restrictions contained in our partnership agreement or the provisions of Treasury Regulation Section 1.7704-1(g). If you have any interest in participating in a transfer/assignment of partnership units through this “qualified matching service,” please contact American Partnership Board directly at 800-736-9797. You are strongly encouraged to consult your personal legal, financial and tax advisors in connection with any such transfer/assignment.

The Illinois Department of Revenue regulates Illinois income tax withholding requirements for nonresident partners. Payment of the required withholding amount will be made to the Illinois Department of Revenue prior to April 15, 2015. You are encouraged to consult with your tax advisor in connection with the Illinois withholding requirements for nonresident partners. We are also required to pay a withholding tax to the Internal Revenue Service with respect to a partner’s allocable share of our taxable net income, if the partner is a foreign person. We will first pay the withholding tax from the distributions to any nonresident and/or foreign partners, and to the extent that the tax exceeds the amount of distributions withheld, or if there have been no distributions to withhold, the excess will be accounted for as a distribution to such nonresident and/or foreign partners. Payment of the required withholding amount will be made to the Internal Revenue Service prior to April 15, 2015.

Off-Balance Sheet Arrangements, Contractual Obligations, Liabilities and Contracts and Commitments

None

Litigation

On or about April 8, 2010, the Partnership received notification from the attorneys for the Village of Elburn that in effect demanded completion of certain land improvements. The Partnership is a co-indemnitor of the subdivision bonds that secure completion of the land improvements on Parcels 5 and 19 of the Blackberry Subdivision in Elburn, IL. On April 22, 2010, the Partnership received notice from the bonding companies demanding completion and satisfaction of such obligations. The actual costs of the remaining improvements of the subdivision for the work related to the called bonds are less than the outstanding bond amounts. The Partnership worked with a representative of the bonding company who had been working with the Village of Elburn on this matter. A meeting was held to obtain a common understanding of the scope of remaining work required to be completed. The parties determined that it was necessary to hire an engineer to provide an updated punch list of required work. The Partnership received a final updated punch list of required work, as

 

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well as bids for the actual cost to complete the required improvements. During the second quarter of 2013, a settlement agreement was entered into between the Partnership and the bonding company. The Partnership paid the final agreed-upon amount of $1,300,000 on May 20, 2013 and received a release from the bonding company.

On or about December 16, 2011, the Partnership received service of a Third Party Complaint filed by Bond Safeguard Insurance Company (“Bond”) against the Partnership and Inland Real Estate Investment Corporation along with six other third party defendants. The lawsuit has been brought in the Circuit Court of the Sixteenth Judicial Circuit in Kane County, Illinois (the “Lawsuit”). In the Lawsuit, the County of Kane (the “County”) alleges that B&B Enterprises and/or Blackberry Creek Development Corporation (collectively “B&B”) are responsible for the relocation of approximately twenty-three power poles at an alleged cost of $819,740. Alternatively, the County alleges that either Bond or Commonwealth Edison Company (“ComEd”) is responsible for the cost of the pole relocation. On November 23, 2011, Bond filed an Answer denying the County’s allegations and has pled five affirmative defenses. The affirmative defenses generally allege that the bond did not cover the pole relocation, that only one pole needs to be relocated at significantly less cost, and alternatively, that ComEd is responsible for any pole relocation costs. As alternative relief, Bond filed a Counterclaim against B&B and ComEd and a Third Party Complaint against the Partnership and four individuals (the “Individuals”) contending that, if Bond is deemed responsible for or settles the County’s allegations, then B&B, the Partnership, and/or the Individuals bear some or all of this responsibility under a General Agreement of Indemnity. Bond also seeks its attorneys’ fees based on such General Agreement of Indemnity.

On February 21, 2012, the Partnership filed an Answer and Affirmative Defenses denying the material allegations asserted by Bond. Bond has not replied to the Affirmative Defenses. The County has served discovery requests to B&B, Bond and ComEd. Bond has served discovery requests on the County. The County has produced a limited amount of documents and provided interrogatory responses to Bond which have been provided to us. ComEd produced limited documents and responses in March 2013 and produced additional documents in June 2013 following entry of a protective order. The County’s counsel previously informed counsel for the other parties that between five and eight of the poles at issue have been moved by ComEd as part of a different project. Thus, these poles were not expected to be a continued issue in this case. In October 2014, the County’s counsel informed counsel for the other parties that seven of these poles were only partially removed by ComEd as part of the different project. The County has not yet indicated whether it will pursue removal of these seven partial poles as part of this lawsuit. Thus, the number of poles at issue remains under investigation and may be subject to further dispute.

The investigation of the claims and defenses in the Lawsuit is ongoing. It is not possible at this time to evaluate the likelihood of an outcome. For this same reason, any effort to estimate the range of potential loss is limited, other than $0 (based on a judgment in favor of the Partnership), to the approximately $819,740 alleged by the County in its Complaint for the relocation of the poles plus Bond’s allegations for attorneys’ fees. The Partnership filed a Motion for Summary Judgment on all claims brought against it. On February 5, 2014, this Motion was denied without prejudice. The Court has set a deadline of March 26, 2015 for filing summary judgment motions. A hearing date on any summary judgments is set for May  21, 2015.

Item 7(A). Quantitative and Qualitative Disclosures About Market Risk

Not Applicable

 

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Item 8. Financial Statements and Supplementary Data

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Index

 

     Page  

Report of Independent Registered Public Accounting Firm

     20   

Financial Statements:

  

Balance Sheets, December 31, 2014 and 2013

     21   

Statements of Operations, for the years ended December 31, 2014 and 2013

     22   

Statements of Partners’ Capital, for the years ended December 31, 2014 and 2013

     23   

Statements of Cash Flows, for the years ended December 31, 2014 and 2013

     24   

Notes to Financial Statements

     25   

Schedules not filed:

All schedules have been omitted as the required information is inapplicable or the information is presented in the financial statements or related notes.

 

-19-


Table of Contents

Report of Independent Registered Public Accounting Firm

To the Partners of

Inland Land Appreciation Fund II, L.P.

We have audited the accompanying balance sheets of Inland Land Appreciation Fund II, L.P. (a limited partnership) (the Partnership) as of December 31, 2014 and 2013, and the related statements of operations, partners’ capital, and cash flows for years then ended. 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.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. We were not engaged to perform an audit of the Partnership’s internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Partnership’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, 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 provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Inland Land Appreciation Fund II, L.P. as of December 31, 2014 and 2013, and the results of its operations and its cash flows for the years then ended, in conformity with accounting principles generally accepted in the United States of America.

