nen_Current folio_10Q

Table of Contents 

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549

 


 

FORM 10-Q

 

(Mark One)

 

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

 

For the quarterly period ended September 30, 2015

 

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 001-31568

 


 

New England Realty Associates Limited Partnership

(Exact name of registrant as specified in its charter)

 

 

 

 

Massachusetts

 

04-2619298

(State or other jurisdiction of

 

(I.R.S. employer

incorporation or organization)

 

identification no.)

 

 

 

39 Brighton Avenue, Allston, Massachusetts

 

02134

(Address of principal executive offices)

 

(Zip Code)

 

Registrant’s telephone number, including area code: (617) 783-0039

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes   No 

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).  Yes   No 

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

 

 

 

 

Large accelerated filer

 

Accelerated filer

 

 

 

Non-accelerated filer

 

Smaller reporting company 

(Do not check if a smaller reporting company)

 

 

 

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

 

As of  November 3, 2015,  there were 100,434 of the registrant’s Class A units (3,013,015 Depositary Receipts) of limited partnership issued and outstanding and 23,935 Class B units issued and outstanding.

 

 

 


 

Table of Contents 

NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP

 

INDEX

 

 

 

 

PART I—FINANCIAL INFORMATION 

Item 1. 

Financial Statements (Unaudited)

 

Consolidated Balance Sheets as of September 30, 2015 and December 31, 2014

 

Consolidated Statements of Income for the Three Months and Nine Months Ended September 30, 2015 and 2014

 

Consolidated Statements of Changes in Partners’ Capital for the Nine Months Ended September 30, 2015 and 2014

 

Consolidated Statements of Cash Flows for the Nine Months Ended September 30, 2015 and 2014

 

Notes to Consolidated Financial Statements

Item 2. 

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

29 

Item 3. 

Quantitative and Qualitative Disclosures About Market Risk

39 

Item 4. 

Controls and Procedures

40 

PART II—OTHER INFORMATION 

Item 1. 

Legal Proceedings

41 

Item 1A. 

Risk Factors

41 

Item 2. 

Unregistered Sales of Equity Securities and Use of Proceeds

41 

Item 3. 

Defaults Upon Senior Securities

41 

Item 4. 

Mine Safety Disclosure

42 

Item 5. 

Other Information

42 

Item 6. 

Exhibits

42 

SIGNATURES 

43 

 

 

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NEW ENGLAND REALTY ASSOCIATES, L.P.

 

PART 1 -- FINANCIAL INFORMATION

 

Item 1. Financial Statements

 

The accompanying unaudited consolidated balance sheets, statements of income, changes in partners’ capital, and cash flows and related notes thereto, have been prepared in accordance with generally accepted accounting principles in the United States of America (“GAAP”) for interim financial information and in conjunction with the rules and regulations of the Securities and Exchange Commission (“SEC”).  Accordingly, they do not include all of the disclosures required by GAAP for complete financial statements.  The financial statements reflect all adjustments consisting only of normal, recurring adjustments, which are, in the opinion of management, necessary for a fair presentation for the interim periods.

 

The consolidated balance sheet as of December 31, 2014 has been derived from the audited consolidated balance sheet at that date but does not include all of the information and footnotes required by U.S. generally accepted accounting principles for complete financial statements.

 

The aforementioned financial statements should be read in conjunction with the notes to the aforementioned financial statements and Management’s Discussion and Analysis of Financial Condition and Results of Operations and the financial statements and notes thereto included in New England Realty Associates L.P.’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

 

The results of operations for the three and nine month periods ended September 30, 2015 are not necessarily indicative of the results to be expected for the entire fiscal year or any other period.

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NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

 

 

 

 

 

 

 

 

 

 

 

September 30,

 

December 31,

 

 

    

2015

 

2014

 

ASSETS

 

 

  (Unaudited)

 

 

 

 

Rental Properties

 

$

177,501,683

 

$

149,116,084

 

Cash and Cash Equivalents

 

 

9,156,753

 

 

14,015,898

 

Rents Receivable

 

 

510,026

 

 

474,225

 

Insurance Recovery Receivable

 

 

412,502

 

 

 —

 

Real Estate Tax Escrows

 

 

353,648

 

 

340,341

 

Prepaid Expenses and Other Assets

 

 

4,593,176

 

 

3,287,005

 

Investments in Unconsolidated Joint Ventures

 

 

8,299,289

 

 

8,807,868

 

Financing Fees

 

 

1,570,797

 

 

1,735,652

 

Total Assets

 

$

202,397,874

 

$

177,777,073

 

LIABILITIES AND PARTNERS’ CAPITAL

 

 

 

 

 

 

 

Mortgage Notes Payable

 

 

195,972,822

 

 

196,071,540

 

Notes Payable

 

 

25,000,000

 

 

 —

 

Distribution and Loss in Excess of Investment in Unconsolidated Joint Venture

 

 

2,212,081

 

 

1,425,369

 

Accounts Payable and Accrued Expenses

 

 

4,626,872

 

 

3,099,117

 

Advance Rental Payments and Security Deposits

 

 

4,735,554

 

 

4,548,729

 

Total Liabilities

 

 

232,547,329

 

 

205,144,755

 

Commitments and Contingent Liabilities (Notes 3 and 9)

 

 

 —

 

 

 —

 

Partners’ Capital 125,976 and 127,653 units outstanding in 2015 and 2014 respectively

 

 

(30,149,455)

 

 

(27,367,682)

 

Total Liabilities and Partners’ Capital

 

$

202,397,874

 

$

177,777,073

 

 

See notes to consolidated financial statements.

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NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP AND SUBSIDIARIES

 

CONSOLIDATED STATEMENTS OF INCOME

 

(Unaudited)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

Nine Months Ended

 

 

 

September 30,

 

September 30,

 

 

    

2015

    

2014

    

2015

    

2014

    

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

11,116,471

 

$

10,546,055

 

$

33,037,761

 

$

31,500,342

 

Laundry and sundry income

 

 

93,503

 

 

96,973

 

 

309,151

 

 

321,150

 

 

 

 

11,209,974

 

 

10,643,028

 

 

33,346,912

 

 

31,821,492

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

502,177

 

 

543,704

 

 

1,528,710

 

 

1,643,185

 

Depreciation and amortization

 

 

2,651,515

 

 

2,463,708

 

 

7,656,072

 

 

7,935,355

 

Management fee

 

 

453,178

 

 

438,319

 

 

1,369,597

 

 

1,303,780

 

Operating

 

 

803,753

 

 

838,728

 

 

3,798,050

 

 

3,540,985

 

Renting

 

 

199,980

 

 

155,865

 

 

421,181

 

 

301,334

 

Repairs and maintenance

 

 

2,006,298

 

 

2,087,290

 

 

5,176,219

 

 

4,899,746

 

Taxes and insurance

 

 

1,258,025

 

 

1,388,807

 

 

4,171,930

 

 

4,180,961

 

 

 

 

7,874,926

 

 

7,916,421

 

 

24,121,759

 

 

23,805,346

 

Income Before Other Income (Expense)

 

 

3,335,048

 

 

2,726,607

 

 

9,225,153

 

 

8,016,146

 

Other Income (Expense)

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest income

 

 

1,055

 

 

209

 

 

1,393

 

 

592

 

Interest expense

 

 

(2,434,000)

 

 

(2,393,427)

 

 

(7,171,395)

 

 

(7,160,489)

 

Income (Loss) from investments in unconsolidated joint ventures

 

 

177,890

 

 

(151,902)

 

 

524,710

 

 

(422,535)

 

Other expense

 

 

(6,247)

 

 

 —

 

 

 —

 

 

 —

 

 

 

 

(2,261,302)

 

 

(2,545,120)

 

 

(6,645,292)

 

 

(7,582,432)

 

Net Income

 

$

1,073,746

 

$

181,487

 

$

2,579,861

 

$

433,714

 

Net Income per Unit

 

$

8.51

 

$

1.41

 

$

20.37

 

$

3.36

 

Weighted Average Number of Units Outstanding

 

 

126,199

 

 

128,587

 

 

126,636

 

 

129,149

 

 

See notes to consolidated financial statements.

 

 

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NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP AND SUBSIDIARIES

 

CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS’ CAPITAL

 

(Unaudited)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Units

 

Partners’s Capital

 

 

 

Limited

 

General

 

 

 

Treasury

 

 

 

Limited

 

General

 

 

 

 

 

    

Class A

    

Class B

    

Partnership

    

Subtotal

    

Units

    

Total

    

Class A

    

Class B

    

Partnership

    

Total

 

Balance January 1, 2014

 

144,180

 

34,243

 

1,802

 

180,225

 

50,738

 

129,487

 

$

(17,485,327)

 

$

(4,145,076)

 

$

(218,160)

 

$

(21,848,563)

 

Distribution to Partners

 

 

 

 

 

 

 

 

(2,319,041)

 

 

(550,772)

 

 

(28,988)

 

 

(2,898,801)

 

Stock Buyback

 

 

 

 

 

1,080

 

(1,080)

 

 

(1,258,399)

 

 

(290,698)

 

 

(15,300)

 

 

(1,564,397)

 

Net Income

 

 

 

 

 

 

 

 

346,971

 

 

82,406

 

 

4,337

 

 

433,714

 

Balance September 30, 2014

 

144,180

 

34,243

 

1,802

 

180,225

 

51,818

 

128,407

 

$

(20,715,796)

 

 

(4,904,141)

 

 

(258,111)

 

 

(25,878,048)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance January1,2015

 

144,180

 

34,243

 

1,802

 

180,225

 

52,572

 

127,653

 

$

(21,910,488)

 

$

(5,184,335)

 

$

(272,859)

 

$

(27,367,682)

 

Distribution to Partners

 

 

 

 

 

 

 

 

(2,276,458)

 

 

(540,659)

 

 

(28,456)

 

 

(2,845,573)

 

Stock Buyback

 

 

 

 

 

1,677

 

(1,677)

 

 

(2,018,329)

 

 

(472,845)

 

 

(24,887)

 

 

(2,516,061)

 

Net Income

 

 

 

 

 

 

 

 

2,063,889

 

 

490,174

 

 

25,798

 

 

2,579,861

 

Balance September 30, 2015

 

144,180

 

34,243

 

1,802

 

180,225

 

54,249

 

125,976

 

$

(24,141,386)

 

$

(5,707,665)

 

$

(300,404)

 

$

(30,149,455)

 

 

See notes to consolidated financial statements.

 

 

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NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP AND SUBSIDIARIES

 

CONSOLIDATED STATEMENTS OF CASH FLOWS

 

(Unaudited)

 

 

 

 

 

 

 

 

 

 

 

Nine Months Ended September 30,

 

 

    

2015

    

2014

    

Cash Flows from Operating Activities

 

 

 

 

 

 

 

Net income

 

$

2,579,861

 

$

433,714

 

Adjustments to reconcile net income to net cash provided by operating activities

 

 

 

 

 

 

 

Depreciation and amortization

 

 

7,656,072

 

 

7,935,355

 

(Income) Loss from investments in joint ventures

 

 

(524,710)

 

 

422,535

 

Change in operating assets and liabilities

 

 

 

 

 

 

 

(Increase)  in rents receivable

 

 

(35,801)

 

 

(72,411)

 

Increase (Decrease) in accounts payable and accrued expense

 

 

1,527,755

 

 

(269,825)

 

(Increase)  in insurance recovery receivable

 

 

(412,502)

 

 

 —

 

(Increase) Decrease in real estate tax escrow

 

 

(13,307)

 

 

71,162

 

(Increase)  in prepaid expenses and other assets

 

 

(1,368,299)

 

 

(408,753)

 

Increase in advance rental payments and security deposits

 

 

186,825

 

 

108,237

 

Total Adjustments

 

 

7,016,033

 

 

7,786,300

 

Net cash provided by operating activities

 

 

9,595,894

 

 

8,220,014

 

Cash Flows From Investing Activities

 

 

 

 

 

 

 

Proceeds from unconsolidated joint ventures

 

 

2,074,993

 

 

2,346,690

 

Distribution in excess of investment in unconsolidated joint ventures

 

 

873,545

 

 

185,000

 

(Investment)  in unconsolidated joint ventures

 

 

(1,128,538)

 

 

(149,190)

 

Improvement of rental properties

 

 

(4,669,977)

 

 

(3,701,170)

 

Purchase of rental property

 

 

(6,144,710)

 

 

 —

 

Net cash (used in) investing activities

 

 

(8,994,687)

 

 

(1,318,670)

 

Cash Flows from Financing Activities

 

 

 

 

 

 

 

Payment of financing costs

 

 

 —

 

 

(289,561)

 

Proceeds of mortgage notes payable

 

 

 —

 

 

1,109,555

 

Principal payments of mortgage notes payable

 

 

(98,718)

 

 

(3,526,869)

 

Stock buyback

 

 

(2,516,061)

 

 

(1,564,397)

 

Distributions to partners

 

 

(2,845,573)

 

 

(2,898,801)

 

Net cash (used in) financing activities

 

 

(5,460,352)

 

 

(7,170,073)

 

Net (Decrease) in Cash and Cash Equivalents

 

 

(4,859,145)

 

 

(268,729)

 

Cash and Cash Equivalents, at beginning of period

 

 

14,015,898

 

 

14,013,380

 

Cash and Cash Equivalents, at end of period

 

$

9,156,753

 

$

13,744,651

 

 

 

 

 

 

 

 

 

 

See notes to consolidated financial statements.

