Back to GetFilings.com
FORM 10-K
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the fiscal year-ended December 31, 1995
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the transition period from to
Commission file number 33-18756
ASSISTED HOUSING FUND L.P. I
(Exact name of registrant as specified in its charter)
Washington 91-1391150
(State of organization) IRS Employer Identification No.)
1191 Second Avenue, Suite 904, Seattle, WA 98101 (Address of
principal executive offices) (Zip code)
Registrant's telephone number, including area code: (206) 461-4782
Securities registered pursuant to Section 12(b) of the Act: None
Securities registered pursuant to Section 12(g) of the Act:
Units of Limited Partnership Interest
(Title of class)
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
The Exhibit Index appears at page 17. There are 17
pages.
PART I
Item 1. Business
Assisted Housing Fund L.P. I (the Partnership) is a limited partnership formed
on November 2, 1987 and organized under the laws of the State of Washington.
The Partnership raised $3,511,000 from the sale of 703 units of limited
partnership through a public offering completed on April 14, 1989. The
Partnership has invested as a limited partner in eleven other limited
partnerships (Property Partnerships) which develop, own, and operate residential
apartment complexes located in small towns across the country. Each apartment
complex benefits from several forms of federal assistance programs and qualifies
for low-income housing credits (Tax Credits) pursuant to the Internal Revenue
Code by the Tax Reform Act of 1986. There are 332 partners in the Partnership.
The Partnership's general partner is Murphey Favre Properties, Inc., (MFP), a
wholly-owned subsidiary of WM Financial, Inc. which is a wholly-owned subsidiary
of Washington Mutual Bank (WMB), a wholly- owned subsidiary of Washington
Mutual, Inc.
Table A on page 4 lists the Property Partnerships in which the Partnership has
invested. Item 7 of this Report contains other significant information with
respect to such Property Partnerships.
Each Property Partnership has, as its general partner (developer), one or more
individuals or an entity not affiliated with the Partnership or MFP. In
accordance with the Partnership Agreements under which such entities are
organized, the Partnership depends on the developers for the management of each
Property Partnership. As of December 31, 1995, the Property Partnerships and
their developers were:
PROPERTY PARTNERSHIP DEVELOPER GENERAL PARTNER
1. Fairview Apartments Company Limited Rural Housing Corporation
Partnership (Fairview)
2. Ionia Limited Divided Housing Rural Housing Corporation
Association (LDHA) Limited
Partnership (Ionia)
3. Logan Apartments Company Limited Rural Housing Corporation
Partnership (Logan) and Arthur H. Winer
4. Rolling Brook II LDHA Limited Rural Housing Corporation
Partnership (Rolling Brook)
5. Wexford Manor LDHA Limited Rural Housing Corporation
Partnership (Wexford)
6. Blue Heron Apartment Associates Dujardin Development Co.
Limited Partnership (Blue Heron)
7. Glenwood Apartment Associates Limited Dujardin Development Co.
Partnership (Glenwood)
8. Pacific Place Apartment Associates Dujardin Development Co.
Limited Partnership (Pacific Place)
9. Cove LDHA Limited Partnership (Cove) Kenneth and Lowell Werth
10. Washington Street LDHA Limited Kenneth and Lowell Werth
Partnership (Washington)
11. Fayette Hills Limited Partnership LeRoy Eslinger and
(Fayette) Douglas E. Pauley
A wholly-owned subsidiary of MFP, Murphey Favre Housing Managers (MFHM), is a
special limited partner in each Property Partnership and has certain approval
rights over the actions by the developers of the Property Partnerships.
Table A
SELECTED PROPERTY
PARTNERSHIP DATA
Property Date Interest Number of
Partnerships Location Acquired Apt. Units
Fairview Plymouth, WI December 1, 1989 40
Ionia Ionia, MI December 1, 1989 24
Logan Logan, OH December 1, 1989 32
Rolling Brook Algonac, MI December 1, 1989 24
Wexford Onsted, MI December 1, 1989 24
Blue Heron Winslow, WA March 20, 1989 40
Glenwood Lake Stevens, WA June 1, 1988 46
Pacific Place South Bend, WA October 4, 1988 24
Cove Big Rapids, MI July 12, 1989 48
Washington Perry, MI July 12, 1989 24
Fayette Fayetteville, WV December 1, 1989 68
---
394
Item 2. Properties
Rental property consists of apartment complexes renting to low- and
moderate-income families.
As of December 31, 1995, the Property Partnerships had placed rental properties
into operation in the following locations:
Date Placed
Location In Service
Plymouth, WI June 13, 1990
Ionia, MI August 8, 1990
Logan, OH January 11, 1991
Algonac, MI March 8, 1990
Onsted, MI February 21, 1990
Winslow, WA May 1, 1990
Lake Stevens, WA April 1, 1989
South Bend, WA May 1, 1989
Big Rapids, MI March 1, 1990
Perry, MI January 1, 1990
Fayetteville, WV December 1, 1989
Item 3. Legal Proceedings
None
Item 4. Submission of Matters to a Vote of Security Holders.