/s/ Grant Thornton LLP

Chicago, Illinois

March 17, 2015

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Balance Sheets

December 31, 2014 and 2013

 

     2014     2013  
Assets     

Current assets:

    

Cash and cash equivalents (Note 1)

   $ 2,282,333       2,552,882  

Other assets

     3,601       4,435  
  

 

 

   

 

 

 

Total current assets

  2,285,934     2,557,317  
  

 

 

   

 

 

 

Investment properties (including acquisition fees paid to affiliates of $221,844 and $284,303 at December 31, 2014 and 2013, respectively) (Note 5):

Land and improvements

  11,038,345     13,044,616  
  

 

 

   

 

 

 

Total assets

$ 13,324,279     15,601,933  
  

 

 

   

 

 

 
Liabilities and Partners’ Capital

Current liabilities:

Accounts payable

$ 3,250     3,176  

Accrued real estate taxes

  32,902     29,555  

Due to affiliates (Note 4)

  11,557     35,981  
  

 

 

   

 

 

 

Total current liabilities

  47,709     68,712  
  

 

 

   

 

 

 

Partners’ capital:

General Partner:

Capital contribution

  500     500  

Cumulative net income

  14,072,791     13,973,483  

Cumulative cash distributions

  (13,713,195   (13,613,195
  

 

 

   

 

 

 
  360,096     360,788  
  

 

 

   

 

 

 

Limited Partners:

Units of $1,000. Authorized 60,000 Units, 50,068 Units outstanding at December 31, 2014 and 2013,(net of offering costs of $7,532,439, of which $2,535,445 was paid to affiliates)

  42,559,909     42,559,909  

Cumulative net income

  66,787,410     65,143,369  

Cumulative cash distributions

  (96,430,845   (92,530,845
  

 

 

   

 

 

 
  12,916,474     15,172,433  
  

 

 

   

 

 

 

Total Partners’ capital

  13,276,570     15,533,221  
  

 

 

   

 

 

 

Total liabilities and Partners’ capital

$ 13,324,279     15,601,933  
  

 

 

   

 

 

 

See accompanying notes to financial statements.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Statements of Operations

For the years ended December 31, 2014 and 2013

 

     2014     2013  

Revenues:

    

Rental income (Note 6)

   $ 152,565       152,565  
  

 

 

   

 

 

 

Total revenues

  152,565     152,565  
  

 

 

   

 

 

 

Expenses:

Professional services to affiliates

  37,144     63,964  

Professional services to non-affiliates

  103,724     110,596  

General and administrative expenses to affiliates

  17,507     13,931  

General and administrative expenses to non-affiliates

  27,145     38,117  

Marketing expenses to affiliates

  2,832     2,605  

Marketing expenses to non-affiliates

  450     1,920  

Land operating expenses to affiliates

  2,055     5,275  

Land operating expenses to non-affiliates

  42,143     34,692  
  

 

 

   

 

 

 

Total expenses

  233,000     271,100  
  

 

 

   

 

 

 

Operating loss

  (80,435   (118,535

Interest income

  5,905     6,752  

Other income

  5,945     9,950  
  

 

 

   

 

 

 

Loss from continuing operations

  (68,585   (101,833

Discontinued operations (Note 3):

Loss from discontinued operations

  (605   (1,870

Gain on sale of investment properties

  1,812,539     389,652  
  

 

 

   

 

 

 

Income from discontinued operations

  1,811,934     387,782  
  

 

 

   

 

 

 

Net income

$ 1,743,349     285,949  
  

 

 

   

 

 

 

Net income (loss) allocated to (Note 2):

General Partner

$ 99,308     298,963  

Limited Partners

  1,644,041     (13,014
  

 

 

   

 

 

 

Net income

$ 1,743,349     285,949  
  

 

 

   

 

 

 

Net income allocated to the one General Partner Unit

$ 99,308     298,963  
  

 

 

   

 

 

 

Net income (loss) per Unit allocated to Limited Partners per weighted average Limited Partnership Units (50,068 Units for the years ended December 31, 2014 and 2013)

Continuing operations

$ (1.35   (2.01

Discontinued operations

  34.19     1.75  
  

 

 

   

 

 

 
$ 32.84     (.26
  

 

 

   

 

 

 

See accompanying notes to financial statements.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Statements of Partners’ Capital

For the years ended December 31, 2014 and 2013

 

     General
Partner
    Limited
Partners
    Total  

Balance at January 1, 2013

   $ 361,825       17,384,280       17,746,105  

Net income (loss) (Note 2)

     298,963       (13,014     285,949  

Distributions to Partners (Note 2)

     (300,000     (2,198,833     (2,498,833
  

 

 

   

 

 

   

 

 

 

Balance at December 31, 2013

$ 360,788     15,172,433     15,533,221  

Net income (Note 2)

  99,308     1,644,041     1,743,349  

Distributions to Partners (Note 2)

  (100,000   (3,900,000   (4,000,000
  

 

 

   

 

 

   

 

 

 

Balance at December 31, 2014

$ 360,096     12,916,474     13,276,570  
  

 

 

   

 

 

   

 

 

 

See accompanying notes to financial statements.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Statements of Cash Flows

For the years ended December 31, 2014 and 2013

 

     2014     2013  

Cash flows from operating activities:

    

Net income

   $ 1,743,349       285,949  

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

    

Gain on sale of investment properties

     (1,812,539     (389,652

Changes in assets and liabilities:

    

Other assets

     834       57  

Accounts payable

     74       (14,640

Accrued expenses

     0       (1,300,000

Accrued real estate taxes

     3,347       (294

Due to affiliates

     (24,424     9,527  
  

 

 

   

 

 

 

Net cash flow used in operating activities

  (89,359   (1,409,053
  

 

 

   

 

 

 

Cash flows from investing activities:

Additions to investment properties

  (53,342   (45,236

Proceeds from sale of investment properties

  3,872,152     3,466,775  
  

 

 

   

 

 

 

Net cash flow provided by investing activities

  3,818,810     3,421,539  
  

 

 

   

 

 

 

Cash flows from financing activities:

Distributions

  (4,000,000   (2,498,833
  

 

 

   

 

 

 

Net cash used in financing activities

  (4,000,000   (2,498,833
  

 

 

   

 

 

 

Net decrease in cash and cash equivalents

  (270,549   (486,347

Cash and cash equivalents at beginning of year

  2,552,882     3,039,229  
  

 

 

   

 

 

 

Cash and cash equivalents at end of year

$ 2,282,333     2,552,882  
  

 

 

   

 

 

 

See accompanying notes to financial statements.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Notes to Financial Statements

For the years ended December 31, 2014 and 2013

(1) Organization and Basis of Accounting

Inland Land Appreciation Fund II, L.P. (the “Partnership”) is a limited partnership formed on June 28, 1989, pursuant to the Delaware Revised Uniform Limited Partnership Act, to invest in undeveloped land on an all-cash basis and realize appreciation of such land upon resale. On October 25, 1989, the Partnership commenced an Offering of 30,000 (subject to increase to 60,000) Limited Partnership Units (“Units”) pursuant to a Registration Statement on Form S-11 under the Securities Act of 1933. The Amended and Restated Agreement of Limited Partnership (the “Partnership Agreement”) provides for Inland Real Estate Investment Corporation to be the General Partner. On October 24, 1991, the Partnership terminated its Offering of Units, with total sales of 50,476.17 Units, at $1,000 per Unit, resulting in $50,476,170 in gross offering proceeds, not including the General Partner’s capital contribution of $500. All of the holders of these Units have been admitted to the Partnership. Through December 31, 2014, the Partnership had repurchased a total of 408.65 Units for $383,822 from various Limited Partners through the Unit Repurchase Program.

The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America (“GAAP”) 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 differ from those estimates.

Certain reclassifications, as a result of discontinued operations, have been made to the 2013 financial statements to conform to the 2014 presentation. Unless otherwise noted, all disclosures in the financial statements relate to the continuing operations of the Partnership.

Offering costs have been offset against the Limited Partners’ capital accounts.