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NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP AND SUBSIDIARIES

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

September 30, 2015

 

                                                                                   (Unaudited)

 

NOTE 1. SIGNIFICANT ACCOUNTING POLICIES

 

Line of Business:  New England Realty Associates Limited Partnership (“NERA” or the “Partnership”) was organized in Massachusetts in 1977. NERA and its subsidiaries own 25 properties which include 17 residential buildings; 4 mixed use residential, retail and office buildings; 3 commercial buildings and individual units at one condominium complex. These properties total 2,506 apartment units, 19 condominium units and 108,043 square feet of commercial space. Additionally, the Partnership also owns a 40- 50% interest in 9 residential and mixed use properties consisting of 789 apartment units, 12,500 square feet of commercial space and a 50 car parking lot. The properties are located in Eastern Massachusetts and Southern New Hampshire.

 

Basis of Presentation:  The preparation of the financial statements, in conformity with accounting principles generally accepted in the United State of America, requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reported period. Accordingly, actual results could differ from those estimates.

 

Principles of Consolidation:  The consolidated financial statements include the accounts of NERA and its subsidiaries. NERA has a 99.67% to 100% ownership interest in each subsidiary except for the nine limited liability companies (the “Investment Properties” or “Joint Ventures”) in which the Partnership has a 40 - 50% ownership interest. The consolidated group is referred to as the “Partnership.” Minority interests are not recorded, since they are insignificant. All significant intercompany accounts and transactions are eliminated in consolidation. The Partnership accounts for its investment in the above-mentioned Investment Properties using the equity method of consolidation. (See Note 14: Investment in Unconsolidated Joint Ventures).

 

The Partnership accounts for its investments in joint ventures using the equity method of accounting. These investments are recorded initially at cost, as Investments in Unconsolidated Joint Ventures, and subsequently adjusted for equity in earnings and cash contributions and distributions. Generally, the Partnership would discontinue applying the equity method when the investment (and any advances) is reduced to zero and would not provide for additional losses unless the Partnership has guaranteed obligations of the venture or is otherwise committed to providing further financial support for the investee. If the venture subsequently generates income, the Partnership only recognizes its share of such income to the extent it exceeds its share of previously unrecognized losses. In 2013 and beyond, the carrying values of  investments fell below zero. We intend to fund our share of the investments’ future operating deficits should the need arise. However, we have no legal obligation to pay for any of the liabilities of such investments nor do we have any legal obligation to fund operating deficits. (See Note 14: Investment in Unconsolidated Joint Ventures.)

 

The authoritative guidance on consolidation provides guidance on the identification of entities for which control is achieved through means other than voting rights (“variable interest entities” or “VIEs”) and the determination of which business enterprise, if any, should consolidate the VIE (the “primary beneficiary”). Generally, the consideration of whether an entity is a VIE applies when either (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest, (2) the equity investment at risk is insufficient to finance that equity’s activities without additional subordinated financial support or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest. The primary beneficiary is defined by the entity having both of the following characteristics: (1) the power to direct the activities that, when taken together, most significantly impact the variable interest entity’s performance; and (2) the obligation to absorb losses and rights to receive the returns from VIE that would be significant to the VIE.

 

Impairment:  On an annual basis management assesses whether there are any indicators that the value of the Partnership’s rental properties or investments in unconsolidated subsidiaries may be impaired. In addition to identifying

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any specific circumstances which may affect a property or properties, management considers other criteria for determining which properties may require assessment for potential impairment. The criteria considered by management include reviewing low leased percentages, significant near term lease expirations, recently acquired properties, current and historical operating and/or cash flow losses, near term mortgage debt maturities or other factors that might impact the Partnership’s intent and ability to hold property. A property’s value is impaired only if management’s estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the property over the fair value of the property. The Partnership’s estimates of aggregate future cash flows expected to be generated by each property are based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and costs to operate each property. As these factors are difficult to predict and are subject to future events that may alter management’s assumptions, the future cash flows estimated by management in its impairment analyses may not be achieved.

 

 

Revenue Recognition:  Rental income from residential and commercial properties is recognized over the term of the related lease. For residential tenants, amounts 60 days in arrears are charged against income. The commercial tenants are evaluated on a case by case basis. Certain leases of the commercial properties provide for increasing stepped minimum rents, which are accounted for on a straight-line basis over the term of the lease. Contingent rent for commercial properties are received from tenants for certain costs as provided in the lease agreement. The costs generally include real estate taxes, utilities, insurance, common area maintenance and recoverable costs. Rental concessions are also accounted for on the straight-line basis.

 

 

Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the differences between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the initial term plus the term of any below-market fixed-rate renewal options for below-market leases. The capitalized above-market lease values for acquired properties are amortized as a reduction of base rental revenue over the remaining term of the respective leases, and the capitalized below-market lease values are amortized as an increase to base rental revenue over the remaining initial terms plus the terms of any below-market fixed-rate renewal options of the respective leases.

 

 

Rental Properties:  Rental properties are stated at cost less accumulated depreciation. Maintenance and repairs are charged to expense as incurred; improvements and additions which improve or extend the life of the assets are capitalized. When assets are retired or otherwise disposed of, the cost of the asset and related accumulated depreciation is eliminated from the accounts, and any gain or loss on such disposition is included in income. Fully depreciated assets are removed from the accounts. Rental properties are depreciated by both straight-line and accelerated methods over their estimated useful lives. Upon acquisition of rental property, the Partnership estimates the fair value of acquired tangible assets, consisting of land, building and improvements, and identified intangible assets and liabilities assumed, generally consisting of the fair value of (i) above and below market leases, (ii) in-place leases and (iii) tenant relationships. The Partnership allocated the purchase price to the assets acquired and liabilities assumed based on their fair values. The Partnership records goodwill or a gain on bargain purchase (if any) if the net assets acquired/liabilities assumed exceed the purchase consideration of a transaction. In estimating the fair value of the tangible and intangible assets acquired, the Partnership considers information obtained about each property as a result of its due diligence and marketing and leasing activities, and utilizes various valuation methods, such as estimated cash flow projections utilizing appropriate discount and capitalization rates, estimates of replacement costs net of depreciation, and available market information. The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant.

 

 

Other intangible assets acquired include amounts for in-place lease values and tenant relationship values, which are based on management’s evaluation of the specific characteristics of each tenant’s lease and the Partnership’s overall relationship with the respective tenant. Factors to be considered by management in its analysis of in-place lease values include an estimate of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases at market rates during the expected lease-up periods, depending on local

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market conditions. In estimating costs to execute similar leases, management considers leasing commissions, legal and other related expenses. Characteristics considered by management in valuing tenant relationships include the nature and extent of the Partnership’s existing business relationships with the tenant, growth prospects for developing new business with the tenant, the tenant’s credit quality and expectations of lease renewals. The value of in-place leases are amortized to expense over the remaining initial terms of the respective leases. The value of tenant relationship intangibles are amortized to expense over the anticipated life of the relationships.

 

In the event that facts and circumstances indicate that the carrying value of a rental property may be impaired, an analysis of the value is prepared. The estimated future undiscounted cash flows are compared to the asset’s carrying value to determine if a write-down to fair value is required.

 

Financing and Leasing Fees:  Financing fees are capitalized and amortized, using the interest method, over the life of the related mortgages. Leasing fees are capitalized and amortized on a straight-line basis over the life of the related lease. Unamortized balances are expensed when the corresponding fee is no longer applicable.

 

 

Income Taxes:  The financial statements have been prepared on the basis that NERA and its subsidiaries are entitled to tax treatment as partnerships. Accordingly, no provision for income taxes have been recorded (See Note 13).

 

Cash Equivalents:  The Partnership considers cash equivalents to be all highly liquid instruments purchased with a maturity of three months or less.

 

 

Segment Reporting:  Operating segments are revenue producing components of the Partnership for which separate financial information is produced internally for management. Under the definition, NERA operated, for all periods presented, as one segment.

 

 

Comprehensive Income:  Comprehensive income is defined as changes in partners’ equity, exclusive of transactions with owners (such as capital contributions and dividends). NERA did not have any comprehensive income items in 2015 or 2014 other than net income as reported.

 

 

Income Per Depositary Receipt:  Effective January 3, 2012, the Partnership authorized a 3-for-1 forward split of its Depositary Receipts listed on the NYSE Amex and a concurrent adjustment of the exchange ratio of Depositary Receipts for Class A Units of the Partnership from 10-to-1 to 30-to-1, such that each Depositary Receipt represents one-thirtieth (1/30) of a Class A Unit of the Partnership. All references to Depositary Receipts in the report are reflective of the 3- for-1 forward split.

 

 

Income Per Unit:  Net income per unit has been calculated based upon the weighted average number of units outstanding during each period presented. The Partnership has no dilutive units and, therefore, basic net income is the same as diluted net income per unit (see Note 7: Partner’s Capital).

 

 

Concentration of Credit Risks and Financial Instruments:  The Partnership’s properties are located in New England, and the Partnership is subject to the general economic risks related thereto. No single tenant accounted for more than 5% of the Partnership’s revenues in 2015 or 2014. The Partnership makes its temporary cash investments with high-credit quality financial institutions. At September 30, 2015, substantially all of the Partnership’s cash and cash equivalents were held in interest-bearing accounts at financial institutions, earning interest at rates from 0.01% to 0.35%. At September 30, 2015 and December 31, 2014, respectively approximately $10,420,000, and $15,118,000 of cash and cash equivalents, and security deposits included in prepaid expenses and other assets exceeded federally insured amounts.

 

 

Advertising Expense:  Advertising is expensed as incurred. Advertising expense was $106,482 and $79,346 for the nine months ended September 30, 2015 and 2014, respectively.

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Discontinued Operations and Rental Property Held for Sale:  In April 2014, the FASB issued guidance related to the reporting of discontinued operations and disclosures of disposals of components of an entity. This guidance defines a discontinued operation as a component or group of components disposed or classified as held for sale and represents a strategic shift that has (or will have) a major effect on an entity’s operations and final result; the guidance states that a strategic shift could include a disposal of a major geographical area of operations, a major line of business, a major equity method investment or other major parts of an entity.  The guidance also provides for additional disclosure requirements in connection with both discontinued operations and other dispositions not qualifying as discontinued operations.  The guidance will be effective for all companies for annual and interim periods beginning on or after December 15, 2014.  The guidance applies prospectively to new disposals and new classifications of disposal groups as held for sale after the effective date.  All entities may early adopt the guidance for new disposals (or new classifications as held for sale) that have not been reported in financial statements previously issued or available for issuance.  The Partnership has elected to early adopt this standard effective with the interim period beginning January 1, 2014.  Prior to January 1, 2014, properties identified as held for sale and/or disposed of were presented in discontinued operations for all periods presented.