None
PART II
Item 5. Market for the Registrant's Securities and Related Security Holder
Matters
The Registrant's securities consist of 703 units of Limited Partnership
Interest, valued at $5,000 per unit, for which there is no market. Units may
only be sold, assigned, exchanged or otherwise transferred upon compliance with
the terms of the Limited Partnership Agreement.
As of the date of filing of this report, the Partnership has 331 limited
partners and one general partner.
The Partnership has not made any distributions in 1993, 1994 and 1995 and does
not anticipate making any significant distributions in the future.
Item 6. Selected Financial Data
Year Ended Year Ended Year Ended Year Ended Year Ended
12/31/95 12/31/94 12/31/93 12/31/92 12/31/91
Rental Revenue $1,381,245 $1,336,598 $1,297,514 $1,269,593 $1,203,947
Interest
Revenue 21,158 18,868 20,582 22,930 30,085
Income (Loss) (615,345) (600,996) (618,414) (565,005) (592,834)
Income (Loss)
per Limited
Partnership
Unit (867) (846) (871) (796) (835)
Total Assets 13,620,436 14,107,470 14,700,620 15,303,724 15,815,541
Mortgage Notes
Payable $12,422,388 $12,442,696 $12,461,471 $12,478,285 $12,493,989
Item 7. Management's Discussion and Analysis of Financial Condition and
Results of Operations
During the year, management's emphasis was on the continued operation of eleven
properties. At December 31, 1995, three properties were 100% occupied, seven
were between 90% and 97% occupied and one was 79% occupied.
The properties are located in rural towns with populations of 14,000 or less.
Five properties are located in Michigan, three in Washington, and one each in
Ohio, West Virginia and Wisconsin. The properties range in size from 24 to 68
units for a total portfolio of 394 units.
Results of Operations
On a consolidated basis, net income (loss) before depreciation and amortization
for 1995, 1994 and 1993 was $12,570, $28,733, and $18,172, respectively. Rental
revenues for 1995 were up 3% from 1994 as compared to increases of 3% from 1993
to 1994, and 2% from 1992 to 1993. Expenses for 1995, including depreciation,
were up 3.1% over 1994, while expenses, including depreciation, for 1994 and
1993 were up 1.5% and 4% over 1993 and 1992, respectively.
The Partnership paid $22,666, $21,259, and $20,366, in accounting expenses for
the Partnership for 1995, 1994, and 1993 respectively.
Interest revenue for 1995 increased 12% from 1994 and decreased 8% from 1993 to
1994.
Liquidity and Capital Resources
The Partnership completed its public offering of units of limited partnership on
April 14, 1989, with proceeds totaling $3,511,000 from 339 limited partners. As
of December 31, 1995, the Partnership had invested $2,542,000 of offering
proceeds in eleven Property Partnerships.
Offering proceeds equal to $175,750 were reserved by the Partnership to fund its
operating expenses. As of December 31, 1995, the cash reserves of the
Partnership totaled $8,037. It is expected that the Partnership will draw on the
reserves in future years to fund accounting and other operating expenses of the
Partnership. Nominal cash distributions from the Property Partnerships will
supplement the cash reserves. In 1995, the Partnership received $12,018 in
distributions from the Property Partnerships. The expectation is that all cash
distributions received from the Property Partnerships will be used to defray the
operating expenses of the Partnership and thus it is not likely any distribution
will be made to the limited partners.
The Partnership is not required to fund additional amounts to the Property
Partnerships based on each Property Partnership agreement. Additionally, each
Property Partnership is operated as an individual project, and without any
contractual arrangements of any kind between the Property Partnerships. In 1995,
five properties generated positive cash flow and six properties generated
deficit cash flow. The deficits were funded from rental operating cash and from
authorized withdrawals from the reserve accounts.
As of December 31, 1995, one developer general partner had advanced $14,209 to a
Property Partnership under the deficit funding agreements. The project had
generated a deficit because of a longer than anticipated lease-up period. The
developer general partner advanced $14,209 in December, 1991 to pay accounts
payable and accrued real estate taxes. Since 1991, the project has not required
additional advances from the developer general partner to cover operating
expenses.
The Property Partnerships financed construction with a combination of bank
financing and funds from the Partnership. The permanent loans for the properties
were provided by the Farmers Home Administration, now known as Rural Housing
Services (RHS), under Section 515 of the National Housing Act of 1949, as
amended. RHS provides an interest credit to the Property Partnerships which
reduces the interest rates stated in the mortgage notes to an effective 1
percent rate over the lives of the mortgages. All property loans are current.
It is expected that capital expenditures on the properties will be low in the
initial years because the properties are recently constructed (10 properties) or
rehabilitated (1 property). As part of RHS loan requirements, a reserve for
replacement of fixed assets is funded at an annual rate of 1% of the original
property loan balance until the balance equals 10% of the original loan balance.