The Partnership considers all highly liquid investments purchased with a maturity of three months or less to be cash equivalents and are carried at cost, which approximates market value. The Partnership maintains its cash and cash equivalents at a financial institution. The account balances at the financial institution periodically exceed the Federal Deposit Insurance Corporation (“FDIC”) insurance coverage of $250,000 on interest bearing and non-interest bearing accounts and, as a result, there is a concentration of credit risk related to amounts on deposit in excess of FDIC insurance coverage. The Partnership believes that the risk is not significant, and the Partnership does not anticipate the financial institution’s non-performance.

The Partnership recognizes income from the sale of land parcels in accordance with the full accrual method of accounting.

The Partnership’s escrow agent holds earnest money deposits from a prospective purchaser when an agreement for sale is executed. Generally, these funds are not the Partnership’s until the closing has occurred or the buyer under the sale agreement has committed a default which would entitle the Partnership to the earnest money.

The Partnership uses the area method of allocation, whereby a per acre price is used as the standard allocation method for land purchases and sales. The total cost of the parcel is divided by the total number of acres to arrive at a per acre price. Repair and maintenance expenses are charged to operations as incurred.

A presentation of information about operating segments would not be material to an understanding of the Partnership’s business taken as a whole as the Partnership is engaged in the business of real estate investment which management considers to be a single operating segment.

The Partnership has taken the steps necessary to reduce costs and maintain sufficient reserves of cash and cash equivalents to cover all our costs for an extended period of time. We have farm leases in place which generate sufficient income to

 

-25-


Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Notes to Financial Statements

(continued)

 

cover the costs of insurance expense and real estate taxes. Our remaining land is not encumbered by debt and is located in areas that we believe are in the paths of future development. As such, the Partnership has the ability and management has the intent to hold on to the remaining parcels until such time as reasonable and acceptable offers are received. In addition, on a quarterly basis, the Partnership reviews impairment indicators and if necessary, conducts an impairment analysis to ensure that the carrying value of each investment property does not exceed its estimated fair value. If an investment property is considered impaired, the Partnership would be required to record an impairment loss equal to the excess of carrying value over the estimated fair value.

In determining the value of an investment property and whether the property is impaired, management considers several factors which require difficult, complex and/or subjective judgments, such as projected sales prices, capital expenditures, assessment of current economic conditions, and management’s intent to hold on to a property until such time as a reasonable and acceptable offer is received . These factors are considered by management in determining the value of any particular property. The value of any particular property is sensitive to the actual results of any of these uncertain factors, either individually or taken as a whole. Should the actual results differ from management’s judgment, the valuation could be negatively or positively affected. The valuation and possible subsequent impairment of investment properties is a significant estimate that can and does change based on management’s continuous process of analyzing each property.

The Partnership is required to pay a withholding tax to the Internal Revenue Service with respect to a Partner’s allocable share of the Partnership’s taxable net income if the Partner is a foreign person. Similarly, the Partnership is required to pay a withholding tax to the Illinois Department of Revenue for nonresident partners. The Partnership will first pay the withholding tax from the distributions to any nonresident and/or foreign partners, and to the extent that the tax exceeds the amount of distributions withheld, or if there have been no distributions to withhold, the excess will be accounted for as a distribution to such nonresident and/or foreign partners and recovered from a future distribution.

No provision for Federal income taxes has been made, as the liability for such taxes is that of the Partners rather than the Partnership.

The Partnership records are maintained on the accrual basis of accounting in accordance with GAAP. The Federal income tax return has been prepared from such records after making appropriate adjustments, if any, to reflect the Partnership’s accounts as adjusted for Federal income tax reporting purposes. Such adjustments are not recorded in the records of the Partnership. The net effect of these items is summarized as follows:

 

     2014      2013  
     GAAP      Tax Basis      GAAP      Tax Basis  
     Basis      (unaudited)      Basis      (unaudited)  

Total assets

   $ 13,324,279        20,856,719        15,601,933        23,134,372  

Partners’ capital:

           

General Partner

     360,096        170,476        360,788        171,168  

Limited Partners

     12,916,474        20,591,692        15,172,433        22,894,495  

Net income (loss) allocated:

           

General Partner

     99,308        99,308        298,963        285,963  

Limited Partners

     1,644,041        1,644,041        (13,014      4,162,380  

Net income (loss) per Limited Partnership Unit

     32.84        32.84        (.26      (83.13

The net income (loss) per Unit is based upon the weighted average number of Units of 50,068 during 2014 and 2013.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Notes to Financial Statements

(continued)

 

Recently Issued Accounting Guidance

In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2014-08, which includes amendments that change the requirements for reporting discontinued operations and require additional disclosures about discontinued operations. Under the new guidance, only disposals representing a strategic shift in operations - that is, a major effect on the organization’s operations and financial results - should be presented as discontinued operations. Examples include a disposal of a major geographic area, a major line of business, or a major equity method investment. Additionally, the ASU requires expanded disclosures about discontinued operations that will provide financial statement users with more information about the assets, liabilities, income, and expenses of discontinued operations. The guidance is effective for transactions that occur in annual periods beginning on or after December 15, 2014, and in interim periods within those years. Early adoption is permitted, but only for disposals or held for sale classifications that have not been reported in financial statements previously issued or made available for issuance. During the three months ended March 31, 2014, the Partnership sold Parcel 4, resulting in net sales proceeds of $3,872,152 and a gain on sale of $1,812,539. As prior period sales had already been reported in financial statements included in previous filings, sales that occurred within the year ended December 31, 2014 and 2013, respectively, will remain within discontinued operations. The Partnership expects the new guidance to eliminate the reporting of discontinued operations from sales of parcels on a going forward basis.

In May 2014, the FASB issued ASU 2014-09 that introduces a new five-step revenue recognition model in which an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. This ASU also requires disclosures sufficient to enable users to understand the nature, amount, timing, and uncertainty of revenue and cash flows arising from contracts with customers, including qualitative and quantitative disclosures about contracts with customers, significant judgments and changes in judgments, and assets recognized from the costs to obtain or fulfill a contract. This standard is effective for fiscal years beginning after December 15, 2016, including interim periods within that reporting period. The Partnership is currently evaluating the new guidance to determine the impact it will have on its consolidated financial statements.

(2) Partnership Agreement

The Partnership Agreement prescribes the allocation of profits and losses, and the distribution priorities of available cash. If and to the extent that real estate taxes and insurance payable with respect to the Partnership’s land during a given year exceed revenues of the Partnership, the General Partner will make a Supplemental Capital Contribution of such amount to the Partnership to ensure that it has sufficient funds to make such payments and receives a special allocation of expenses in a like amount.

Profits and losses from operations (other than capital transactions) will be allocated 99% to the Limited Partners and 1% to the General Partner. The net gain from sales of Partnership properties is first allocated among the Partners in proportion to the negative balances, if any, in their respective capital accounts. Thereafter, except as provided below, net gain is allocated to the General Partner in an amount equal to the proceeds distributed to the General Partner from such sale and the balance of any net gain is allocated to the Limited Partners. If the amount of net gain realized from a sale is less than the amount of cash distributed to the General Partner from such sale, the Partnership will allocate income or gain to the General Partner in an amount equal to the excess of the cash distributed to the General Partner with respect to such sale as quickly as permitted by law. Any net loss from a sale will be allocated to the Limited Partners.

Distributions of Net Sale Proceeds will be allocated between the General Partner and the Limited Partners based upon both an aggregate overall return to the Limited Partners and a separate return with respect to each parcel of land purchased by the Partnership.