 

 

Interest Capitalized:  The Partnership follows the policy of capitalizing interest as a component of the cost of rental property when the time of construction exceeds one year. During the nine months ended September 30, 2015 and 2014 there was no capitalized interest.

 

 

Extinguishment of Debt:  When existing mortgages are refinanced with the same lender and it is determined that the refinancing is substantially different, then they are recorded as an extinguishment of debt. However if it is determined that the refinancing is substantially the same, then they are recorded as an exchange of debt. All refinancing qualify as extinguishment of debt.

 

 

Reclassifications:  Certain reclassifications have been made to prior period amounts in order to conform to current period presentation.

 

 

NOTE 2. RENTAL PROPERTIES

 

As of September 30, 2015, the Partnership and its Subsidiary Partnerships owned 2,506 residential apartment units in 21 residential and mixed-use complexes (collectively, the “Apartment Complexes”). The Partnership also owns 19 condominium units in a residential condominium complex, all of which are leased to residential tenants (collectively referred to as the “Condominium Units”). The Apartment Complexes and Condominium Units are located primarily in the metropolitan Boston area of Massachusetts.

 

Additionally, as of September 30, 2015, the Partnership and Subsidiary Partnerships owned a commercial shopping center in Framingham, commercial buildings in Newton and Brookline and mixed-use properties in Boston, Brockton and Newton, all in Massachusetts. These properties are referred to collectively as the “Commercial Properties.”

 

The Partnership also owned a 40% to 50% ownership interest in nine residential and mixed use complexes (the “Investment Properties”) at September 30, 2015 with a total of 789 units, accounted for using the equity method of consolidation. See Note 14 for summary information on these investments.

 

On September 18, 2015, Residences at Captain Parkers LLC, a newly formed subsidiary of the Partnership, purchased the Residence at Captain Parkers, a 94 unit apartment complex located at 125 Worthen Road  and Ryder Lane in Lexington, Massachusetts. The purchase price was $31,600,000 and the closing costs were approximately $49,000. From the purchase price, the Partnership allocated approximately $474,000 for in-place leases, and approximately $31,000 to the value of tenant relationships. These amounts are being amortized over 12 and 24 months respectively. To fund the purchase, the Partnership utilized the available line of credit of $25,000,000, and the balance from the Partnership’s cash reserves.

   

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Rental properties consist of the following:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

September 30, 2015

    

December 31, 2014

    

Useful Life

 

Land, improvements and parking lots

 

$

51,713,843

 

$

44,541,471

 

15

-

40

years

 

Buildings and improvements

 

 

173,749,025

 

 

153,059,430

 

15

-

40

years

 

Kitchen cabinets

 

 

8,983,374

 

 

6,865,348

 

 5

-

10

years

 

Carpets

 

 

8,437,321

 

 

6,341,227

 

 5

-

10

years

 

Air conditioning

 

 

772,080

 

 

705,116

 

 5

-

10

years

 

Laundry equipment

 

 

236,283

 

 

147,721

 

 5

-

 7

years

 

Elevators

 

 

1,139,296

 

 

1,139,296

 

20

-

40

years

 

Swimming pools

 

 

444,629

 

 

444,629

 

10

-

30

years

 

Equipment

 

 

6,265,714

 

 

5,491,992

 

 5

-

 7

years

 

Motor vehicles

 

 

130,859

 

 

130,563

 

 

 

 5

years

 

Fences

 

 

38,635

 

 

24,670

 

 5

-

15

years

 

Furniture and fixtures

 

 

8,705,137

 

 

5,910,046

 

 5

-

 7

years

 

Smoke alarms

 

 

220,437

 

 

220,437

 

 5

-

 7

years

 

Total fixed assets

 

 

260,836,633

 

 

225,021,946

 

 

 

 

 

 

Less: Accumulated depreciation

 

 

(83,334,950)

 

 

(75,905,862)

 

 

 

 

 

 

 

 

$

177,501,683

 

$

149,116,084

 

 

 

 

 

 

 

 

 

NOTE 3. RELATED PARTY TRANSACTIONS

 

The Partnership’s properties are managed by an entity that is owned by the majority shareholder of the General Partner. The management fee is equal to 4% of gross receipts rental revenue and laundry income on the majority of the Partnership’s properties and 3% on Linewt. Total fees paid were approximately $1,370,000 and $1,304,000 for the nine months ended September 30, 2015 and 2014, respectively.

 

The Partnership Agreement permits the General Partner or Management Company to charge the costs of professional services (such as counsel, accountants and contractors) to NERA. During the nine months ended September 30, 2015 and 2014, approximately $719,000 and $630,000, was charged to NERA for legal, accounting, construction, maintenance, rental and architectural services and supervision of capital improvements. Of the 2015 expenses referred to above, approximately $336,000 consisted of repairs and maintenance, and $257,000 of administrative expense. Approximately $126,000 of expenses for construction, architectural services and supervision of capital projects were capitalized in rental properties. Additionally in 2015, the Hamilton Company received approximately $632,000 from the Investment Properties of which approximately $507,000 was the management fee, approximately $79,000 was for maintenance services, approximately $31,000 was for administrative services and $15,000 for architectural services and supervision of capital projects. The management fee is equal to 4% of gross receipts rental income on the majority of investment properties and 2% on Dexter Park.

 

The Partnership reimburses the management company for the payroll and related expenses of the employees who work at the properties. Total reimbursement was approximately $2,145,000 and $2,385,000 for the nine months ended September 30, 2015 and 2014, respectively. The Management Company maintains a 401K plan for all eligible employees whereby the employees may contribute the maximum allowed by law. The plan also provides for discretionary contributions by the employer. There were no employer contributions during 2015 and 2014.

 

Bookkeeping and accounting functions are provided by the Management Company’s accounting staff, which consists of approximately 14 people. During the nine months ended September 30, 2015 and 2014, the Management Company charged the Partnership $93,750 ($125,000 per year) for bookkeeping and accounting services included in administrative expenses above.

 

The President of the Management Company performs asset management consulting services and receives an asset management fee from the Partnership. The Partnership does not have a written agreement with this individual. During the nine months ended September 30, 2015 and 2014 this individual received fees of $56,250.

 

The Partnership has invested in nine limited partnerships, which have invested in mixed use residential apartment complexes. The Partnership has a 40% to 50% ownership interest in each investment property. The other investors are Harold Brown, the President of the Management Company and five other employees of the Management

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Company. Harold Brown’s ownership interest is between 43.2% and 57%. See Note 14 for a description of the properties and their operations.

 

See Note 8 for information regarding the repurchase of Class B and General Partnership Units.

 

NOTE 4. OTHER ASSETS

 

Approximately $2,218,000, and $2,090,000 of security deposits are included in prepaid expenses and other assets at September 30, 2015 and December 31, 2014, respectively. The security deposits and escrow accounts are restricted cash.

 

Included in prepaid expenses and other assets at September 30, 2015 and December 31, 2014 is approximately $863,000 and $253,000, respectively, held in escrow to fund future capital improvements. As of September 30, 2015, approximately $551,000 of the replacement reserve was related to the fire damage at Westgate Apartments. The reserve will be refunded when the repairs are complete.

 

Intangible assets on the acquisitions of Hamilton Green and the Residence at Captain Parkers are included in prepaid expenses and other assets.  Intangible assets are approximately $512,000 net of accumulated amortization of approximately $1,745,000 and approximately $49,000 net of accumulated amortization of approximately $1,703,000 at September 30, 2015 and December 31, 2014, respectively.

 

Financing fees of approximately $1,571,000 and $1,736,000 are net of accumulated amortization of approximately $778,000 and $613,000 at September 30, 2015 and December 31, 2014 respectively.

 

 

NOTE 5. MORTGAGE NOTES PAYABLE

 

At September 30, 2015 and December 31, 2014, the mortgages payable consisted of various loans, all of which were secured by first mortgages on properties referred to in Note 2. At September 30, 2015, the interest rates on these loans ranged from  3.76% to 5.97%, payable in monthly installments aggregating approximately $808,000 including principal, to various dates through 2029. The majority of the mortgages are subject to prepayment penalties. At September 30, 2015, the weighted average interest rate on the above mortgages was 4.81%. The effective rate of 4.92% includes the amortization expense of deferred financing costs. See Note 12 for fair value information. The Partnership’s mortgage debt and the mortgage debt of its unconsolidated joint ventures generally is non-recourse except for customary exceptions pertaining to misuse of funds and material misrepresentations.

 

The Partnership has pledged tenant leases as additional collateral for certain of these loans.

 

Approximate annual maturities at September 30, 2015 are as follows:

 

 

 

 

 

 

2015—current maturities

    

$

726,000

 

2016

 

 

1,821,000

 

2017

 

 

7,840,000

 

2018

 

 

1,921,000

 

2019

 

 

4,337,000

 

Thereafter

 

 

179,328,000

 

 

 

$

195,973,000

 

 

In February 2014, the Partnership paid off the mortgages on Linewt in the amount of approximately $1,466,000 and Linhart in the amount of approximately $1,926,000. There were no prepayment penalties. The Partnership’s cash reserves were used to pay off these mortgages.

 

On June 11, 2014, the Partnership refinanced the property owned by NERA Dean Street Associates, LLC.  The new mortgage is $5,687,000; the interest rate is 4.22%, interest only payable in 10 years. Approximately $5,077,000 of the loan proceeds were used to pay off the existing mortgage. The mortgage matures in June 2024. The costs associated with the refinancing were approximately $89,000.

 

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On July 11, 2014, the Partnership refinanced the property owned by Westgate Apartments Burlington, LLC.  The new mortgage is $2,500,000; the interest rate is 4.31%; interest only, payable in 10 years.  Approximately $2,010,000 of loan proceeds were used to pay off the existing mortgage. The mortgage matures in August, 2024. The costs associated with the refinancing were approximately $75,000.

 

Line of Credit

On July 31, 2014, the Partnership entered into an agreement for a $25,000,000 revolving line of credit.  The term of the line is three years with a floating interest rate equal to a base rate of the greater of (a) the Prime Rate (b) the Federal Funds Rate plus one-half of one percent per annum, or (c) the LIBOR Rate for a period of one month plus 1% per annum, plus the  applicable margin of 2.5% . The costs associated with the line of credit were approximately $125,000. As of September 30, 2015, the credit line had a balance of $25,000,000. The interest rate on the line of credit at September 30, 2015 is 3.875%.

On September 15, 2015, the Partnership, in connection with the purchase of the Residence at Captain Parker Apartments, used the entire line of credit, along with cash reserve, to purchase the property. (See Note 2: Rental Properties, for the details of the transaction.)

The line of credit may be used for acquisition, refinancing, improvements, working capital and other needs of the Partnership. The line may not be used to pay distributions, make distributions or acquire equity interests of the Partnership.

The line of credit is collateralized by varying percentages of the Partnership’s ownership interest in 23 of its subsidiary properties and joint ventures. Pledged interests range from 49% to 100% of the Partnership’s ownership interest in the respective entities.

The Partnership paid fees to secure the line of credit. Any unused balance of the line of credit is subject to a fee ranging from 15 to 20 basis points per annum. The Partnership paid approximately $36,000 for the nine months ended September 30, 2015.

The line of credit agreement has several covenants, such as providing cash flow projections and compliance certificates, as well as other financial information. The covenants include, but are not limited to the following: maintain a leverage ratio that does not exceed 65%;  aggregate increase in indebtedness of the subsidiaries and joint ventures should not exceed $15,000,000;  maintain a tangible net worth (as defined in the agreement) of a minimum of $150,000,000; a minimum ratio of net operating income to total indebtedness of at least 9.5%; debt service coverage ratio of at least 1.6 to 1, as well as other items.

 The Partnership is in compliance with these covenants as of September 30, 2015.