These additions to reserves are funded from property operations and are
established for future capital expenditures.
Included in cash deposits on the consolidated balance sheets were $8,037 and
$23,906 held as deposits by the Partnership in WMB accounts as of December 31,
1995 and 1994, respectively. As discussed in Part I, Item 1, WMB is affiliated
with MFP.
There are no additional acquisitions nor any dispositions planned.
Regulatory Restrictions
Because the properties are operated under RHS loans and benefit from the federal
low-income housing tax credit program, the properties are restricted as to their
use and must comply with the requirements of the respective federal programs.
The tenants of all the properties must be tax credit or RHS eligible tenants. It
is management's goal to have all units, except for managers' units, occupied by
tax credit eligible tenants. In order to meet established income requirements,
tenants must not earn more than 60% of the median income for the areas in which
the properties are located. Seven of the eleven properties are further
restricted to renting apartment units only to senior citizens.
Additionally, the properties cannot be sold without prior approval of the RHS,
cannot make more than an 8% cash distribution annually to its owner (as
described in Note 6 to the Partnership's financial statements), and must remain
under the low-income housing tax credit program for 15 years to avoid any
recapture of the low-income housing tax credits. Furthermore, pursuant to RHS
loan agreements, RHS may refuse prepayment of the loans and require the
properties be used for the purpose of providing housing to eligible tenants for
a minimum period of 20 years.
Inflation
Operating expenses and rental revenues of each property are subject to
inflationary factors. Low rates of inflation could result in rental revenues
remaining constant or increasing at slower rates than in periods of high
inflation. High rates of inflation raise the operating expenses of the
properties, and to the extent the increased operating expenses are not passed on
to the tenants by rental increases, the properties' operation could be adversely
affected.
Tax Credit
As of December 31, 1995, 1994 and 1993, respective tax credits equal to 15.17%,
15.17% and 15.17% of the limited partners' capital contributions have been
generated.
Item 8. Financial Statements and Supplementary Data
The financial statements of Assisted Housing Fund L.P. I as of December 31,
1995, 1994 and 1993, together with the independent auditors' reports thereon,
are filed herewith in Part IV, Item 14 of this Form 10-K.
Item 9. Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure
None.
PART III
Item 10. Directors and Executive Officers of the Registrant
Murphey Favre Properties, Inc. (MFP) is the managing general partner of the
Partnership. The Registrant has no employees.
Item 11. Executive Compensation
Name of Individual Capacities
or Number of in Which Cash
Persons in Group Served Compensation
Year Ended Year Ended Year Ended
12/31/95 12/31/94 12/31/93
None
Item 12. Security Ownership of Certain Beneficial Owners and Management
Name and Amount and
Address of Nature of
Title of Beneficial Beneficial Percent
Class Owner Owner of Class
General Murphey Favre (1) 100%
Partner's Properties, Inc.
Interest Suite 904
1191 Second Avenue
Seattle, WA 98101
(1) The General Partner's interest is owned of record and beneficially by
Murphey Favre Properties, Inc. Its capital interest as of December 31, 1995 is
($34,823).
Item 13. Certain Relationships and Related Transactions
The Property Partnerships have entered into certain agreements with the
developer or its affiliates under which the developer or its affiliates receive
compensation, perform services, or make loans. Note 3 of the Notes to Financial
Statements, which are filed in Part IV, Item 14 of this Form 10-K, provides
additional information pertaining to the individual Property Partnerships.
PART IV
Item 14. Exhibits, Financial Statements, Schedules, and Reports on Form 8-K
(a) 1. The following financial statements of Assisted Housing Fund L.
P. I and subsidiaries are incorporated by reference in Part
II and are attached as pages 1 to 13 of Exhibit 13.
Page of Annual
Report
Independent Auditor's Report.......................... 1
Balance Sheets as of December 31, 1995 and 1994....... 2
Statements of Operations for each of the years ended
December 31, 1994, 1993 and 1992...................... 3
Statements of Partners' Equity (Deficit) for each of
the years ended December 31, 1995, 1994 and 1993...... 4
Statements of Cash Flows for each of the years ended
December 31, 1995, 1994 and 1993...................... 5
Notes to Financial Statements for each of the years
ended December 31, 1995, 1994 and 1993 ............... 6-12
2. Financial statement schedules Page of Form 10-K
Independent Auditor's Report on Schedules............. 13
Schedule III - Real Estate and Accumulated
Depreciation.......................................... 14-16
All other schedules for which provision is made in the applicable
accounting regulations of the Securities and Exchange Commission
are omitted because either they are not applicable or the required
information is shown in the financial statements or notes thereto.
3. Exhibits: All exhibits to this report are listed in the
Schedule Index at page 19.
(b) No reports on Form 8K were filed during 1994.
SIGNATURES
Pursuant to the requirements of the Securities and Exchange Act of 1934, the
Registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.