 

-27-


Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Notes to Financial Statements

(continued)

 

As a general rule, Net Sale Proceeds will be distributed 90% to the Limited Partners and 10% to the General Partner until the Limited Partners have received from Net Sale Proceeds (i) a return of their Original Capital plus (ii) a noncompounded Cumulative Preferred Return of 15% of their Invested Capital. However, with respect to each parcel of land, the General Partner’s 10% share will be subordinated until the Limited Partners receive a return of the Original Capital attributed to such parcel (“Parcel Capital”) plus a 6% per annum noncompounded Parcel Cumulative Preferred Return thereon.

After the amounts described in items (i) and (ii) above and any previously subordinated distributions to the General Partner have been paid, and the amount of any Supplemental Capital Contributions have been repaid to the General Partner, subsequent distributions shall be paid 75% to the Limited Partners and 25% to the General Partner without considering Parcel Capital. If, after all Net Sale Proceeds have been distributed, the General Partner has received more than 25% of all Net Sale Proceeds (exclusive of distributions made to the Limited Partners to return their Original Capital), the General Partner shall contribute to the Partnership for distribution to the Limited Partners an amount equal to such excess.

Any distributions from Net Sales Proceeds at a time when Invested Capital is greater than zero shall be deemed applied first to the reduction of such Invested Capital before application to payment of any deficiency in the 15% Cumulative Preferred Return.

The term of the Partnership shall continue until December 31, 2039, unless sooner terminated as provided in the Partnership Agreement.

(3) Discontinued Operations and Investment Property Held for Sale

During the year ended December 31, 2014, the Partnership sold Parcel 4, resulting in a gain on sale of $1,812,539. During the year ended December 31, 2013, the Partnership sold the remaining acreage of Parcel 3/27, Parcel 22 and Parcel 18 and also approximately 2.3 acres of Parcel 20, resulting in a gain on sale of $389,652. Gain on sale of investment properties and the operations related to sold parcels are included in discontinued operations on the accompanying statements of operations for the years ended December 31, 2014 and 2013, respectively. There is no investment property classified as held for sale as of December 31, 2014 and 2013, respectively.

(4) Transactions with Affiliates

The General Partner and its affiliates are entitled to reimbursement for salaries and expenses of employees of the General Partner and its affiliates relating to the administration of the Partnership. Such costs of $54,651 and $77,895 are included in professional services to affiliates and general and administrative expenses to affiliates for the years ended December 31, 2014 and 2013, respectively, of which $7,726 and $26,212 was unpaid as of December 31, 2014 and 2013, respectively.

An affiliate of the General Partner performs marketing and advertising services for the Partnership and is reimbursed (as set forth under terms of the Partnership Agreement) for direct costs. Such costs of $2,832 and $2,605 have been incurred and are included in marketing expenses to affiliates for the years ended December 31, 2014 and 2013, respectively, of which $523 and $381 was unpaid as of December 31, 2014 and 2013, respectively.

An affiliate of the General Partner performs land improvements, rezoning, annexation and other activities to prepare the Partnership’s investment properties for sale and is reimbursed (as set forth under terms of the Partnership Agreement) for salaries and direct costs. For the years ended December 31, 2014 and 2013, the Partnership incurred $17,417 and $20,011, respectively, of such costs. Such costs are included in investment properties, of which $3,185 and $4,777 was unpaid as of December 31, 2014 and 2013, respectively. Also, an affiliate of the General Partner supervises the maintenance of the parcels. Such costs of $2,055 and $5,275 are included in land operating expenses to affiliates for the years ended December 31, 2014 and 2013, respectively, of which $123 and $0 was unpaid as of December 31, 2014 and 2013, respectively. In addition, the maintenance costs related to Parcels 3/27 and 18 totaled $0 and $22,957 for the years ended December 31, 2014 and 2013, respectively, and are included in discontinued operations, of which $0 and $4,611 was unpaid as of December 31, 2014 and 2013, respectively. The affiliate does not recognize a profit on any project.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Notes to Financial Statements

(continued)

 

As of December 31, 2014 and 2013, the Partnership held all cash and cash equivalents with Inland Bank and Trust, an affiliate of the General Partner.

(5) Investment properties

As of December 31, 2014, the Partnership owned two parcels of land consisting of approximately 544 acres.

 

(a) The Partnership has taken the steps necessary to reduce costs and maintain sufficient reserves of cash and cash equivalents to cover all our costs for an extended period of time. We have farm leases in place which generate sufficient income to cover the costs of insurance expense and real estate taxes. Our remaining land is not encumbered by debt and is located in areas that we believe are in the paths of future development. As such, the Partnership has the ability and management has the intent to hold on to the remaining parcels until such time as reasonable and acceptable offers are received. In addition, on a quarterly basis, the Partnership reviews impairment indicators and if necessary, conducts an impairment analysis to ensure that the carrying value of each investment property does not exceed its estimated fair value. If this were to occur, the Partnership would be required to record an impairment loss equal to the excess of the carrying value over the estimated fair value.

In determining the value of an investment property and whether the property is impaired, management considers several indicators which require difficult, complex and/or subjective judgments, such as projected sales prices, capital expenditures, assessment of current economic conditions, and management’s intent to hold on to a property until such time as a reasonable and acceptable offer is received. The aforementioned indicators are considered by management in determining the value of any particular property. The value of any particular property is sensitive to the actual results of any of these uncertain indicators, either individually or taken as a whole. Should the actual results differ from management’s judgment, the valuation could be negatively or positively affected.

The valuation and possible subsequent impairment of investment properties is a significant estimate that can and does change based on management’s continuous process of analyzing each property. For the years ended December 31, 2014 and 2013, respectively, the Partnership did not record an impairment.

 

(b) Reconciliation of investment properties owned:

 

     2014      2013  

Balance at January 1,

   $ 13,044,616        16,093,679  

Additions during year

     53,342        28,060  

Sales during year

     (2,059,613      (3,077,123
  

 

 

    

 

 

 

Balance at December 31,

$ 11,038,345     13,044,616  
  

 

 

    

 

 

 

 

(c) The aggregate cost of investment properties owned at December 31, 2014 for Federal income tax purposes was approximately $11,000,000 (unaudited).

(6) Rental Income

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

As of December 31, 2014, the Partnership had farm leases of generally one year in duration, for approximately 426 acres of the approximately 544 acres owned.

(7) Litigation

On or about April 8, 2010, the Partnership received notification from the attorneys for the Village of Elburn that in effect demanded completion of certain land improvements. The Partnership is a co-indemnitor of the subdivision bonds that secure completion of the land improvements on Parcels 5 and 19 of the Blackberry Subdivision in Elburn, IL.

 

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Table of Contents

INLAND LAND APPRECIATION FUND II, L.P.

(a limited partnership)

Notes to Financial Statements

(continued)

 

On April 22, 2010, the Partnership received notice from the bonding companies demanding completion and satisfaction of such obligations. The actual costs of the remaining improvements of the subdivision for the work related to the called bonds are less than the outstanding bond amounts. The Partnership worked with a representative of the bonding company who had been working with the Village of Elburn on this matter. A meeting was held to obtain a common understanding of the scope of remaining work required to be completed. The parties determined that it was necessary to hire an engineer to provide an updated punch list of required work. The Partnership received a final updated punch list of required work, as well as bids for the actual cost to complete the required improvements. During the second quarter of 2013, a settlement agreement was entered into between the Partnership and the bonding company. The Partnership paid the final agreed-upon amount of $1,300,000 on May 20, 2013 and received a release from the bonding company.