 

   NOTE 6. ADVANCE RENTAL PAYMENTS AND SECURITY DEPOSITS

 

The Partnership’s residential lease agreements may require tenants to maintain a one-month advance rental payment and/or a security deposit. At September 30, 2015, amounts received for prepaid rents of approximately $1,694,000 are included in cash and cash equivalents, and security deposits of approximately $2,218,000 are included in prepaid expenses and other assets and are restricted cash.

 

 

NOTE 7. PARTNERS’ CAPITAL

 

The Partnership has two classes of Limited Partners (Class A and B) and one category of General Partner. Under the terms of the Partnership Agreement, distributions to holders of Class B Units and General Partnership Units must represent 19% and 1%, respectively, of the total units outstanding. All classes have equal profit sharing and distribution rights, in proportion to their ownership interests.

 

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In 2015, the Partnership paid quarterly distributions of $7.50 per unit  ( $0.25 per receipt) on March 31, June 30, and September 30, 2015.

 

In 2014, the Partnership paid quarterly distributions of $7.50 per unit ( $0.25 per receipt) in March, June, September, and December for a total distribution of $30.00 per unit ( $1.00 per receipt) each year.

 

The Partnership has entered into a deposit agreement with an agent to facilitate public trading of limited partners’ interests in Class A Units. Under the terms of this agreement, the holders of Class A Units have the right to exchange each Class A Unit for 30 Depositary Receipts. The following is information per Depositary Receipt:

 

 

 

 

 

 

 

 

 

 

 

 

Nine Months Ended

 

 

 

 

September 30,

 

 

 

    

2015

    

2014

 

 

Net Income per Depositary Receipt

 

$

0.68

 

$

0.11

 

 

Distributions per Depositary Receipt

 

$

0.75

 

$

0.75

 

 

 

 

 

NOTE 8. TREASURY UNITS

 

Treasury Units at September 30, 2015 are as follows:

 

 

 

 

 

Class A

    

43,398

 

Class B

 

10,308

 

General Partnership

 

543

 

 

 

54,249

 

 

On August 20, 2007, NewReal, Inc., the General Partner authorized an equity repurchase program (“Repurchase Program”) under which the Partnership was permitted to purchase, over a period of twelve months, up to 300,000 Depositary Receipts (each of which is one-tenth of a Class A Unit). On January 15, 2008, the General Partner authorized an increase in the Repurchase Program from 300,000 to 600,000 Depositary Receipts. On January 30, 2008 the General Partner authorized an increase the Repurchase Program from 600,000 to 900,000 Depositary Receipts. On March 6, 2008, the General Partner authorized the increase in the total number of Depositary Receipts that could be repurchased pursuant to the Repurchase Program from 900,000 to 1,500,000. On August 8, 2008, the General Partner re- authorized and renewed the Repurchase Program for an additional 12-month period ended August 19, 2009. On March 22, 2010, the General Partner re-authorized and renewed the Repurchase Program that expired on August 19, 2009. Under the terms of the renewed Repurchase Program, the Partnership may purchase up to 1,500,000 Depositary Receipts from the start of the program in 2007 through March 31, 2015. On March 10, 2015, the General Partner authorized an increase in the Repurchase Program from 1,500,000 to 2,000,000 Depository Receipts and extended the Program for an additional five years from March 31, 2015 until March 31, 2020. The Repurchase Program requires the Partnership to repurchase a proportionate number of Class B Units and General Partner Units in connection with any repurchases of any Depositary Receipts by the Partnership based upon the 80%,  19% and 1% fixed distribution percentages of the holders of the Class A, Class B and General Partner Units under the Partnership’s Second Amended and Restate Contract of Limited Partnership. Repurchases of Depositary Receipts or Partnership Units pursuant to the Repurchase Program may be made by the Partnership from time to time in its sole discretion in open market transactions or in privately negotiated transactions. From August 20, 2007 through September 30, 2015, the Partnership has repurchased 1,327,153 Depositary Receipts at an average price of $26.37 per receipt (or $791.10 per underlying Class A Unit), 2,770 Class B Units and 146 General Partnership Units, both at an average price of $851.67 per Unit, totaling approximately $37,682,000 including brokerage fees paid by the Partnership.

 

During the nine months ended September 30, 2015, the Partnership purchased a total of 40,237 Depositary Receipts. The average price was $49.47 per receipt or $1,484.10 per unit. The total cost including commission was $2,018,329. The Partnership was required to repurchase 319 Class B Units and 17 General Partnership units at a cost of $472,845 and $24,887 respectively.

 

From October 1, 2015 through November 3, 2015, the Partnership purchased a total of 10,420 Depositary Receipts. The average price was $49.55 per receipt or $1,486.50 per unit. The total cost was $524,967. The Partnership is required to repurchase 82.5 Class B Units and 4.3 General Partnership Units at a cost of $122,624 and $6,454 respectively. 

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NOTE 9. COMMITMENTS AND CONTINGENCIES

 

From time to time, the Partnership is involved in various ordinary routine litigation incidental to its business. The Partnership either has insurance coverage or provides for any uninsured claims when appropriate. The Partnership is not involved in any material pending legal proceedings.

 

On June 9, 2015, a fire broke out at 12 Westgate Drive apartment complex in Woburn, MA, resulting in approximately 10 apartments being damaged which will remain unoccupied for an extended period. The Partnership has insurance coverage on both repairs and rental loss for the extended period until the apartments are available for rent, and has received approximately $591,000 from the insurance company to date, leaving an estimated insurance recovery receivable of approximately $361,000 at September 30, 2015, which is included in the insurance recovery receivable of $412,502 on the balance sheet.

 

NOTE 10. RENTAL INCOME

 

During the nine months ended September 30, 2015, approximately 92% of rental income was related to residential apartments and condominium units with leases of one year or less. The majority of these leases expire in June, July and August. Approximately 8% was related to commercial properties, which have minimum future annual rental income on non-cancellable operating leases at September 30, 2015 as follows:

 

 

 

 

 

 

 

    

Commercial

 

 

 

Property Leases

 

2016

 

$

2,811,000

 

2017

 

 

2,285,000

 

2018

 

 

2,003,000

 

2019

 

 

1,574,000

 

2020

 

 

936,000

 

Thereafter

 

 

997,000

 

 

 

$

10,606,000

 

 

The aggregate minimum future rental income does not include contingent rentals that may be received under various leases in connection with common area charges and real estate taxes. Aggregate contingent rentals from continuing operations were approximately $521,000 and $532,000 for the nine months ended September 30, 2015 and 2014 respectively. Staples and Trader Joes, tenants at Staples Plaza, are approximately 27% of the total commercial rental income.

 

The following information is provided for commercial leases:

 

 

 

 

 

 

 

 

 

 

 

 

 

    

Annual base

    

 

    

 

    

Percentage of

 

 

 

rent for

 

Total square feet

 

Total number of

 

annual base rent for

 

Throguh September 30,

 

expiring leases

 

for expiring leases

 

leases expiring

 

expiring leases

 

2016

 

$

123,679

 

6,646

 

8

 

4

%

2017

 

 

576,040

 

20,023

 

9

 

20

%

2018

 

 

402,653

 

12,357

 

8

 

14

%

2019

 

 

650,019

 

23,321

 

10

 

22

%

2020

 

 

335,312

 

9,651

 

5

 

12

%

2021

 

 

647,765

 

31,274

 

3

 

23

%

2022

 

 

 —

 

 —

 

 —

 

 —

%

2023

 

 

 

 

 —

 

 —

 

 —

%

2024

 

 

157,443

 

4,771

 

1

 

5

%

2025

 

 

 

 

 —

 

 —

 

 —

%

Totals

 

$

2,892,911

 

108,043

 

44

 

100

%

 

Rents receivable are net of an allowance for doubtful accounts of approximately $524,000 and $366,000 at September 30, 2015 and December 31, 2014. Included in rents receivable at September 30, 2015 is approximately $157,000 resulting from recognizing rental income from non-cancelable commercial leases with future rental increases

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on a straight-line basis. The majority of this amount is for long-term leases with Staples and Trader Joe’s at Staples Plaza in Framingham, Massachusetts.

 

Rents receivable at September 30, 2015 also includes approximately $111,000 representing the deferral of rental concession primarily related to the residential properties.

 

For the nine months ended September 30, 2015 rent at the commercial properties includes approximately $1,600 of amortization of deferred rents arising from the fair values assigned to in-place leases upon the purchase of Cypress Street in Brookline, Massachusetts.

 

NOTE 11. CASH FLOW INFORMATION

 

During the nine months ended September 30, 2015 and 2014, cash paid for interest was approximately $7,214,000, and $6,444,000 respectively.  Cash paid for state income taxes was approximately $19,000 and $50,000 during the nine months ended September 30, 2015 and 2014 respectively. At September 30, 2015, the Partnership was involved in a non-cash financing activity of $25,000,000 in connection with the purchase of the Residence at Captain Parkers.

 

NOTE 12. FAIR VALUE MEASUREMENTS

 

Fair Value Measurements on a Recurring Basis

 

At September 30, 2015 and December 31, 2014, we do not have any significant financial assets or financial liabilities that are measured at fair value on a recurring basis in our consolidated financial statements.

 

Financial Assets and Liabilities not Measured at Fair Value

 

At September 30, 2015 and December 31, 2014 the carrying amounts of certain of our financial instruments, including cash and cash equivalents, accounts receivable, and note payable, accounts payable and accrued expenses were representative of their fair values due to the short-term nature of these instruments or, the recent acquisition of these items.

 

At September 30, 2015 and December 31, 2014, we estimated the fair value of our mortgages payable and other notes based upon quoted market prices for the same (Level 1) or similar (Level 2) issues when current quoted market prices are available. We estimated the fair value of our secured mortgage debt that does not have current quoted market prices available by discounting the future cash flows using rates currently available to us for debt with similar terms and maturities (Level 3). The differences in the fair value of our debt from the carrying value are the result of differences in interest rates and/or borrowing spreads that were available to us at September 30, 2015 and December 31, 2014, as compared with those in effect when the debt was issued or acquired. The secured mortgage debt contain pre-payment penalties or yield maintenance provisions that could make the cost of refinancing the debt at lower rates exceed the benefit that would be derived from doing so.

 

             At September 30, 2015, the Partnership has a line of credit outstanding in the amount of $25,000,000, which represents its fair market value.

 

 

The following methods and assumptions were used by the Partnership in estimating the fair value of its financial instruments:

 

·

For cash and cash equivalents, accounts receivable, other assets, investment in partnerships, accounts payable, advance rents and security deposits: fair value approximates the carrying value of such assets and liabilities.

 

·

For mortgage notes payable: fair value is generally based on estimated future cash flows, which are discounted using the quoted market rate from an independent source for similar obligations. Refer to the table below for the carrying amount and estimated fair value of such instruments.

 

 

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The following table reflects the carrying amounts and estimated fair value of our debt.

 

 

 

 

 

 

 

 

 

 

    

Carrying Amount

    

Estimated Fair Value

 

Mortgage Notes Payable

 

 

 

 

 

 

 

Partnership Properties

 

 

 

 

 

 

 

At September 30, 2015

 

$

195,972,822

 

$

210,451,015

 

At December 31, 2014 

 

$

196,071,540

 

$

210,691,170

 

Investment Properties

 

 

 

 

 

 

 

At September 30, 2015

 

$

136,654,784

 

$

145,961,955

 

At December 31, 2014

 

$

137,910,870

 

$

147,843,221

 

 

Disclosure about fair value of financial instruments is based on pertinent information available to management as of September 30, 2015 and December 31, 2014. Although management is not aware of any factors that would significantly affect the fair value amounts, such amounts have not been comprehensively revalued for purposes of these financial statements since September 30, 2015 and current estimates of fair value may differ significantly from the amounts presented herein.