ASSISTED HOUSING FUND L.P. I
Registrant
By: Murphey Favre Properties, Inc.
Its Managing General Partner
By: Herbert F. Fox /s/ Date: 3/29/96
Herbert F. Fox, Vice President
and Principal Financial Officer
Pursuant to the requirements of the Securities and 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: Murphey Favre Properties, Inc.
By: Kerry K. Killinger /s/ Date: 3/29/96
Kerry K. Killinger
Its Director
By: David G. Murphy /s/ Date: 3/29/96
David G. Murphy
Its Director
INDEPENDENT AUDITORS' REPORT ON SCHEDULES
General Partner and Limited Partners
Assisted Housing Fund L.P. I
Seattle, Washington
We have audited the financial statements of Assisted Housing Fund L.P. I and its
subsidiaries, as of and for the years ended December 31, 1995 and 1994, listed
under Item 14 (a) 1 hereof and have issued our report thereon dated March 21,
1996 (which report is incorporated by reference elsewhere in this Form 10-K). In
the course of our audit of such financial statements, we have also audited the
schedules listed under Item 14(a)2 for the years ended December 31, 1995, 1994
and 1993. These schedules are the responsibility of the Partnership's
management. Our responsibility is to express an opinion based on our audit. In
our opinion, these schedules present fairly, in all material respects, when read
in conjunction with the related consolidated financial statements, the
information therein set forth.
Ruljancich, Blume and Loveridge and Co.
Bellevue, Washington
March 21, 1996
ASSISTED HOUSING FUND LP I
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
Year Ended December 31, 1995
COLUMN A COLUMN B COLUMN C COLUMN D
- --------------------------------------------------------------------------------------------------------
Costs Capitalized
Subsequent
Description Encumbrances Initial Cost to Partnership to Acquisition
- --------------------------------------------------------------------------------------------------------
Buildings & Personal
Land Improvements Property Improvements
-----------------------------------------------------------------
Fairview $1,284,335 $55,413 $1,580,336
Ionia 717,387 24,000 915,896
Logan 1,003,253 55,129 1,208,945
Rolling Brook 754,526 35,000 916,004
Wexford 732,549 22,000 922,925
Blue Heron 1,483,504 248,569 1,967,829
Glenwood 1,452,822 145,000 1,743,839
Pacific Place 763,596 30,000 965,151
Cove 1,445,323 47,000 1,705,103
Washington 721,971 8,000 869,850
Fayette 2,063,122 53,000 1,815,992 40,800 590,726
AHF 444,240
-----------------------------------------------------------------------------------
Total $12,422,388 $723,111 $2,260,232 $40,800 $13,386,604
===================================================================================
Construction in
Progress $0 $0
================== ====================
ASSISTED HOUSING FUND LP I
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
(Continued) Year Ended December 31, 1995
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H COLUMN I
- ---------------------------------------------------------------------------------------------------------------------------------
Description Gross Amount at Which Carried at End of Period Accumulated Date of Date of Life on
Depreciation Construction Acquisition Which
Depreciation
in Latest
Income
Statement
is Computed
- ---------------------------------------------------------------------------------------------------------------------------------
Land Buildings Land Total
Improvements
and Personal
Property
------------------------------------------------------
Fairview $55,413 $1,418,320 $162,016 $1,635,749 $359,821 13-Jun-90 27.5/15/10
Ionia $24,000 805,590 110,306 939,896 206,248 08-Aug-90 27.5/15/10/7
Logan $55,129 1,022,974 185,971 1,264,074 261,579 11-Jan-91 27.5/15/10
Rolling Brook $35,000 794,263 121,740 951,003 222,796 08-Mar-90 27.5/15/10/7
Wexford $22,000 815,821 107,104 944,925 226,315 21-Feb-90 27.5/15/10
Blue Heron $248,569 1,890,967 76,862 2,216,398 433,213 01-May-90 27.5/10
Glenwood $145,000 1,701,975 41,864 1,888,839 444,318 01-Apr-89 27.5/10/7
Pacific Place $30,000 943,619 21,532 995,151 242,359 01-May-89 27.5/10/7
Cove $47,000 1,635,278 69,826 1,752,104 387,325 01-Mar-90 27.5/10/7
Washington $8,000 836,929 32,921 877,850 198,604 01-Jan-90 27.5/10
Fayette $53,000 2,301,944 145,574 2,500,518 564,276 01-Dec-89 27.5/15/10/7
AHF $0 444,240 444,240 95,739 Various
--------------------------------------------------------
Total $723,111 $14,611,920 $1,075,716 $16,410,747 $3,642,593
====================================================================
Construction in
Progress 0
==============