On or about December 16, 2011, the Partnership received service of a Third Party Complaint filed by Bond Safeguard Insurance Company (“Bond”) against the Partnership and Inland Real Estate Investment Corporation along with six other third party defendants. The lawsuit has been brought in the Circuit Court of the Sixteenth Judicial Circuit in Kane County, Illinois (the “Lawsuit”). In the Lawsuit, the County of Kane (the “County”) alleges that B&B Enterprises and/or Blackberry Creek Development Corporation (collectively “B&B”) are responsible for the relocation of approximately twenty-three power poles at an alleged cost of $819,740. Alternatively, the County alleges that either Bond or Commonwealth Edison Company (“ComEd”) is responsible for the cost of the pole relocation. On November 23, 2011, Bond filed an Answer denying the County’s allegations and has pled five affirmative defenses. The affirmative defenses generally allege that the bond did not cover the pole relocation, that only one pole needs to be relocated at significantly less cost, and alternatively, that ComEd is responsible for any pole relocation costs. As alternative relief, Bond filed a Counterclaim against B&B and ComEd and a Third Party Complaint against the Partnership and four individuals (the “Individuals”) contending that, if Bond is deemed responsible for or settles the County’s allegations, then B&B, the Partnership, and/or the Individuals bear some or all of this responsibility under a General Agreement of Indemnity. Bond also seeks its attorneys’ fees based on such General Agreement of Indemnity.

On February 21, 2012, the Partnership filed an Answer and Affirmative Defenses denying the material allegations asserted by Bond. Bond has not replied to the Affirmative Defenses. The County has served discovery requests to B&B, Bond and ComEd. Bond has served discovery requests on the County. The County has produced a limited amount of documents and provided interrogatory responses to Bond which have been provided to us. ComEd produced limited documents and responses in March 2013 and produced additional documents in June 2013 following entry of a protective order. The County’s counsel previously informed counsel for the other parties that between five and eight of the poles at issue have been moved by ComEd as part of a different project. Thus, these poles were not expected to be a continued issue in this case. In October 2014, the County’s counsel informed counsel for the other parties that seven of these poles were only partially removed by ComEd as part of the different project. The County has not yet indicated whether it will pursue removal of these seven partial poles as part of this lawsuit. Thus, the number of poles at issue remains under investigation and may be subject to further dispute.

The investigation of the claims and defenses in the Lawsuit is ongoing. It is not possible at this time to evaluate the likelihood of an outcome. For this same reason, any effort to estimate the range of potential loss is limited, other than $0 (based on a judgment in favor of the Partnership), to the approximately $819,740 alleged by the County in its Complaint for the relocation of the poles plus Bond’s allegations for attorneys’ fees. The Partnership filed a Motion for Summary Judgment on all claims brought against it. On February 5, 2014, this Motion was denied without prejudice. The Court has set a deadline of March 26, 2015 for filing summary judgment motions. A hearing date on any summary judgments is set for May 21, 2015.

(8) Subsequent Events

The Partnership evaluates subsequent events occurring between the most recent balance sheet date and the date that the financial statements are available to be issued in order to determine whether the subsequent events are to be recorded in and/or disclosed in the Partnership’s financial statements and footnotes. The financial statements are considered to be available to be issued at the time that they are filed with the SEC. There are no subsequent events to report that would have a material impact on the Partnership’s financial statements.

 

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Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

There were no disagreements on accounting or financial disclosure matters during 2014.

Item 9(A). Controls and Procedures

Evaluation of Disclosure Controls and Procedures

We have established disclosure controls and procedures to ensure that material information relating to us is made known to the members of senior management and the Audit Committee.

Based on management’s evaluation as of December 31, 2014, our principal executive officer and principal financial officer have concluded that our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934) are effective to ensure that the information required to be disclosed by us in our reports that we file or submit under the Securities Exchange Act of 1934 is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms.

Management’s Report on Internal Control Over Financial Reporting

Management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f). Under the supervision and with the participation of our management, including our principal executive officer and our principal financial officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework in Internal Control - Integrated Framework (1992) issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on our evaluation under this framework, management concluded that our internal control over financial reporting was effective as of December 31, 2014. This annual report does not include an attestation report of our registered public accounting firm regarding internal control over financial reporting.

There were no changes to our internal controls over financial reporting during the fiscal quarter ended December 31, 2014 that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

Item 9(B). Other Information

Not applicable.

 

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PART III

Item 10. Directors, Executive Officers and Corporate Governance

Our general partner, Inland Real Estate Investment Corporation (IREIC), was organized in 1984 for the purpose of acting as general partner of limited partnerships formed to acquire, own and operate real properties. The general partner is a wholly-owned subsidiary of The Inland Group, Inc. The general partner has responsibility for all aspects of our operations including risk oversight. The directors of the general partner have diverse and lengthy experience in the real estate industry and are well-qualified to guide the Partnership.

During 2004, the board of directors of our general partner formalized our audit committee. The audit committee is not independent of our general partner and consists of Catherine L. Lynch, committee chair and audit committee financial expert, Guadalupe Griffin, Roberta S. Matlin and Cathleen M. Hrtanek. The audit committee is responsible for engaging our independent registered public accounting firm, reviewing the plans and results of the audit engagement with our independent registered public accounting firm and consulting with the independent registered public accounting firm regarding the adequacy of our internal accounting controls.

Our general partner has a code of ethics that applies to all of its employees. We will provide the code of ethics free of charge upon written request to our Investor Services department in care of the general partner of our partnership at 2901 Butterfield Road, Oak Brook, IL 60523.

Officers and Directors

The officers, directors, and key employees of IREIC and its affiliates that are likely to provide services to the Partnership are as follows. Ages are listed as of January 1, 2015.

 

   Functional Title

Daniel L. Goodwin                

   Director of IREIC

Robert H. Baum

   Director, General Counsel of IREIC

Robert D. Parks

   Chairman of IREIC

Mitchell A. Sabshon

   Director, Chief Executive Officer and President of IREIC

Catherine L. Lynch

   Director, Chief Financial Officer of IREIC

Roberta S. Matlin

   Director and Senior Vice President of IREIC

Guadalupe Griffin

   Senior Vice President of IREIC-Asset Management and Principal Executive Officer of the Partnership

Donna Urbain

   Principal Financial Officer of the Partnership and Vice President – Controller of IREIC

Cathleen M. Hrtanek

   Associate Counsel and Vice President, The Inland Real Estate Group, Inc., counsel to the Partnership

 

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DANIEL L. GOODWIN (age 71) was the founder of the Inland real estate organization in May 1968 and is currently the controlling stockholder, chairman of the board and chief executive officer of The Inland Group, Inc., a holding company that was formed in July 1982. Mr. Goodwin also serves as a director or officer of entities wholly owned or controlled by The Inland Group. In addition, Mr. Goodwin has served as the chairman of the board and chief executive officer of Inland Mortgage Investment Corporation since March 1990 and chairman and chief executive officer of Inland Bancorp, Inc., a bank holding company, since January 2001. Mr. Goodwin also has served as a director of Inland Real Estate Corporation (IRC), a publicly traded real estate investment trust, since 2001, and served as its chairman of the board from 2004 to April 2008. Mr. Goodwin became a director and the chairman of the board of Inland Real Estate Income Trust, Inc. in July 2012 and of Inland Residential Properties Trust, Inc. and its business manager in December 2013.