 

NOTE 13. TAXABLE INCOME AND TAX BASIS

 

Taxable income reportable by the Partnership and includable in its partners’ tax returns is different than financial statement income because of tax free exchanges, accelerated depreciation, different tax lives, and timing differences related to prepaid rents, allowances and intangible assets at significant acquisitions. Taxable loss of approximately $2,100,000 was approximately $3,100,000 less than statement income for the year ended December 31, 2014. The primary reason for the difference is due to accelerated depreciation, tax free exchange and other differences in the treatment of certain expenditures. The cumulative tax basis of the Partnership’s real estate at December 31, 2014 is approximately $5,000,000 less than the statement basis. The primary reasons for the lower tax basis are tax free exchanges, and accelerated depreciation. The Partnership’s tax basis in its joint venture investments is approximately $1,300,000 less than statement basis because of accelerated depreciation.

 

Certain entities included in the Partnership’s consolidated financial statements are subject to certain state taxes. These taxes are not significant and are recorded as operating expenses in the accompanying consolidates financial statements.

 

Allowable accelerated depreciation deductions expired in 2014. This may result in higher taxable income in future years. Future tax law changes may significantly affect taxable income.

 

The Partnership adopted the amended provisions related to uncertain tax provisions of ASC 740, Income Taxes. As a result of the implementation of the guidance, The Partnership recognized no material adjustment regarding its tax accounting treatment. The Partnership expects to recognize interest and penalties related to uncertain tax positions, if any, as income tax expense, which would be included in general and administrative expense.

 

In the normal course of business the Partnership or one of its subsidiaries is subject to examination by federal, state and local jurisdictions in which it operates, where applicable. As of September 30, 2015, the tax years that remain subject to examination by the major tax jurisdictions under the statute of limitations are from the year 2009 forward.

 

NOTE 14. INVESTMENT IN UNCONSOLIDATED JOINT VENTURES

 

Since November 2001, the Partnership has invested in nine limited partnerships and limited liability companies, the majority of which have invested in residential apartment complexes, with three partnerships investing in commercial property. The Partnership has between a 40%-50% ownership interest in each investment. The other investors are Harold Brown, the President of the Management Company and five other employees of the Management Company. Harold Brown’s ownership interest is between 43.2% and 57%, with the balance owned by the others. A description of each investment is as follows:

 

On October 28, 2009 the Partnership invested approximately $15,925,000 in a joint venture to acquire a 40% interest in a residential property located in Brookline, Massachusetts. The property, referred to as Dexter Park, is a 409 unit residential complex. The purchase price was $129,500,000. The total mortgage was $89,914,000 with an interest rate of 5.57% and it matures in 2019. The mortgage calls for interest only payments for the first two years of the loan and

18


 

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amortized over 30 years thereafter. The balance of this mortgage is approximately $85,248,000 at September 30, 2015. This investment, Hamilton Park Towers, LLC is referred to as Dexter Park.

 

On October 3, 2005, the Partnership invested $2,500,000 for a 50% ownership interest in a 168-unit apartment complex in Quincy, Massachusetts. The purchase price was $30,875,000. The Partnership sold 120 units as condominiums and retained 48 units for long-term investment. In February 2007, the Partnership refinanced the 48 units with a new mortgage in the amount of $4,750,000 with an interest rate of 5.57%, interest only for five years. The loan will be amortized over 30 years thereafter and matures in March 2017. As of September 30, 2015, the balance of the mortgage is approximately $4,522,000. This investment is referred to as Hamilton Bay Apartments, LLC. In April 2008, the Partnership refinanced an additional 20 units and obtained a new mortgage in the amount of $2,368,000 with interest at 5.75%, interest only, which matured in 2013. On October 18, 2013, the Partnership and its joint venture partner each made capital contributions to the entity of $660,000. The capital was used to pay off the outstanding mortgage. As of November 1, 2015, 6 units are still owned by the Partnership. This investment is referred to as Hamilton Bay, LLC.

 

             On March 7, 2005, the Partnership invested $2,000,000 for a 50% ownership interest in a building comprising 48 apartments, one commercial space and a 50-car surface parking lot located in Boston, Massachusetts. The purchase price was $14,300,000, with a $10,750,000 mortgage. The Partnership planned to operate the building and initiate development of the parking lot. In June 2007, the Partnership separated the parcels, formed an additional limited liability company for the residential apartments and obtained a mortgage on the property. The new limited liability company formed for the residential apartments and commercial space is referred to as Hamilton Essex 81, LLC. In August 2008, the Partnership restructured the mortgages on both parcels at Essex 81 and transferred the residential apartments to Hamilton Essex 81, LLC. On September 28, 2015, Hamilton Essex Development, LLC paid off the outstanding mortgage balance of $1,952,286.  The Partnership made a capital contribution of $978,193 to Hamilton Essex Development LLC for its share of the funds required for the transaction.  Additionally, the Partnership made a capital contribution of $100,000 to Hamilton Essex 81, LLC.  On September 30, 2015, Hamilton Essex 81, LLC obtained a new 10 year mortgage in the amount of $10,000,000, interest only at 2.18% plus the one month Libor rate.  The proceeds of the note were used to pay off the existing mortgage of $8,040,719 and the Partnership received a distribution of $978,193 for its share of the excess proceeds. As a result of the distribution, the carrying value of the investment fell below zero. The Partnership will continue to account for this investment using the equity method of accounting. Although the Partnership has no legal obligation, the Partnership intends to fund its share of any future operating deficits if needed. The investment in the parking lot is referred to as Hamilton Essex Development, LLC; the investment in the apartments is referred to as Hamilton Essex 81, LLC.

.      

 

On March 2, 2005, the Partnership invested $2,352,000 for a 50% ownership interest in a 176-unit apartment complex with an additional small commercial building located in Quincy, Massachusetts. The purchase price was $23,750,000. The Partnership sold 127 of the units as condominiums and retained 49 units for long-term investment. The Partnership obtained a new 10-year mortgage in the amount of $5,000,000 on the units to be retained by the Partnership. The interest on the new loan is 5.67% fixed for the 10 year term with interest only payments for five years and amortized over a 30 year period for the balance of the loan term. The balance of this mortgage is approximately $4,752,000 at September 30, 2015. This investment is referred to as Hamilton 1025, LLC.

 

In September 2004, the Partnership invested approximately $5,075,000 for a 50% ownership interest in a 42-unit apartment complex located in Lexington, Massachusetts. The purchase price was $10,100,000. In October 2004, the Partnership obtained a mortgage on the property in the amount of $8,025,000 and returned $3,775,000 to the Partnership. The Partnership obtained a new 10- year mortgage in the amount of $5,500,000 in January 2007. The interest on the new loan is 5.67% fixed for the ten year term with interest only payments for five years and amortized over a 30 year period for the balance of the loan. This loan required a cash contribution by the Partnership of $1,250,000 in December 2006. At September 30, 2015, the balance of this mortgage is approximately $5,233,000. This investment is referred to as Hamilton Minuteman, LLC.

In August 2004, the Partnership invested $8,000,000 for a 50% ownership interest in a 280-unit apartment complex located in Watertown, Massachusetts. The total purchase price was $56,000,000.  The Partnership sold 137 units as condominiums. The assets were combined with Hamilton on Main Apartments. Hamilton on Main, LLC is known as Hamilton Place.

In 2005, Hamilton on Main Apartments, LLC obtained a ten year mortgage on the three buildings to be retained. The mortgage was $16,825,000, with interest only of 5.18% for three years and amortizing on a 30 year

19


 

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schedule for the remaining seven years when the balance is due. The net proceeds after funding escrow accounts and closing costs on the mortgage were approximately $16,700,000, which were used to reduce the existing mortgage. In August 2014, the property was refinanced with a 10 year mortgage in the amount of $16,900,000 at 4.34% interest only.  The Joint Venture Partnership paid off the prior mortgage of approximately $15,205,000 with the proceeds of the new mortgage and distributed $850,000 to the Partnership. The costs associated with the refinancing were approximately $161,000.

In November 2001, the Partnership invested approximately $1,533,000 for a 50% ownership interest in a 40-unit apartment building in Cambridge, Massachusetts. In June 2013, the property was refinanced with a 15 year mortgage in the amount of $10,000,000 at 3.87%, interest only for 3 years and is amortized on a 30-year schedule for the balance of the term. The Partnership paid off the prior mortgage of approximately $6,776,000 with the proceeds of the new mortgage. After the refinancing, the property made a distribution of $1,610,000 to the Partnership. As a result of the distribution, the carrying value of the investment fell below zero. The Partnership will continue to account for this investment using the equity method of accounting. Although the Partnership has no legal obligation, the Partnership intends to fund its share of any future operating deficits if needed. This investment is referred to as 345 Franklin, LLC.

 

 

20


 

Table of Contents 

Summary financial information as of September 30, 2015

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

Hamilton

    

 

 

    

 

 

    

 

 

    

 

 

    

Hamilton

    

Hamilton

    

 

 

    

 

 

 

 

 

Hamilton

 

Essex

 

345

 

Hamilton

 

Hamilton

 

Hamilton

 

Minuteman

 

on Main

 

Dexter

 

 

 

 

 

 

Essex 81

 

Development

 

Franklin

 

1025

 

Bay Sales

 

Bay Apts

 

Apts

 

Apts

 

Park

 

Total

 

ASSETS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Properties

 

$

8,511,004

 

$

2,619,374

 

$

6,859,314

 

$

4,997,692

 

$

672,579

 

$

6,212,058

 

$

6,371,641

 

$

18,785,662

 

$

94,934,158

 

$

149,963,482

 

Cash & Cash Equivalents

 

 

73,595

 

 

81,236

 

 

79,265

 

 

1,029

 

 

8,171

 

 

3,998

 

 

60,545

 

 

216,613

 

 

1,023,237

 

 

1,547,689

 

Rent Receivable

 

 

40,921

 

 

 —

 

 

8,582

 

 

4,272

 

 

100

 

 

2,820

 

 

692

 

 

12,320

 

 

70,167

 

 

139,874

 

Real Estate Tax Escrow

 

 

104,165

 

 

 —

 

 

42,400

 

 

75,984

 

 

 —

 

 

55,215

 

 

39,403

 

 

91,842

 

 

242,660

 

 

651,669

 

Prepaid Expenses & Other Assets

 

 

121,531

 

 

903

 

 

45,606

 

 

55,877

 

 

211,856

 

 

60,886

 

 

39,742

 

 

84,849

 

 

1,851,560

 

 

2,472,810

 

Financing & Leasing Fees

 

 

137,891

 

 

 —

 

 

84,896

 

 

5,824

 

 

 —

 

 

8,748

 

 

5,036

 

 

143,124

 

 

237,485

 

 

623,004

 

Total Assets

 

$

8,989,107

 

$

2,701,513

 

$

7,120,063

 

$

5,140,678

 

$

892,706

 

$

6,343,725

 

$

6,517,059

 

$

19,334,410

 

$

98,359,267

 

$

155,398,528

 

LIABILITIES AND PARTNERS’ CAPITAL

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mortgage Notes Payable

 

$

10,000,000

 

$

0

 

$

10,000,000

 

$

4,752,073

 

$

 —

 

$

4,521,596

 

$

5,233,407

 

$

16,900,000

 

$

85,247,708

 

$

136,654,784

 

Accounts Payable & Accrued Expense

 

 

60,815

 

 

1,133

 

 

83,754

 

 

21,998

 

 

23,055

 

 

6,934

 

 

59,805

 

 

207,573

 

 

754,434

 

 

1,219,501

 

Advance Rental Pmts & Security Deposits

 

 

185,386

 

 

 —

 

 

203,378

 

 

95,656

 

 

5,695

 

 

86,897

 

 

107,428

 

 

314,676

 

 

2,349,098

 

 

3,348,214

 

Total Liabilities

 

 

10,246,201

 

 

1,133

 

 

10,287,132

 

 

4,869,727

 

 

28,750

 

 

4,615,427

 

 

5,400,640

 

 

17,422,249

 

 

88,351,240

 

 

141,222,499

 

Partners’ Capital

 

 

(1,257,094)

 

 

2,700,380

 

 

(3,167,069)

 

 

270,951

 

 

863,956

 

 

1,728,298

 

 

1,116,419

 

 

1,912,161

 

 

10,008,027

 

 

14,176,029

 

Total Liabilities and Capital

 

