UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of The Securities Exchange Act of 1934
Date of Report (Date of earliest event reported) May 29, 2014
__AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP
(Exact name of registrant as specified in its charter)
State of Minnesota 000-29274 41-1789725
(State or other jurisdiction (Commission File (IRS Employer
of incorporation) Number) Identification No.)
30 East 7th Street, Suite 1300, St. Paul, Minnesota, 55101
(Address of Principal Executive Offices)
(651) 227-7333
(Registrant's telephone number, including area code)
___________________________________________________________
(Former name or former address, if changed since last report)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
[ ]Written communication pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
[ ] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
[ ] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act
(17 CFR 240.14d-2(b))
[ ] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act
(17 CFR 240.13e-4(c))
Section 2 – Financial Information
Item 2.01 Completion of Acquisition or Disposition of Assets.
On May 29, 2014, the Partnership purchased a 50% interest in a Tractor Supply Company store in Canton, Georgia for $2,212,500 from La Jolla Group A, LLC an unrelated third party. The property is leased to Tractor Supply Company under a Lease Agreement with a remaining primary term of 7.3 years. The Lease may be renewed by the tenant for up to four consecutive terms of five years each. The Lease requires an initial annual rent of $164,355 for the 50% interest, which will increase every five years by 5.0%. The Lease is a net lease under which the tenant is responsible for real estate taxes, insurance, maintenance, repairs and operating expenses of the property. The only exceptions are the Partnership is responsible for repairs to the structural components of the building and roof. The remaining interest in the property was purchased by AEI Accredited Investor Fund V LP, an affiliate of the Partnership.
The Partnership purchased the property with cash received from the sale of property. The store was constructed in 2006 and is a 23,890 square foot building situated on approximately 5.4 acres of land. The freestanding retail store is located at 2860 East Cherokee Drive, Canton, Georgia.
Tractor Supply Company (“TSC”), headquartered near Nashville, is the leading retail farm and ranch store brand in the United States with over 1,200 stores in 48 states. TSC stores are primarily located in towns outlying major metropolitan markets and in rural communities. TSC’s stores are focused on supplying the lifestyle needs of recreational farmers and ranchers. The stores also serve the maintenance needs of those who enjoy the rural lifestyle, as well as tradesmen and small businesses. For the fiscal year ended December 28, 2013, TSC reported a net worth of $1.2 billion, net sales of $5.2 billion and net income of $328 million. TSC is a public company whose stock is traded on the NASDAQ Global Select Market under the symbol TSCO and files reports with the SEC that are available on-line at www.sec.gov and on its corporate website at www.tractorsupply.com.
Section 9 – Financial Statements and Exhibits
Item 9.01 Financial Statements and Exhibits.
(a) Financial statements of businesses acquired – Because the property is leased to a single tenant on a long-term basis under a net lease that transfers substantially all of the operating costs to the tenant, we believe that financial information about the tenant is more relevant than financial statements of the property. Financial information of the tenant is presented in the last paragraph of Item 2.01.
(b) Pro forma financial information – A limited number of pro forma adjustments are required to illustrate the effects of the above transaction on the Partnership’s balance sheet and income statement. The following narrative description is furnished in lieu of the pro forma statements:
Assuming the Partnership had acquired the property on January 1, 2013, the Partnership’s Real Estate Held for Investment would have increased by $2,212,500 and its Current Assets (cash) would have decreased by $2,212,500.
For the year ended December 31, 2013, Income from Continuing Operations would have increased $62,964, representing an increase in rental income of $164,355 and an increase in depreciation and amortization expense of $101,391. For the three months ended March 31, 2014, Income from Continuing Operations would have increased $15,741, representing an increase in rental income of $41,089 and an increase in depreciation and amortization expense of $25,348.
The net effect of these pro forma adjustments would have caused Net Income to increase from $1,705,255 to $1,768,219 and from $141,850 to $157,591, which would have resulted in Net Income of $76.94 and $6.89 per Limited Partnership Unit outstanding for the year ended December 31, 2013 and the three months ended March 31, 2014, respectively.
(c) Shell company transactions – Not Applicable.
(d) Exhibits – Not Required. The property acquired represents less than 15% of the total assets of the Partnership as of May 29, 2014.
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
|
AEI INCOME & GROWTH FUND XXI
LIMITED PARTNERSHIP
|
||
|
By:
|
AEI Fund Management XXI, Inc.
|
|
|
Its:
|
Managing General Partner
|
|
|
Date: June 3, 2014
|
By:
|
/s/ PATRICK W KEENE |
|
Patrick W. Keene
|
||
|
Its:
|
Chief Financial Officer
|
|