Housing. Mr. Goodwin is a member of the National Association of Realtors, the Illinois Association of Realtors, the Northern Illinois Commercial Association of Realtors, and was inducted into the Hall of Fame of the Chicago Association of Realtors in 2005. He is also the author of a nationally recognized real estate reference book for the management of residential properties. Mr. Goodwin served on the Board of the Illinois State Affordable Housing Trust Fund. He served as an advisor for the Office of Housing Coordination Services of the State of Illinois, and as a member of the Seniors Housing Committee of the National Multi-Housing Council. He has served as Chairman of the DuPage County Affordable Housing Task Force. Mr. Goodwin also founded New Directions Affordable Housing Corporation, a not for profit entity.

Education. Mr. Goodwin obtained his bachelor degree from Northeastern Illinois University, in Chicago, and his master’s degree from Northern Illinois University, in DeKalb. Following graduation, he taught for five years in the Chicago Public Schools. Over the past twenty years, Mr. Goodwin served as a member of the Board of Governors of Illinois State Colleges and Universities, vice chairman of the Board of Trustees of Benedictine University, vice chairman of the Board of Trustees of Springfield College, and chairman of the Board of Trustees of Northeastern Illinois University.

ROBERT H. BAUM (age 71) has been a principal of the Inland real estate organization since May 1968 and is currently the vice chairman and executive vice president and general counsel of The Inland Group, positions he has held since July 1982. In his capacity as general counsel, Mr. Baum is responsible for the supervision of the legal activities of The Inland Group and its affiliates. This includes supervising the Inland Law Department and serving as liaison with outside counsel.

Mr. Baum has served as a member of the North American Securities Administrators Association Real Estate Advisory Committee and as a member of the Securities Advisory Committee to the Secretary of State of Illinois. He is a member of the American Corporation Counsel Association and has also been a guest lecturer for the Illinois State Bar Association. Mr. Baum has been admitted to practice before the Supreme Court of the United States, as well as the bars of several federal courts of appeals and federal district courts and the State of Illinois. He is also a licensed real estate broker. He has served as a director of American National Bank of DuPage and Inland Bank and currently serves as a director of Inland Bancorp, Inc., a bank holding company.

Mr. Baum is a past member of the Men’s Council of the Museum of Contemporary Art in Chicago. Mr. Baum is currently a member of the board of directors of Wellness House, a charitable organization that exists to improve the quality of life for people whose lives have been affected by cancer and its treatment by providing psychological and educational support to cancer patients, their families and friends. He is also a governing member of the Chicago Symphony Orchestra. Mr. Baum received a bachelor degree from The University of Wisconsin, in Madison, and a juris doctor degree from The Northwestern University School of Law, in Chicago, Illinois.

ROBERT D. PARKS (age 71) has over forty years of experience in the commercial real estate industry, having been a principal of the Inland real estate organization since May 1968. Mr. Parks is currently chairman of IREIC, a position he has held since November 1984. He has also served as a director of Inland Investment Advisors, Inc. since June 1995, and served as a director of Inland Securities Corporation from August 1984 until June 2009. He served as a director of Inland Real Estate Corporation from 1994 to June 2008, and served as chairman of the board from May 1994 to May 2004 and president and chief executive officer from 1994 to April 2008. He also served as a director and chairman of the board of Inland Retail Real Estate Trust, Inc. from its inception in September 1998 to March 2006, and as chief executive

 

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officer until December 2004, and as the chairman of the board and a director of Retail Properties of America, Inc. (formerly, Inland Western Retail Real Estate Trust, Inc.) from its inception in March 2003 to October 2010. Mr. Parks also served as the chairman of the board and a director of Inland Diversified Real Estate Trust, Inc. from its inception in June 2008 through July 2014, and of Inland American Real Estate Trust, Inc. since its inception in October 2004 through February 2015.

He received his bachelor degree from Northeastern Illinois University in Chicago, Illinois, and his master’s degree from the University of Chicago and later taught in Chicago’s public schools. He is a member of the National Association of Real Estate Investment Trusts, or “NAREIT.”

MITCHELL A. SABSHON (age 62) is a director, chief executive officer and president of IREIC, positions he has held since August 2013. Mr. Sabshon has also served as a director of Inland Private Capital Corporation since September 2013 and a director of Inland Securities Corporation since January 2014. He is a director and president and chief executive officer of Inland Residential Properties Trust, Inc. and its business manager, positions he has held since December 2013. He is a director and the chief executive officer of Inland Real Estate Income Trust, Inc., positions he has held since September and April 2014, respectively, and a director of its business manager, a position he has held since November 2013. Prior to joining IREIC in August 2013, Mr. Sabshon served as executive vice president and chief operating officer of Cole Real Estate Investments, Inc. from November 2010 to June 2013. In this role, he was responsible for finance, asset management, property management, leasing and high yield portfolio management. He also worked on a broad range of initiatives across the Cole Real Estate Investments organization, including issues pertaining to corporate and portfolio strategy, product development and systems. Prior to joining Cole Real Estate Investments in November 2010, Mr. Sabshon served as managing partner and chief investment officer of EndPoint Financial LLC, an advisory firm providing acquisition and finance advisory services to equity investors, from 2008 to 2010. Mr. Sabshon was a licensed person with The OBEX Group from April 2009 through November 2009. Mr. Sabshon served as chief investment officer and executive vice president of GFI Capital Resources Group, Inc., a national owner-operator of multifamily properties, from 2007 to 2008. Prior to joining GFI, Mr. Sabshon served with Goldman Sachs & Company from 2004 to 2007 and from 1997 to 2002 in several key strategic roles, including president and chief executive officer of Goldman Sachs Commercial Mortgage Capital and head of the Insurance Client Development Group. From 2002 to 2004, Mr. Sabshon was executive director of the U.S. Institutional Sales Group at Morgan Stanley. Mr. Sabshon held various positions at Lehman Brothers Inc. from 1991 to 1997, including as senior vice president in the Real Estate Investment Banking Group. Prior to joining Lehman Brothers, Mr. Sabshon was an attorney in the Corporate Finance and Real Estate Structured Finance groups of Skadden, Arps, Slate, Meagher & Flom LLP. Mr. Sabshon received his J.D. from Hofstra University School of Law and a B.A. from George Washington University.

CATHERINE L. LYNCH (age 56) joined Inland in 1989 and has been a director of The Inland Group since June 2012. She serves as the treasurer and secretary (since January 1995), the chief financial officer (since January 2011) and a director (since April 2011) of IREIC and as a director (since July 2000) and chief financial officer and secretary (since June 1995) of Inland Securities Corporation. Ms. Lynch also has served as a director and treasurer of Inland Investment Advisors, Inc. from June 1995 through December 2014, as a director and treasurer of Inland Institutional Capital Partners, Inc. from May 2006 through December 2014, as treasurer of Inland Capital Markets Group, Inc. since January 2008 and as a director of Inland Private Capital Corporation since May 2012. She has served as the chief financial officer of Inland Real Estate Income Trust, Inc. since April 2014 and as a director of its business manager since August 2011. She has also served as the chief financial officer of Inland Residential Properties Trust, Inc. and its business manager since December 2013 and as treasurer of its business manager from December 2013 to October 2014. Ms. Lynch worked for KPMG Peat Marwick LLP from 1980 to 1989. Ms. Lynch received her bachelor degree in accounting from Illinois State University in Normal. Ms. Lynch is a certified public accountant and a member of the American Institute of Certified Public Accountants and the Illinois CPA Society. Ms. Lynch also is registered with FINRA as a financial operations principal.