ASSISTED HOUSING FUND LP I
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
(Continued) Year Ended December 31, 1995
Year Ended Year Ended Year Ended
REAL ESTATE December 31, 1993 December 31, 1994 December 31, 1995
- --------------------------------------------------------------------------------------------------------------------------
Balance at beginning of period $16,272,371 $16,273,979 $16,315,766
Additions during period:
Property acquisitions $0 $0 $0
Acquisitions through foreclosure 0 0 0
Other acquisitions 0 0 0
Improvements etc. (New Construction) 1,608 41,787 96,135
Other (Acquisition Cost) 0 0 0
-------------------------------------------------------------------------------
$16,273,979 $16,315,766 $16,411,901
Deductions during period:
Cost of real estate sold $0 $0 1,154
Other (describe) 0 0 0 0 0 0
-------------------------------------------------------------------------------
Balance at close of period $16,273,979 $16,315,766 $16,410,747
============== =============== ==============
Year Ended Year Ended Year Ended
ACCUMULATED DEPRECIATION December 31, 1993 December 31, 1994 December 31, 1995
- --------------------------------------------------------------------------------------------------------------------------
Balance at beginning of period $1,769,515 $2,391,713 $3,015,935
Existing property: 622,062 622,259 625,908
Depreciation on additions:
Property acquisitions $0 $0 $0
Acquisitions through foreclosure 0 0 0
Other acquisitions 0 0 0
Improvements etc. (New Construction) 136 1,963 1,308
Other (Acquisition Costs) 0 0 0
-------------------------------------------------------------------------------
$2,391,713 $3,015,935 $3,643,151
Depreciation on deductions:
Cost of real estate sold $0 $0 $558
Other (describe) 0 0 0 0 0 0
-------------------------------------------------------------------------------
Balance at close of period $2,391,713 $3,015,935 $3,642,593
============== =============== ==============
Exhibit Incorporated by
No. Reference From
3 Certificate of Limited Partnership Exhibit C to Form S-11
Registration Statement
No. 91-1391150
13 Annual Report to Security Holders Attached hereto
INDEPENDENT AUDITOR'S REPORT
Partners
Assisted Housing Fund L.P. I
Seattle, Washington
We have audited the accompanying balance sheets of Assisted Housing Fund L.P.
I and its subsidiaries, as of December 31, 1995 and 1994, and the related
statements of operations, partners' equity (deficit) and cash flows for the
years ended December 31, 1995, 1994 and 1993. 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 generally accepted auditing
standards. Those standards require that we plan and perform an audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits 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 Assisted Housing Fund L.P.
I and its subsidiaries, as of December 31, 1995 and 1994, and the results of
their operations and cash flows for the years ended December 31, 1995, 1994 and
1993, in conformity with generally accepted accounting principles.
March 21, 1996
Page 1
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
BALANCE SHEETS
December 31,
1995 1994
ASSETS
Rental property and equipment, at cost:
Buildings and equipment $15,687,636 $15,661,224
Accumulated depreciation (3,642,593) (3,015,935)
----------- -----------
12,045,043 12,645,289
Land 723,111 654,542
----------- -----------
12,768,154 13,299,831
Cash:
Rental operation 160,098 133,408
AHF reserves 8,037 23,906
----------- ----------
168,135 157,314
Restricted deposits:
Tenant trust - security deposits 108,020 100,638
Reserve accounts 528,498 508,592
----------- -----------
636,518 609,230
Other assets:
Accounts receivable 36,951 25,803
Prepaid expenses 10,678 14,594
Organization costs - 698
----------- -----------
47,629 41,095
----------- -----------
$13,620,436 $14,107,470
=========== ===========
Continued on page 2A.
Page 2
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
BALANCE SHEETS - (CONTINUED)
December 31,
1995 1994
LIABILITIES AND PARTNERS' EQUITY (DEFICIT)
Liabilities:
Mortgage notes payable $12,422,388 $12,442,696
LID assessment payable 68,569 -
Accounts payable 240,771 192,822
Due to affiliates 491,992 438,863
Accrued liabilities 78,284 80,316
Security deposits payable 107,080 99,739
----------- -----------
13,409,084 13,254,436
Minority interests in partnerships 572,944 599,281
Partners' equity (deficit):
Limited partners (326,769) 282,423
General partner (34,823) (28,670)
----------- -----------
(361,592) 253,753
----------- -----------
$13,620,436 $14,107,470
=========== ===========
See accompanying notes to financial statements.