$

8,989,107

 

$

2,701,513

 

$

7,120,063

 

$

5,140,678

 

$

892,706

 

$

6,343,725

 

$

6,517,059

 

$

19,334,410

 

$

98,359,267

 

$

155,398,528

 

Partners’ Capital %—NERA

 

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

40

%  

 

 

 

Investment in Unconsolidated Joint Ventures

 

$

 —

 

$

1,350,190

 

$

 —

 

$

135,475

 

$

431,978

 

$

864,149

 

$

558,209

 

$

956,081

 

$

4,003,209

 

 

8,299,289

 

Distribution and Loss in Excess of investments in Unconsolidated Joint Ventures

 

$

(628,547)

 

$

 —

 

$

(1,583,534)

 

$

 —

 

$

 —

 

$

 —

 

$

 —

 

$

 —

 

$

 —

 

 

(2,212,081)

 

Total Investment in Unconsolidated Joint Ventures (Net)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

6,087,208

 

Total units/condominiums

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Apartments

 

 

48

 

 

 —

 

 

40

 

 

175

 

 

120

 

 

48

 

 

42

 

 

148

 

 

409

 

 

1,030

 

Commercial

 

 

1

 

 

1

 

 

 —

 

 

1

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

3

 

Total

 

 

49

 

 

1

 

 

40

 

 

176

 

 

120

 

 

48

 

 

42

 

 

148

 

 

409

 

 

1,033

 

Units to be retained

 

 

49

 

 

1

 

 

40

 

 

49

 

 

 —

 

 

48

 

 

42

 

 

148

 

 

409

 

 

786

 

Units to be sold

 

 

 —

 

 

 —

 

 

 —

 

 

127

 

 

120

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

247

 

Units sold through November 1, 2015

 

 

 —

 

 

 —

 

 

 —

 

 

127

 

 

114

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

241

 

Unsold units

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

6

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

6

 

Unsold units with deposits for future sale as of November 1, 2015

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

1

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

21


 

Table of Contents 

Financial information for the nine months ended September 30, 2015

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

Hamilton

    

 

 

    

 

 

    

 

 

    

 

 

    

Hamilton

    

Hamilton

    

 

 

    

 

 

 

 

 

Hamilton

 

Essex

 

345

 

Hamilton

 

Hamilton

 

Hamilton

 

Minuteman

 

on Main

 

Dexter

 

 

 

 

 

 

Essex 81

 

Development

 

Franklin

 

1025

 

Bay Sales

 

Bay Apts

 

Apts

 

Apts

 

Park

 

Total

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Income

 

$

1,090,071

 

$

217,568

 

$

1,033,115

 

$

713,771

 

$

78,548

 

$

733,978

 

$

699,019

 

$

2,305,464

 

$

10,650,223

 

$

17,521,757

 

Laundry and Sundry Income

 

 

10,114

 

 

 —

 

 

323

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

33,335

 

 

67,439

 

 

111,211

 

 

 

 

1,100,185

 

 

217,568

 

 

1,033,438

 

 

713,771

 

 

78,548

 

 

733,978

 

 

699,019

 

 

2,338,799

 

 

10,717,662

 

 

17,632,968

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

17,087

 

 

1,434

 

 

25,912

 

 

5,500

 

 

6,537

 

 

5,507

 

 

3,724

 

 

32,349

 

 

181,425

 

 

279,475

 

Depreciation and Amortization

 

 

356,925

 

 

7,761

 

 

281,390

 

 

180,630

 

 

26,961

 

 

239,898

 

 

246,675

 

 

726,876

 

 

2,452,629

 

 

4,519,745

 

Management Fees

 

 

46,666

 

 

8,714

 

 

42,971

 

 

28,273

 

 

3,143

 

 

28,914

 

 

28,974

 

 

91,870

 

 

227,847

 

 

507,372

 

Operating

 

 

81,724

 

 

 —

 

 

67,241

 

 

531

 

 

476

 

 

917

 

 

64,428

 

 

296,685

 

 

971,545

 

 

1,483,547

 

Renting

 

 

8,906

 

 

 —

 

 

12,649

 

 

 —

 

 

 —

 

 

2,350

 

 

6,623

 

 

5,701

 

 

72,373

 

 

108,602

 

Repairs and Maintenance

 

 

110,815

 

 

200

 

 

45,950

 

 

235,033

 

 

34,914

 

 

273,982

 

 

56,628

 

 

297,165

 

 

930,398

 

 

1,985,085

 

Taxes and Insurance

 

 

161,702

 

 

39,503

 

 

89,750

 

 

126,255

 

 

16,415

 

 

115,086

 

 

92,943

 

 

253,816

 

 

1,141,731

 

 

2,037,201

 

 

 

 

783,825

 

 

57,612

 

 

565,863

 

 

576,222

 

 

88,446

 

 

666,654

 

 

499,995

 

 

1,704,462

 

 

5,977,948

 

 

10,921,027

 

Income Before Other Income

 

 

316,360

 

 

159,956

 

 

467,575

 

 

137,549

 

 

(9,898)

 

 

67,324

 

 

199,024

 

 

634,337

 

 

4,739,714

 

 

6,711,941

 

Other Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest Expense

 

 

(337,847)

 

 

(40,644)

 

 

(293,906)

 

 

(206,872)

 

 

(268)

 

 

(194,411)

 

 

(228,380)

 

 

(563,622)

 

 

(3,656,573)

 

 

(5,522,523)

 

Interest Income

 

 

 —

 

 

 —

 

 

 —

 

 

11

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

11

 

Interest Income from Note

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

96

 

 

 —

 

 

96

 

Gain on Sale of Real Estate

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

76,523

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

76,523

 

 

 

 

(337,847)

 

 

(40,644)

 

 

(293,906)

 

 

(206,861)

 

 

76,255

 

 

(194,411)

 

 

(228,380)

 

 

(563,526)

 

 

(3,656,573)

 

 

(5,445,893)

 

Net Income (Loss)

 

$

(21,487)

 

$

119,312

 

$

173,669

 

$

(69,312)

 

$

66,357

 

$

(127,087)

 

$

(29,356)

 

$

70,811

 

$

1,083,141

 

$

1,266,048

 

Net Income (Loss)—NERA 50%

    

$

(10,744)

 

$

59,656

 

$

86,835

 

$

(34,656)

 

$

33,179

 

$

(63,544)

 

$

(14,678)

 

$

35,406

 

 

 

 

 

91,454

 

Net Income (Loss)—NERA 40%

    

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

433,256

 

 

433,256

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

524,710

 

 

22


 

Table of Contents 

Financial information for the three months ended September 30, 2015

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

Hamilton

    

Hamilton

    

 

 

    

 

 

 

 

 

Hamilton

 

Hamilton Essex

 

345

 

Hamilton

 

Hamilton

 

Hamilton

 

 Minuteman

 

on Main

 

Dexter

 

 

 

 

 

 

Essex 81

 

Development

 

Franklin

 

1025

 

Bay Sales

 

Bay Apts

 

Apts

 

Apts

 

Park

 

Total

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Income

 

$

368,163

 

$

72,523

 

$

354,840

 

$

236,343

 

$

19,080

 

$

246,892

 

$

231,545

 

$

781,336

 

$

3,588,943

 

$

5,899,665

 

Laundry and Sundry Income

 

 

7,622

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

10,888

 

 

23,361

 

 

41,871

 

 

 

 

375,785

 

 

72,523

 

 

354,840

 

 

236,343

 

 

19,080

 

 

246,892

 

 

231,545

 

 

792,224

 

 

3,612,304

 

 

5,941,536

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

8,781

 

 

425

 

 

11,531

 

 

2,338

 

 

1,863

 

 

1,883

 

 

1,032

 

 

12,414

 

 

76,791

 

 

117,058

 

Depreciation and Amortization

 

 

132,477

 

 

2,117

 

 

93,804

 

 

60,569

 

 

8,988

 

 

80,607

 

 

83,182

 

 

243,760

 

 

820,856

 

 

1,526,360

 

Management Fees

 

 

14,929

 

 

2,912

 

 

13,731

 

 

9,442

 

 

820

 

 

9,482

 

 

9,529

 

 

30,816

 

 

72,222

 

 

163,883

 

Operating

 

 

22,961

 

 

 —

 

 

16,055

 

 

183

 

 

271

 

 

208

 

 

17,946

 

 

111,793

 

 

241,740

 

 

411,157

 

Renting

 

 

2,185

 

 

 —

 

 

3,544

 

 

 —

 

 

159

 

 

 —

 

 

1,877

 

 

2,300

 

 

39,160

 

 

49,225

 

Repairs and Maintenance

 

 

44,380

 

 

200

 

 

26,888

 

 

79,646

 

 

10,879

 

 

87,765

 

 

23,864

 

 

114,683

 

 

390,221

 

 

778,526

 

Taxes and Insurance

 

 

54,826

 

 

12,659

 

 

29,873

 

 

40,360

 

 

5,479

 

 

38,861

 

 

30,972

 

 

87,515

 

 

407,819

 

 

708,364

 

 

 

 

280,539

 

 

18,313

 

 

195,426

 

 

192,538

 

 

28,459

 

 

218,806

 

 

168,402

 

 

603,281

 

 

2,048,809

 

 

3,754,573

 

Income Before Other Income

 

 

95,246

 

 

54,210

 

 

159,414

 

 

43,805

 

 

(9,379)

 

 

28,086

 

 

63,143

 

 

188,943

 

 

1,563,495

 

 

2,186,963

 

Other Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest Expense

 

 

(100,585)

 

 

(13,472)

 

 

(97,968)

 

 

(69,431)

 

 

(55)

 

 

(65,172)

 

 

(76,823)

 

 

(189,919)

 

 

(1,227,139)

 

 

(1,840,564)

 

Interest Income

 

 

 —

 

 

 —

 

 

 —

 

 

3

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

3

 

Gain on sale of real estate

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

76,648

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

76,648

 

 

 

 

(100,585)

 

 

(13,472)

 

 

(97,968)

 

 

(69,428)

 

 

76,593

 

 

(65,172)

 

 

(76,823)

 

 

(189,919)

 

 

(1,227,139)

 

 

(1,763,913)

 

Net Income (Loss)

 

$

(5,339)

 

$

40,738

 

$

61,446

 

$

(25,623)

 

$

67,214

 

$

(37,086)

 

$

(13,680)

 

$

(976)

 

$

336,356

 

$

423,050

 

Net Income (Loss)—NERA 50%

    

$

(2,670)

 

$

20,369

 

$

30,723

 

$

(12,812)

 

$

33,607

 

$

(18,543)

 

$

(6,840)

 

$

(488)

 

 

 

 

 

43,347

 

Net Income (Loss)—NERA 40%

    

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

134,543

 

 

134,543

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

177,890

 

 

 

23


 

Table of Contents 

Future annual mortgage maturities at September 30,  2015 are as follows:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

 

 

Hamilon

 

345

 

Hamilton

 

Hamilton

 

Hamilton

 

Hamilton on

 

Dexter

 

 

 

 

Period End

 

Essex 81

 

Franklin

 

1025

 

Bay Apts

 

Minuteman

 

Main Apts

 

Park

 

Total

 

9/30/2016

 

$

 —

 

$

42,990

 

$

75,155

 

$

80,330

 

$

82,308

 

$

 —

 

$

1,479,627

 

$

1,760,410

 

9/30/2017

 

 

 —

 

 

180,476

 

 

4,676,918

 

 

4,441,266

 

 

5,151,099

 

 

 —

 

 

1,564,180

 

 

16,013,939

 

9/30/2018

 

 

 —

 

 

189,026

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

1,653,563

 

 

1,842,589

 

9/30/2019

 

 

 —

 

 

196,473

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

1,748,055

 

 

1,944,528

 

9/30/2020

 

 

 —

 

 

204,213

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

78,802,283

 

 

79,006,496

 

Thereafter

 

 

10,000,000

 

 

9,186,822

 

 

 —

 

 

 —

 

 

 —

 

 

16,900,000

 

 

 —

 

 

36,086,822

 

 

 

$

10,000,000

 

$

10,000,000

 

$

4,752,073

 

$

4,521,596

 

$

5,233,407

 

$

16,900,000

 

$

85,247,708

 

$

136,654,784

 

 

At September 30, 2015 the weighted average interest rate on the above mortgages was 5.07%. The effective rate was 5.16% including the amortization expense of deferred financing costs.