ROBERTA S. MATLIN (age 70) joined IREIC in 1984 as director of investor administration and currently serves as a director and senior vice president of IREIC since December 2014. Ms. Matlin has served as a senior vice president of The Inland Real Estate Group, Inc., and she has been a director of Inland Private Capital Corporation since May 2001, a vice president of Inland Institutional Capital Partners Corporation since May 2006 and a director since August 2012. She also served as a director and president of Inland Investment Advisors, Inc. since June 1995 and Intervest Southern Real Estate Corporation since July 1995, and a director and president of Inland Securities Corporation from July 1995 to March 1997 and director and vice president since April 1997. Since December 2007, Ms. Matlin has served as a director of Pan

 

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American Bank. Ms. Matlin served as vice president of administration of Inland Diversified Real Estate Trust, Inc. from June 2008 through July 2014 and also served as the president of Inland Diversified Business Manager & Advisor, Inc. from June 2008 through May 2009. She has served as president of Inland Opportunity Business Manager & Advisor, Inc. since April 2009, and as vice president of administration of Inland American Real Estate Trust, Inc. since its inception in October 2004 through February 2014. Ms. Matlin served as president of Inland American Business Manager & Advisor, Inc. from October 2004 until January 2012, and a vice president and director since June 2013. She has also served as vice president of administration of Inland Residential Business Manager & Advisor, Inc. since December 2013, as vice president of administration of Inland Real Estate Income Trust, Inc. and IREIT Business Manager & Advisor, Inc. since August 2011, and as vice president of administration of Inland Western Retail Real Estate Trust, Inc. (n/k/a Retail Properties of America, Inc.) from 2003 until 2007. She has also served as vice president of administration of Inland Retail Real Estate Trust, Inc. from 1998 until 2004, vice president of administration of Inland Real Estate Corporation from 1995 until 2000 and trustee and executive vice president of Inland Mutual Fund Trust from 2001 until 2004.

Prior to joining Inland, Ms. Matlin worked for the Chicago Region of the Social Security Administration of the United States Department of Health and Human Services. Ms. Matlin is a graduate of the University of Illinois in Champaign. She holds Series 7, 22, 24, 39, 63, 65, 79 and 99 licenses from FINRA and is a member of the Real Estate Investment Securities Association.

GUADALUPE GRIFFIN (age 50) joined Inland in 1994. Ms. Griffin serves as principal executive officer of the Partnership (since January 2014), director of asset management and senior vice president of IREIC, and assistant vice president of Inland Midwest Investment Corporation. Ms. Griffin is responsible for investor communications, the asset management and day-to-day operations of the public and private partnerships and limited liability companies, which include the development of operating and disposition strategies. Ms. Griffin also has served as vice president of Inland Opportunity Business Manager & Advisor, Inc. since April 2009 and Senior Vice President of Inland Investment Real Estate Services, Inc. since December 2014. Ms. Griffin holds an Illinois Real Estate Brokers License.

DONNA URBAIN (age 52) joined Inland in 2002 and is the principal financial officer of the Partnership. Ms. Urbain is responsible for the investment accounting department which includes all public partnership accounting functions along with quarterly and annual SEC filings. Ms. Urbain also serves as vice president – controller of IREIC. Prior to joining Inland, Ms. Urbain worked in the field of public accounting for KPMG LLP. Ms. Urbain is a Certified Public Accountant. She received her B.B.A. in Accounting from the University of Notre Dame in South Bend, Indiana.

CATHLEEN M. HRTANEK (age 38) joined Inland in 2005 and is an associate counsel and vice president of The Inland Real Estate Group, Inc. In her capacity as associate counsel, Ms. Hrtanek represents many of the entities that are part of the Inland Real Estate Group of Companies on a variety of legal matters. She is also a member of the audit committee for the two public partnerships sponsored by IREIC. Ms. Hrtanek also has served as the secretary of Inland Diversified Real Estate Trust, Inc. from September 2008 through July 2014, as the secretary of Inland Diversified Business Manager & Advisor, Inc. since September 2008, as the secretary of Inland Opportunity Business Manager & Advisor, Inc. since April 2009, as the secretary of Inland Private Capital Corporation since August 2009, as the secretary of Inland Real Estate Income Trust, Inc. and IREIT Business Manager & Advisor since August 2011, and as the secretary of Inland Residential Properties Trust, Inc. and Inland Residential Business Manager & Advisor, Inc. since December 2013. Prior to joining Inland, Ms. Hrtanek had been employed by Edwards Wildman Palmer LLP (formerly, Wildman Harrold Allen & Dixon LLP) in Chicago, Illinois since September 2001. Ms. Hrtanek has been admitted to practice law in the State of Illinois and is a licensed real estate broker. Ms. Hrtanek received her bachelor degree from the University of Notre Dame in South Bend, Indiana and her law degree from Loyola University of Chicago School of Law.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Exchange Act requires directors, executive officers and beneficial owners of more than ten percent of our partnership units to file initial reports of ownership and reports of changes in ownership with the Securities and Exchange Commission and to provide us with copies of such reports. Based solely on a review of the copies provided to us and written representations from such reporting persons, we believe that all applicable Section 16(a) filing requirements have been met for such reporting persons.

 

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Item 11. Executive Compensation

We do not have any employees, and none of our executive officers receives any compensation from us. Accordingly, we hired no compensation consultants.

Our general partner is entitled to receive a share of cash distributions of net sale proceeds based upon both an aggregate overall return to the limited partners and a separate return with respect to each parcel of land purchased by us.

Our partnership agreement prescribes the allocation of profits and losses, and the distribution priorities of available cash. If and to the extent that real estate taxes and insurance payable with respect to our land during a given year exceed our revenues, our general partner will make a supplemental capital contribution of such amount to us to ensure that we have sufficient funds to make such payments and receive a special allocation of expenses in a like amount.

Profits and losses from operations (other than capital transactions) will be allocated 99% to the limited partners and 1% to the general partner. The net gain from sales of our properties is first allocated among the partners in proportion to the negative balances, if any, in their respective capital accounts. Thereafter, except as provided below, net gain is allocated to the general partner in an amount equal to the proceeds distributed to the general partner from such sale and the balance of any net gain is allocated to the limited partners. If the amount of net gain realized from a sale is less than the amount of cash distributed to the general partner from such sale, we will allocate income or gain to the general partner in an amount equal to the excess of the cash distributed to the general partner with respect to such sale as quickly as permitted by law. Any net loss from a sale will be allocated to the limited partners.

Distributions of net sale proceeds will be allocated between the general partner and the limited partners based upon both an aggregate overall return to the limited partners and a separate return with respect to each parcel of land purchased by us.

As a general rule, net sale proceeds will be distributed 90% to the limited partners and 10% to the general partner until the limited partners have received from net sale proceeds (i) a return of their original capital plus (ii) a noncompounded cumulative preferred return of 15% of their invested capital. However, with respect to each parcel of land, the general partner’s 10% share will be subordinated until the limited partners receive a return of the original capital attributed to such parcel or parcel capital plus a 6% per annum noncompounded cumulative preferred return thereon.