Page 2A
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENTS OF OPERATIONS
Years Ended December 31,
1995 1994 1993
Revenue:
Rent $1,381,245 $1,336,598 $1,297,514
Miscellaneous 87,496 83,178 75,547
---------- ---------- ----------
1,468,741 1,419,776 1,373,061
Expenses:
Operating and maintenance 212,139 168,768 149,518
Utilities 245,383 247,296 237,072
General and administrative 321,975 317,922 302,102
Taxes and insurance 254,947 248,767 265,611
Interest on mortgage notes 301,842 300,125 301,908
Depreciation 627,216 624,223 622,198
Miscellaneous 32,687 26,060 21,416
---------- ---------- ----------
1,996,189 1,933,161 1,899,825
---------- --------- ----------
(527,448) (513,385) (526,764)
Other revenues (expenses):
Interest earned on escrow
accounts and cash reserves 505 975 1,540
Miscellaneous 26,465 26,334 26,421
Accounting and auditing (22,666) (21,259) (20,366)
General and administrative (11,684) (8,187) (9,840)
Partnership management fees (74,517) (74,517) (74,517)
Amortization of
organization costs (699) (5,506) (14,388)
Incentive management fees (3,660) (2,685) -
Miscellaneous (1,641) (2,766) (500)
---------- ---------- ----------
(87,897) (87,611) (91,650)
---------- ---------- ----------
Net income (loss) $ (615,345) $ (600,996) $ (618,414)
========== ========== ==========
Net income (loss) per
unit of limited
partnership interest $ (867) $ (846) $ (871)
========== ========== ==========
See accompanying notes to financial statements.
Page 3
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENTS OF PARTNERS' EQUITY (DEFICIT)
For the Years Ended December 31, 1995, 1994 and 1993
Limited General
Partners Partner Total
Profit/loss percentage 99.0% 1.0% 100.0%
========== ======== =======
Balance - January 1, 1993 $1,489,639 $(16,476) $1,473,163
Net income (loss) for 1993 (612,230) (6,184) (618,414)
---------- -------- ----------
Balance - December 31, 1993 877,409 (22,660) 854,749
Net income (loss) for 1994 (594,986) (6,010) (600,996)
---------- -------- ----------
Balance - December 31, 1994 282,423 (28,670) 253,753
Net income (loss) for 1995 (609,192) (6,153) (615,345)
---------- -------- ----------
Balance - December 31, 1995 $ (326,769) $(34,823) $ (361,592)
========== ======== ==========
See accompanying notes to financial statements.
Page 4
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENTS OF CASH FLOWS
Increase (Decrease) in Cash
Years Ended December 31,
1995 1994 1993
Cash flows from operating activities:
Net income (loss) $(615,345) $(600,996) $(618,414)
Adjustments to reconcile net
income (loss) to net cash
provided by operating
activities:
Depreciation 626,658 624,223 622,198
Amortization of organization
costs 698 5,506 14,388
Minority interests in
operations (26,465) (26,333) (26,421)
Changes in certain assets
and liabilities:
Accounts receivable (11,148) (1,402) 4,772
Prepaid expenses 3,916 8,374 (7,151)
Accounts payable 47,949 29,600 30,462
Accrued liabilities (2,032) 8,317 (8,650)
Due to affiliates 53,129 42,608 44,628
--------- --------- ---------
Net cash provided by
operating activities 77,360 89,897 55,812
Cash flows from investing activities:
Acquisition of rental
property (26,412) (41,787) (1,608)
Changes in reserve accounts (19,906) (63,755) (103,495)
Security deposits (41) 211 4,091
--------- --------- ---------
Net cash provided (used) by
investing activities (46,359) (105,331) (101,012)
Continued on page 5A.
Page 5
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
STATEMENTS OF CASH FLOWS - (CONTINUED)
Increase (Decrease) in Cash
Years Ended December 31,
1995 1994 1993
Cash flows from financing activities:
Minority partners' capital
contributions $ 128 $ (79) $ (558)
Mortgage principal payments (20,308) (18,775) (16,814)
Advances from affiliates - (32,383) (6,161)
-------- -------- --------
Net cash provided (used) by
financing activities (20,180) (51,237) (23,533)
-------- -------- --------
Net increase (decrease)
in cash 10,821 (66,671) (68,733)
Cash - beginning of year 157,314 223,985 292,718
-------- -------- --------
Cash - end of year $168,135 $157,314 $223,985
======== ======== ========
Supplemental disclosure of cash flow information:
Cash paid for interest $331,729 $326,237 $323,377
======== ======== ========
Supplemental disclosure of noncash investing and financing activities:
Land improvements purchased
with LID assessment $ 68,569 $ - $ -
======== ======= =======
See accompanying notes to financial
statements.
Page 5A
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
1. General
Assisted Housing Fund L.P. I (the Partnership) is a limited partnership which
was organized November 2, 1987 under the laws of the state of Washington to
acquire limited partnership interests in other partnerships (the Property
Partnerships), each of which has been organized to develop or purchase a low- or
moderate-income apartment complex. The Partnership's general partner is Murphey
Favre Properties, Inc. (MFP), a wholly-owned subsidiary of WM Financial, Inc.,
which is a wholly-owned subsidiary of Washington Mutual Bank (WMB), a
wholly-owned subsidiary of Washington Mutual, Inc. As of December 31, 1995, 331
limited partners held the 703 units of limited partnership interests
outstanding.