 

24


 

Table of Contents 

Summary financial information as of September 30, 2014

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

Hamilton

    

 

 

    

 

 

    

 

 

    

 

 

    

Hamilton

    

Hamilton

    

 

 

    

 

 

 

 

 

Hamilton

 

Essex

 

345

 

Hamilton

 

Hamilton

 

Hamilton

 

Minuteman

 

on Main

 

Dexter

 

 

 

 

 

 

Essex 81

 

Development

 

Franklin

 

1025

 

Bay Sales

 

Bay Apts

 

Apts

 

Apts

 

Park

 

Total

 

ASSETS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Properties

 

$

8,619,846

 

$

2,622,203

 

$

7,230,839

 

$

5,215,054

 

$

1,011,453

 

$

6,473,921

 

$

6,628,931

 

$

19,644,258

 

$

98,343,487

 

$

155,789,992

 

Cash & Cash Equivalents

 

 

28,937

 

 

149,705

 

 

203,001

 

 

7,697

 

 

741,509

 

 

4,188

 

 

111,378

 

 

2,404,047

 

 

1,231,163

 

 

4,881,625

 

Rent Receivable

 

 

17,700

 

 

 —

 

 

1,703

 

 

14,718

 

 

3,049

 

 

1,102

 

 

2,326

 

 

9,845

 

 

149,200

 

 

199,643

 

Real Estate Tax Escrow

 

 

98,555

 

 

 —

 

 

41,934

 

 

71,690

 

 

 —

 

 

43,591

 

 

40,212

 

 

52,130

 

 

356,155

 

 

704,267

 

Prepaid Expenses & Other Assets

 

 

95,311

 

 

895

 

 

50,550

 

 

44,962

 

 

27,327

 

 

44,461

 

 

44,558

 

 

96,377

 

 

1,657,149

 

 

2,061,590

 

Financing & Leasing Fees

 

 

33,515

 

 

7,753

 

 

91,554

 

 

10,849

 

 

 —

 

 

15,110

 

 

9,005

 

 

159,175

 

 

295,874

 

 

622,835

 

Total Assets

 

$

8,893,864

 

$

2,780,556

 

$

7,619,581

 

$

5,364,970

 

$

1,783,338

 

$

6,582,373

 

$

6,836,410

 

$

22,365,832

 

$

102,033,028

 

$

164,259,952

 

LIABILITIES AND PARTNERS’ CAPITAL

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mortgage Notes Payable

 

$

8,140,592

 

$

2,001,159

 

$

10,000,000

 

$

4,823,762

 

$

 —

 

$

4,590,276

 

$

5,311,923

 

$

16,900,000

 

$

86,566,934

 

$

138,334,646

 

Accounts Payable & Accrued Expense

 

 

150,481

 

 

55,616

 

 

172,833

 

 

27,905

 

 

724,100

 

 

16,076

 

 

123,765

 

 

2,142,549

 

 

931,507

 

 

4,344,832

 

Advance Rental Pmts& Security Deposits

 

 

174,103

 

 

 —

 

 

197,412

 

 

103,182

 

 

13,487

 

 

88,756

 

 

95,052

 

 

301,976

 

 

2,205,078

 

 

3,179,046

 

Total Liabilities

 

 

8,465,176

 

 

2,056,775

 

 

10,370,245

 

 

4,954,849

 

 

737,587

 

 

4,695,108

 

 

5,530,740

 

 

19,344,525

 

 

89,703,519

 

 

145,858,524

 

Partners’ Capital

 

 

428,688

 

 

723,781

 

 

(2,750,664)

 

 

410,121

 

 

1,045,751

 

 

1,887,265

 

 

1,305,670

 

 

3,021,307

 

 

12,329,509

 

 

18,401,428

 

Total Liabilities and Capital

 

$

8,893,864

 

$

2,780,556

 

$

7,619,581

 

$

5,364,970

 

$

1,783,338

 

$

6,582,373

 

$

6,836,410

 

$

22,365,832

 

$

102,033,028

 

$

164,259,952

 

Partners’ Capital %—NERA

 

 

50

%

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

50

%  

 

40

%  

 

 

 

Investment in Unconsolidated Joint Ventures

 

$

214,344

 

$

361,891

 

$

 —

 

$

205,061

 

$

522,876

 

$

943,633

 

$

652,833

 

$

1,510,654

 

$

4,931,804

 

$

9,343,093

 

Distribution and Loss in Excess of investments in Unconsolidated Joint Ventures

 

$

 —

 

$

 —

 

$

(1,375,332)

 

$

 —

 

$

 —

 

$

 —

 

$

 —

 

$

 —

 

$

 —

 

 

(1,375,332)

 

Total Investment in Unconsolidated Joint Ventures (Net)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

7,967,761

 

Total units/condominiums

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Apartments

 

 

48

 

 

 —

 

 

40

 

 

175

 

 

120

 

 

48

 

 

42

 

 

148

 

 

409

 

 

1,030

 

Commercial

 

 

1

 

 

1

 

 

 —

 

 

1

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

3

 

Total

 

 

49

 

 

1

 

 

40

 

 

176

 

 

120

 

 

48

 

 

42

 

 

148

 

 

409

 

 

1,033

 

Units to be retained

 

 

49

 

 

1

 

 

40

 

 

49

 

 

0

 

 

48

 

 

42

 

 

148

 

 

409

 

 

786

 

Units to be sold

 

 

 —

 

 

 —

 

 

 —

 

 

127

 

 

120

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

247

 

Units sold through November 1, 2014

 

 

 —

 

 

 —

 

 

 —

 

 

127

 

 

111

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

238

 

Unsold units

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

9

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

9

 

Unsold units with deposits for future sale as of November 1, 2014

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

25


 

Table of Contents 

Financial information for the nine months ended September 30, 2014

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

Hamilton

    

 

 

    

 

 

    

Hamilton

    

 

 

    

Hamilton

    

Hamilton

    

 

 

    

 

 

 

 

 

Hamilton

 

Essex

 

345

 

Hamilton

 

Bay

 

Hamilton

 

Minuteman

 

on Main

 

Dexter

 

 

 

 

 

 

Essex 81

 

Development

 

Franklin

 

1025

 

Sales

 

Bay Apts

 

Apts

 

Apts

 

Park

 

Total

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Income

 

$

1,043,460

 

$

218,995

 

$

994,331

 

$

698,401

 

$

151,937

 

$

704,397

 

$

683,025

 

$

2,177,950

 

$

10,143,620

 

$

16,816,116

 

Laundry and Sundry Income

 

 

12,425

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

844

 

 

29,213

 

 

75,213

 

 

117,695

 

 

 

 

1,055,885

 

 

218,995

 

 

994,331

 

 

698,401

 

 

151,937

 

 

704,397

 

 

683,869

 

 

2,207,163

 

 

10,218,833

 

 

16,933,811

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

23,376

 

 

1,180

 

 

32,580

 

 

6,784

 

 

3,388

 

 

14,493

 

 

8,104

 

 

42,799

 

 

181,661

 

 

314,365

 

Depreciation and Amortization

 

 

324,833

 

 

8,466

 

 

300,816

 

 

180,524

 

 

57,524

 

 

238,744

 

 

240,486

 

 

716,092

 

 

4,048,679

 

 

6,116,164

 

Management Fees

 

 

43,937

 

 

8,760

 

 

41,823

 

 

27,973

 

 

5,888

 

 

28,206

 

 

28,489

 

 

86,429

 

 

217,031

 

 

488,536

 

Operating

 

 

96,904

 

 

 —

 

 

45,984

 

 

523

 

 

1,028

 

 

1,683

 

 

60,631

 

 

288,912

 

 

960,938

 

 

1,456,603

 

Renting

 

 

11,875

 

 

 —

 

 

11,368

 

 

5,918

 

 

753

 

 

5,042

 

 

7,571

 

 

21,131

 

 

156,856

 

 

220,514

 

Repairs and Maintenance

 

 

125,411

 

 

3,150

 

 

56,421

 

 

246,576

 

 

74,719

 

 

223,566

 

 

58,132

 

 

292,004

 

 

927,771

 

 

2,007,750

 

Taxes and Insurance

 

 

172,802

 

 

40,498

 

 

87,842

 

 

119,861

 

 

30,025

 

 

120,392

 

 

89,496

 

 

279,034

 

 

1,155,775

 

 

2,095,725

 

 

 

 

799,138

 

 

62,054

 

 

576,834

 

 

588,159

 

 

173,325

 

 

632,126

 

 

492,909

 

 

1,726,401

 

 

7,648,711

 

 

12,699,657

 

Income Before Other Income

 

 

256,747

 

 

156,941

 

 

417,497

 

 

110,242

 

 

(21,388)

 

 

72,271

 

 

190,960

 

 

480,762

 

 

2,570,122

 

 

4,234,154

 

Other Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest Expense

 

 

(361,857)

 

 

(41,932)

 

 

(293,469)

 

 

(210,158)

 

 

(485)

 

 

(197,633)

 

 

(231,196)

 

 

(610,958)

 

 

(3,710,651)

 

 

(5,658,339)

 

Interest Income

 

 

 —

 

 

 —

 

 

 —

 

 

15

 

 

468

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

483

 

Gain on sale of real estate

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

350,523

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

350,523

 

 

 

 

(361,857)

 

 

(41,932)

 

 

(293,469)

 

 

(210,143)

 

 

350,506

 

 

(197,633)

 

 

(231,196)

 

 

(610,958)

 

 

(3,710,651)

 

 

(5,307,333)

 

Net Income (Loss)

 

$

(105,110)

 

$

115,009

 

$

124,028

 

$

(99,901)

 

$

329,118

 

$

(125,362)

 

$

(40,236)

 

$

(130,196)

 

$

(1,140,529)

 

$

(1,073,179)

 

Net Income (Loss)—NERA 50%

    

$

(52,555)

 

$

57,505

 

$

62,014

 

$

(49,951)

 

$

164,559

 

$

(62,681)

 

$

(20,118)

 

$

(65,098)

 

 

 

 

 

33,677

 

Net Income (Loss)—NERA 40%

    

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(456,212)

 

 

(456,212)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(422,535)

 

 

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Financial information for the three months ended September 30, 2014

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

Hamilton

    

 

 

    

 

 

    

Hamilton

    

 

 

    

Hamilton

    

Hamilton

    

 

 

    

 

 

 

 

Hamilton

 

Essex

 

345

 

Hamilton

 

Bay

 

Hamilton

 

Minuteman

 

on Main

 

Dexter

 

 

 

 

 

Essex 81

 

Development

 

Franklin

 

1025

 

Sales

 

Bay Apts

 

Apts

 

Apts

 

Park

 

Total

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Income

 

$

373,304

 

$

72,523

 

$

335,607

 

$

250,921

 

$

45,216

 

$

242,294

 

$

226,213

 

$

737,588

 

$

3,433,856

 

$

5,717,522

Laundry and Sundry Income

 

 

4,306

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

676

 

 

10,065

 

 

26,620

 

 

41,667

 

 

 

377,610

 

 

72,523

 

 

335,607

 

 

250,921

 

 

45,216

 

 

242,294

 

 

226,889

 

 

747,653

 

 

3,460,476

 

 

5,759,189

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

6,235

 

 

350

 

 

12,719

 

 

2,624

 

 

715

 

 

3,916

 

 

2,661

 

 

12,037

 

 

64,668

 

 

105,925

Depreciation and Amortization

 

 

108,663

 

 

2,822

 

 

100,712

 

 

60,204

 

 

19,174

 

 

80,047

 

 

81,233

 

 

242,960

 

 

1,354,577

 

 

2,050,392

Management Fees

 

 

14,832

 