After the amounts described in items (i) and (ii) above and any previously subordinated distributions to the general partner have been paid, and the amount of any supplemental capital contributions have been repaid to the general partner, subsequent distributions shall be paid 75% to the limited partners and 25% to the general partner without considering parcel capital. If, after all net sale proceeds have been distributed, the general partner has received more than 25% of all net sale proceeds (exclusive of distributions made to the limited partners to return their original capital), the general partner shall contribute to us for distribution to the limited partners an amount equal to such excess.

Any distributions from net sales proceeds at a time when invested capital is greater than zero shall be deemed applied first to the reduction of such invested capital before application to payment of any deficiency in the 15% cumulative preferred return.

We are permitted to engage in various transactions involving affiliates of our general partner, as described below.

Our general partner and its affiliates may be reimbursed (as set forth under terms of the partnership agreement) for its expenses or out-of-pocket costs relating to our administration. For the year ended December 31, 2014, such costs, included in general and administrative expenses to affiliates and professional services to affiliates, were $54,651 of which $7,726 was unpaid as of December 31, 2014.

An affiliate of our general partner performs marketing and advertising services for us and is reimbursed (as set forth under terms of the partnership agreement) for direct costs. For the year ended December 31, 2014, such costs were $2,832 of which $523 was unpaid as of December 31, 2014.

 

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An affiliate of our general partner performs land improvements, rezoning, annexation and other activities to prepare our investment properties for sale and is reimbursed (as set forth under terms of the partnership agreement) for salaries and direct costs. The affiliate does not recognize a profit on any project. For the year ended December 31, 2014, we incurred $17,417 of such costs, of which $3,185 was unpaid as of December 31, 2014, and are included in investment properties. Also, an affiliate of the General Partner supervises the maintenance of the parcels. Such costs of $2,055 are included in land operating expenses to affiliates for the year ended December 31, 2014, of which $123 was unpaid as of December 31, 2014.

As of December  31, 2014 and 2013, the Partnership held all cash and cash equivalents with Inland Bank and Trust, an affiliate of the general partner.

Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.

We do not maintain any equity compensation plans.

 

  (a) The following person is a beneficial owner of more than 5% of our limited partnership units:

 

     Amount of    Percent  

Title of Class

  

Beneficial Ownership

   of Class  

Limited partner units

   Douglas R. Nash      5.7
   2150 Talman Court, Winter Park, FL 32792   
   2,895.53 Units   

The Schedule 13G/A filed by Douglas R. Nash on January 28, 2015 states that as of December 31, 2014, Douglas R. Nash beneficially owns 2,895.53 limited partner units or 5.7% of class. He has sole power to vote and dispose of 1,937.908 units. He has shared power with RTH Investments LLC (manager is Douglas R. Nash) to vote and dispose of 957.622 units.

 

  (b) The officers and directors of our general partner own as a group the following units of our partnership:

 

     Amount and Nature       
     of Beneficial    Percent  

Title of Class

  

Ownership

   of Class  

Limited partner units

   80 Units, directly      Less than 1

No officer or director of our general partner possesses a right to acquire beneficial ownership of units of our partnership.

All of the outstanding shares of our general partner are owned by an affiliate or its officers and directors as set forth above in Item 10.

 

  (c) There exists no arrangement, known us, the operation of which may, at a subsequent date, result in a change in our control.

Item 13. Certain Relationships and Related Transactions

We do not currently have written, formal policies and procedures for the review, approval or ratification of transactions with related persons, as defined by Item 404 of the SEC Regulation S-K. Our policies, however, contain provisions setting forth an ability to engage in certain transactions. Our audit committee reviews all of these transactions as well as any related party transactions.

There were no significant transactions or business relationships with the general partner, its affiliates or their management other than those described in Item 7 (Transactions with Related Parties) above. Reference is made to Note 4 of the Notes to Financial Statements (Item 8 of this Annual Report) for information regarding related party transactions.

 

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Item 14: Principal Accounting Fees and Services

Fees. Aggregate fees for professional services rendered by our principal accountant, Grant Thornton LLP, were as follows:

 

     Years ended December 31,  
     2014      2013  

Audit fees for professional services rendered for the audit of our annual financial statements and quarterly reviews of our financial statements.

   $ 56,299        56,710  

Our audit committee has reviewed and approved all of the fees charged by Grant Thornton and actively monitors the relationship between audit and non-audit services provided by Grant Thornton. The audit committee concluded that all services rendered by Grant Thornton during the years ended December 31, 2014 and 2013, respectively, were consistent with maintaining Grant Thornton’s independence.

In addition, the audit committee must pre-approve all services provided by the company’s independent registered public accounting firm and the fees charged for these services including an annual review of audit fees, audit related fees, tax fees and other fees with specific dollar value limits for each category of service.

PART IV

Item 15. Exhibits and Financial Statement Schedules

 

(a) The financial statements listed in the index at page 19 of this annual report are filed as part of this annual report.

 

(b) Exhibits. The following exhibits are incorporated herein by reference:

 

3    Restated Certificate of Limited Partnership and Amended and Restated Agreement of Limited Partnership, included as Exhibits A and B of the Registration Statement on Form S-11, filed with the SEC on October 25, 1989, as amended, are incorporated herein by reference thereto.
31.1    Rule 13a-14(a)/15d-14(a) Certification by principal executive officer
31.2    Rule 13a-14(a)/15d-14(a) Certification by principal financial officer
32.1    Section 1350 Certification by principal executive officer
32.2    Section 1350 Certification by principal financial officer
101    The following financial information from our Annual Report on Form 10-K for the year ended December 31, 2014 formatted in Extensible Business Reporting Language (XBRL): (i) the Balance Sheets, (ii) the Statements of Operations, (iii) the Statements of Partners’ Capital, (iv) the Statements of Cash Flows and (v) related notes.

 

(c) Financial Statement Schedules:

All schedules have been omitted as the required information is inapplicable or the information is presented in the financial statements or related notes.

No annual report or proxy material for the year 2014 has been sent to our limited partners. An annual report will be sent to the limited partners subsequent to this filing and we will furnish copies of such report to the Commission when it is sent to the limited partners.

 

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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.

 

INLAND LAND APPRECIATION FUND II, L.P.

By:  

Inland Real Estate Investment Corporation

Its:  

General Partner

/s/  

GUADALUPE GRIFFIN
 

 

By:  

Guadalupe Griffin

Its:  

Senior Vice President and Principal Executive Officer of the Partnership

Date:  

March 17, 2015

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:  

Inland Real Estate Investment Corporation             

Its:  

General Partner

/s/  

GUADALUPE GRIFFIN
 

 

By:  

Guadalupe Griffin

Its:  

Senior Vice President and Principal Executive Officer of the Partnership

Date:  

March 17, 2015

/s/  

DONNA URBAIN
 

 

By:  

Donna Urbain

Its:  

Principal Financial Officer of the Partnership

Date:  

March 17, 2015

/s/  

CATHERINE L. LYNCH
 

 

By:  

Catherine L. Lynch

Its:  

Director and Chief Financial Officer

Date:  

March 17, 2015

/s/  

ROBERTA S. MATLIN
 

 

By:  

Roberta S. Matlin

Its:  

Director and Senior Vice President

Date:  

March 17, 2015

/s/  

ROBERT D. PARKS
 

 

By:  

Robert D. Parks

Its:  

Chairman

Date:  

March 17, 2015

/s/  

DANIEL L. GOODWIN
 

 

By:  

Daniel L. Goodwin

Its:  

Director

Date:  

March 17, 2015

 

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