The Partnership has invested as a limited partner in eleven Property
Partnerships. The developer of each apartment complex serves as the general
partner (DGP) of the respective Property Partnership. Additionally, a
wholly-owned subsidiary of MFP, Murphey Favre Housing Managers (MFHM), is a
special limited partner in each Property Partnership. MFHM has the right to
oversee the management of each Property Partnership and has certain approval
rights over the actions of each DGP. The Partnership Agreement for each Property
Partnership sets forth the allocations of profits, losses and distributions of
net cash flow from operations or from sale or refinancing of the rental
property.
The properties owned by the Property Partnerships are located in Michigan,
Wisconsin, Ohio, West Virginia and Washington. The properties were financed and
constructed under Section 515 of the National Housing Act, as amended
(administered by Rural Housing Service (RHS), U.S. Department of Agriculture).
Under this program, the Property Partnerships provide housing to low- and
moderate-income families. Lower rental charges to tenants are recovered by the
Property Partnerships through an interest reduction program which reduces the
effective interest rate over the lives of the mortgages to 1 percent and a
rental assistance program whereby RHS pays the Property Partnerships for a
portion of qualified tenant rents. Construction of the rental properties began
between June, 1988 and May, 1990 and rental operations began between April, 1989
and February, 1991.
Page 6
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
1. General - (Continued)
Additionally, in exchange for an allocation of low-income tax credits, each
Property Partnership has entered into an agreement with an agency of the state
in which the project is located, whereby the Property Partnership has agreed to
maintain all apartment units as both rent restricted and occupied by low-income
tenants for a minimum period of 15 years.
During the years ended December 31, 1995, 1994 and 1993, rental revenue from
RHS totaled $407,684, $403,456, and $392,578, representing 27.3 percent, 27.9
percent and 28.0 percent of total revenue, respectively.
2. Summary of Significant Accounting Policies
a. The financial statements include the financial statements of the
Partnership and the following eleven Property Partnerships in which it has
invested as a limited partner:
Fairview Apartments Company Limited Partnership (Fairview)
Ionia Limited Dividend Housing Association Limited Partnership (Ionia)
Logan Apartments Company Limited Partnership (Logan)
Rolling Brook II Limited Dividend Housing Association Limited Partnership
(Rolling Brook)
Wexford Manor Limited Dividend Housing Association Limited Partnership
(Wexford)
Blue Heron Apartment Associates Limited Partnership (Blue Heron)
Glenwood Apartment Associates Limited Partnership (Glenwood)
Pacific Place Apartment Associates Limited Partnership (Pacific Place)
Cove Limited Dividend Housing Association Limited Partnership (Cove)
Washington Street Limited Dividend Housing Association Limited
Partnership (Washington)
Fayette Hills Limited Partnership (Fayette)
Page 7
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
2. Summary of Significant Accounting Policies - (Continued)
The financial statements are presented on a consolidated basis because the
Partnership holds approximately 99 percent of the profit and loss interests and
approximately 55 percent of the equity interests in each Property Partnership
and because of the aforementioned rights of MFHM to restrict the authority of
each DGP. All material interpartnership transactions and balances have been
eliminated. The minority partners' interests in the losses of the Property
Partnerships, which aggregate $26,465, $26,334 and $26,421 as of December 31,
1995, 1994 and 1993, respectively, are included in miscellaneous revenue.
b. The accrual method of accounting is used for both financial statement
and income tax purposes.
c. The partnership agreements for the Property Partnerships require the
DGP's to fund cost overruns on the development of the rental properties. Such
cost overruns, totaling $589,462, have been recorded as minority interests in
partnerships and have been included in the cost basis of the rental property.
All depreciation related thereto has been specially allocated to the respective
DGP's.
d. Depreciation is computed for financial statement purposes using the
straight-line method over the estimated useful lives of the related assets as
follows:
Building shell and components.............. 27.5 years
Land improvements...... ..................... 15 years
Appliances............................... 7 - 10 years
Carpets and draperies.................... 7 - 10 years
Depreciation is computed for income tax purposes using the
modified-accelerated-cost-recovery-system (MACRS).
e. No income tax provision has been included in the financial statements since
income or loss of a Partnership is required to be reported by the respective
partners on their income tax returns.
f. For purposes of the statement of cash flows, all investment instruments
purchased with a maturity of three months or less are considered to be cash
equivalents. At December 31, 1995, 1994 and 1993, there were no cash
equivalents.
Page 8
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
2. Summary of Significant Accounting Policies - (Continued
g. Costs aggregating $71,934 incurred in connection with organization of the
partnerships have been capitalized and were amortized on a straight-line basis
over a five-year period.
h. The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumption that
affect certain reported amounts and disclosures.
3. Transactions with Affiliates
In connection with the acquisition and development of rental property and the
management of both the rental property and the Partnership, the Partnership and
Property Partnerships have paid or accrued the following amounts to certain
affiliates:
Years Ended December 31,
1995 1994 1993
Murphey Favre Properties, Inc.
Partnership services fee $ 7,500 $ 7,500 $ 7,500
Partnership administration 44,710 44,710 44,710
Developer general partners
and affiliates
Property management fees 109,910 106,842 104,092
The Partnership maintains deposits in certain of WMB's interest-bearing accounts
which aggregated $8,037, $23,906 and $45,157 at December 31, 1995, 1994 and
1993, respectively. Interest earned on such deposits totaled $505, $975 and
$1,540 during the years ended December 31, 1995, 1994 and 1993, respectively.
Terms of the RHS Loan Agreements require each DGP to provide interest-free
advances of stipulated amounts as initial operating capital to the Property
Partnerships. Due to affiliates includes $152,107 of such advances at December
31, 1995 and 1994 and $184,490 at December 31, 1993, which will be repaid from
the proceeds of future sales of the respective properties. These balances
include DGP advances of $35,468 for land improvements and $14,209 to fund
operating deficits. The remainder of the balances include program management
fees and reimbursements payable to MFP.
Page 9
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
3. Transactions with Affiliates - (Continued)
Under the terms of management services agreements, affiliates of the DGP's
provide management services for the rental properties and receive compensation
for such services in amounts approximating 8.6% of rental receipts.
4. Cash in Reserve Accounts
The Loan Agreements between the Property Partnerships and RHS require the
Property Partnerships to deposit $126,889 annually into separate reserve
accounts (savings accounts) until the reserve accounts reach $1,268,211. With
the prior approval of RHS, these funds can be used for: (1) loan debt service,
if operating funds cannot meet these obligations; (2) repairs and replacements
caused by catastrophe or long-range depreciation; (3) improvements or extensions
to the buildings; and, (4) any other reason RHS determines will promote or be
beneficial to the purpose of the loans.
The following schedule reflects the activity in the reserve accounts:
Actual Required Difference
Balance - January 1, 1993 $ 341,342 $ 308,552 $32,790
Deposits during year 136,024 126,889 9,135
Withdrawals (32,529) (31,786) (743)
--------- --------- -------
Balance - December 31, 1993 444,837 403,655 41,182
Deposits during year 129,854 126,889 2,965
Withdrawals (66,099) (65,131) (968)
--------- --------- -------
Balance - December 31, 1994 508,592 465,413 43,179
Deposits during year 140,172 126,889 13,283
Withdrawals (120,266) (111,494) (8,772)
--------- --------- -------
Balance - December 31, 1995 $ 528,498 $ 480,808 $47,690
========= ========= =======
Page 10
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
5. Mortgage Notes Payable
The mortgage notes are payable to RHS in monthly installments totaling $26,550.
In accordance with provisions of Interest Credit Agreements, RHS provides
monthly interest credits totaling $69,199 which reduce the interest rates stated
in the mortgage notes to effective rates of 1 percent over the lives of the
mortgages. Amortization of principal is based on the stated rates of 8.75% to
10.75% under RHS's Predetermined Amortization Schedule System (PASS). The
mortgage notes mature May, 2039 through January, 2040. Substantially all of the
rental property and equipment is pledged as collateral on the mortgages.
No partner is personally liable on the mortgage notes.
The mortgage notes are regulated by the U.S. Government and therefore, have no
market price. Accordingly, management has determined that users of the financial
statements would derive no benefit from any estimate of fair value and
performing such an analysis would not be practicable.
Principal payments on the mortgage notes for the next 5 years are as follows:
Year Amounts
1996 $ 22,459
1997 24,562
1998 26,868
1999 29,388
2000 32,144
2001 and later years 12,286,967
-----------
$12,422,388
6. L.I.D. Assessment
In September, 1995, the city of Winslow issued a L.I.D. assessment for Blue
Heron's share of street and utility improvements in the amount of $68,569. The
assessment is payable in 10 equal annual installments together with interest at
the rate of 6.25 percent. At December 31, 1995, the fair value of the L.I.D.
assessment approximates the amount recorded in the financial statements.
Page 11
ASSISTED HOUSING FUND L.P. I AND SUBSIDIARIES
NOTES TO FINANCIAL STATEMENTS
For the Years Ended December 31, 1995, 1994 and 1993
6. L.I.D. Assessment - (Continued)
Principal payments on the assessment for the next 5 years are as follows:
Year Amount
1996 $ 6,857
1997 6,857
1998 6,857
1999 6,857
2000 6,857
2001 and later years 34,284
-------
$68,569
7. Rental Operation Cash
RHS regulations limit the distribution of rental operation cash to a maximum of
$38,090 annually. Any distribution to the Partnership from rental operation cash
is to be made in accordance with the respective partnership agreements. Whether
or not a Property Partnership makes a limited distribution is based on its own
operations without any arrangements or conditions between Property Partnerships.
8. Guarantees
Each of the DGP's has made a guarantee to the respective Property Partnerships
that they will compensate the Partnership in the event the actual low-income
housing tax credit is less than 85% to 90% of the available credit. Through
December 31, 1995, no payments under this guarantee agreement had been made.
Page 12