 

2,901

 

 

13,319

 

 

9,330

 

 

1,613

 

 

9,606

 

 

9,536

 

 

28,609

 

 

68,588

 

 

158,334

Operating

 

 

27,938

 

 

 —

 

 

13,390

 

 

171

 

 

423

 

 

643

 

 

16,528

 

 

82,442

 

 

224,085

 

 

365,620

Renting

 

 

908

 

 

 —

 

 

7,745

 

 

 —

 

 

 —

 

 

 —

 

 

1,482

 

 

3,034

 

 

99,320

 

 

112,489

Repairs and Maintenance

 

 

51,584

 

 

 —

 

 

25,489

 

 

81,607

 

 

27,069

 

 

79,825

 

 

19,697

 

 

101,601

 

 

413,587

 

 

800,459

Taxes and Insurance

 

 

55,807

 

 

12,859

 

 

29,643

 

 

38,487

 

 

7,360

 

 

38,387

 

 

30,264

 

 

87,450

 

 

398,451

 

 

698,708

 

 

 

265,967

 

 

18,932

 

 

203,017

 

 

192,423

 

 

56,354

 

 

212,424

 

 

161,401

 

 

558,133

 

 

2,623,276

 

 

4,291,927

Income Before Other Income

 

 

111,643

 

 

53,591

 

 

132,590

 

 

58,498

 

 

(11,138)

 

 

29,870

 

 

65,488

 

 

189,520

 

 

837,200

 

 

1,467,262

Other Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest Expense

 

 

(121,659)

 

 

(14,036)

 

 

(97,895)

 

 

(70,528)

 

 

(86)

 

 

(66,300)

 

 

(77,635)

 

 

(208,944)

 

 

(1,245,694)

 

 

(1,902,777)

Interest Income

 

 

 —

 

 

 —

 

 

 —

 

 

6

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

6

Gain on sale of Real Estate

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

50,001

 

 

 —

 

 

 —

 

 

 —

 

 

 —

 

 

50,001

 

 

 

(121,659)

 

 

(14,036)

 

 

(97,895)

 

 

(70,522)

 

 

49,915

 

 

(66,300)

 

 

(77,635)

 

 

(208,944)

 

 

(1,245,694)

 

 

(1,852,770)

Net Income (Loss)

 

$

(10,016)

 

$

39,555

 

$

34,695

 

$

(12,024)

 

$

38,777

 

$

(36,430)

 

$

(12,147)

 

$

(19,424)

 

$

(408,494)

 

$

(385,508)

Net Income (Loss)—NERA 50%

    

$

(5,008)

 

$

19,778

 

$

17,348

 

$

(6,012)

 

$

19,389

 

$

(18,215)

 

$

(6,074)

 

$

(9,712)

 

 

 

 

 

11,493

Net Income (Loss)—NERA 40%

    

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(163,395)

 

 

(163,395)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(151,902)

 

 

 

 

 

 

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NOTE 15. IMPACT OF RECENTLY-ISSUED ACCOUNTING STANDARDS

 

 

In February 2015, the FASB issued ASU 2015-02, Consolidation (Topic 810): Amendments to the Consolidation Analysis (“ASU 2015-02”), which makes certain changes to both the variable interest model and the voting model, including changes to (1) the identification of variable interests (fees paid to a decision maker or service provider), (2) the variable interest entity characteristics for a limited partnership or similar entity and (3) the primary beneficiary determination. ASU 2015-02 is effective for us beginning January 1, 2016. We are continuing to evaluate this guidance; however, we do not expect its adoption to have a significant impact on our consolidated financial statements.

 

In April 2015, the FASB issued ASU 2015-03, Simplifying the Presentation of Debt Issuance Costs (ASU 2015-03), which requires that debt issuance costs related to a recognized debt liability be presented in the balance sheet as a direct deduction from the carrying amount of that debt liability, consistent with debt discounts. The recognition and measurement guidance for debt issuance costs are not affected. Upon adoption, we will apply the new guidance on a retrospective basis and adjust the balance sheet of each individual period presented to reflect the period-specific effects of applying the new guidance. This guidance is effective for us beginning January 1, 2016. We are continuing to evaluate this guidance; however, we do not expect its adoption to have a significant impact on our consolidated financial statements.

 

 

NOTE 16—SUBSEQUENT EVENTS

 

From October 1, 2015 through November 5, 2015, the Partnership purchased a total of  10,420 Depositary Receipts. The average price was $49.55 per receipt or $1,486.50  per unit. The total cost was $524,967. The Partnership is required to repurchase 82.5 Class B Units and 4.3 General Partnership Units at a cost of $122,624 and $6,454 respectively. 

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ITEM 2.  MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

 

Forward Looking Statements

 

Certain information contained herein includes forward looking statements, which are made pursuant to the safe harbor provisions of the Private Securities Liquidation Reform Act of 1995 (the “Act”). Forward looking statements in this report, or which management may make orally or in written form from time to time, reflect management’s good faith belief when those statements are made, and are based on information currently available to management. Caution should be exercised in interpreting and relying on such forward looking statements, the realization of which may be impacted by known and unknown risks and uncertainties, events that may occur subsequent to the forward looking statements, and other factors which may be beyond the Partnership’s control and which can materially affect the Partnership’s actual results, performance or achievements for 2015 and beyond. Should one or more of the risks or uncertainties mentioned below materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. We expressly disclaim any responsibility to update our forward looking statements, whether as a result of new information, future events or otherwise. Accordingly, investors should use caution in relying on past forward looking statements, which are based on results and trends at the time they are made, to anticipate future results or trends.

 

Since the Partnership’s long-term goals include the acquisition of additional properties, a portion of the proceeds from the refinancing and sale of properties is reserved for this purpose.  If available acquisitions do not meet the Partnership’s investment criteria, the Partnership may purchase additional depositary receipts.  The Partnership will consider refinancing existing properties if the Partnership’s cash reserves are insufficient to repay existing mortgages or if the Partnership needs additional funds for future acquisitions.

 

 

The third quarter performance is consistent with Management’s expectations  noted in the second  quarter Form 10-Q.Top line revenue growth for the third quarter came largely from the previous rental period cycle.  However, third quarter revenue gains were also achieved consistent with Management’s expectations which will  become  evident in the fourth quarter.  Both renewal and market rate increases were similar to 2014 renewal and market rate increases.  Operating expenses continue to be in check and the portfolio continues to benefit from the oil to gas conversions of four years ago with higher efficiency boilers and low natural gas costs.  Management continues to emphasize internal and external curb appeal which are part of the drivers  in the revenue gains and also serve as competitive advantage during a downturn.  Overall, Management expects the revenue and operating expense trends for same properties in service to continue for the balance of the year.

 

During the third  quarter, the Partnership purchased a 94 unit apartment complex in Lexington, Residences at Captain Parkers, for $31.6 million. Combined with the properties at Battle Green (48 units) and Hamilton Minuteman, Joint venture ( 42 units), the Partnership now operates 184 units in Lexington, MA.  Each of these properties appeal to high income renters working in the local area desirous of the highly rated public school system.  Management now has economies and cross selling opportunities with this presence in Lexington.  With immediate one time changes in operations and capital improvements in heating and electric systems, Management anticipates  a significant  reduction in  certain operating expenses and a higher than average rate of return on this purchase.  Both the Partnership funds and Line of Credit were drawn to effect the purchase.  Management anticipates a  first  quarter, 2016 refinancing substantially paying down the line of credit.

 

The Stock Repurchase Program that was initiated in 2007 has purchased 1,327,153 Depositary Receipts through September 30, 2015 or 31% of the outstanding Class A Depositary Receipts.  During the third quarter, the Partnership repurchased 10,157 Class A Depositary Receipts, 80 Class B units, and 4 General Partnership Units at a cost of approximately $513,000, $118,000 and $6,000 respectively for a total cost of $637,000.  This purchase of receipts is in line with the Partnership’s trading plan.  Management anticipates a steady purchase of receipts, per its trading plan, for the balance of the year.

 

At November 1, 2015, Harold Brown, his brother Ronald Brown and the President of Hamilton, Carl Valeri, collectively own approximately 42% of the Depositary Receipts representing the Partnership Class A Units (including Depositary Receipts held by trusts for the benefit of such persons’ family members). Harold Brown also controls 75% of the Partnership’s Class B Units, 75% of the capital stock of NewReal, Inc. (“NewReal”), the Partnership’s sole general

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partner, and all of the outstanding stock of Hamilton. Ronald Brown also owns 25% of the Partnership’s Class B Units and 25% of NewReal’s capital stock. In addition, Ronald Brown is the President and director of NewReal and Harold Brown is NewReal’s Treasurer and a director. The 75% of the issued and outstanding Class B units of the Partnership, controlled by Harold Brown, are owned by HBC Holdings LLC, an entity of which he is the manager.

 

In addition to the Management Fee, the Partnership Agreement further provides for the employment of outside professionals to provide services to the Partnership and allows NewReal to charge the Partnership for the cost of employing professionals to assist with the administration of the Partnership’s properties. Additionally, from time to time, the Partnership pays Hamilton for repairs and maintenance services, legal services, construction services and accounting services. The costs charged by Hamilton for these services are at the same hourly rate charged to all entities managed by Hamilton, and management believes such rates are competitive in the marketplace.

 

Residential tenants sign a one year lease. During the nine months ended September 30, 2015, tenant renewals were approximately 63% with an average rental increase of approximately 4.3%, new leases accounted for approximately 37% with rental rate increases of approximately 5.7%.  During the nine months ended September 30, 2015, leasing commissions were approximately $226,000 compared to approximately $178,000 for the nine months ended September 30, 2014, an increase of approximately $48,000 (27.0%) from 2014. Tenant concessions were approximately $79,000 in for the nine months ended September 30, 2015, compared to approximately $27,000 for the nine months ended September 30, 2014, an increase of approximately $52,000 (192.6%).  Tenant improvements were approximately $2,383,000 for the nine months ended September 30, 2015, compared to approximately $2,040,000 for the nine months ended September 30, 2014, an increase of approximately $343,000 (16.8%).

 

 

Hamilton accounted for approximately 6.5% of the repair and maintenance expenses paid for by the Partnership during the nine months ended September 30, 2015 and 5.2% during the nine months ended September 30, 2014. Of the funds paid to Hamilton for this purpose, the great majority was to cover the cost of services provided by the Hamilton maintenance department, including plumbing, electrical, carpentry services, and snow removal for those properties close to Hamilton’s headquarters. Several of the larger Partnership properties have their own maintenance staff. Those properties that do not have their own maintenance staff and are located more than a reasonable distance from Hamilton’s headquarters in Allston, Massachusetts are generally serviced by local, independent companies.

 

Hamilton’s legal department handles most of the Partnership’s eviction and collection matters. Additionally, it prepares most long-term commercial lease agreements and represents the Partnership in selected purchase and sale transactions. Overall, Hamilton provided approximately $164,000 (75.8%) and approximately $167,000 (75.8%) of the legal services paid for by the Partnership during the nine months ended September 30, 2015 and 2014, respectively.

 

Additionally, as described in Note 3 to the consolidated financial statements, The Hamilton Company receives similar fees from the Investment Properties.

 

The Partnership requires that three bids be obtained for construction contracts in excess of $15,000. Hamilton may be one of the three bidders on a particular project and may be awarded the contract if its bid and its ability to successfully complete the project are deemed appropriate. For contracts that are not awarded to Hamilton, Hamilton charges the Partnership a construction supervision fee equal to 5% of the contract amount. Hamilton’s architectural department also provides services to the Partnership on an as-needed basis.  During the nine months ended September 30, 2015, Hamilton provided the Partnership approximately $126,000 in construction and architectural services, compared to approximately $107,000 for the nine months ended September 30, 2014.

 

Hamilton’s accounting staff perform bookkeeping and accounting functions for the Partnership. During the nine months ended September 30, 2015 and 2014, Hamilton charged the Partnership $93,750 for bookkeeping and accounting services. For more information on related party transactions, see Note 3 to the Consolidated Financial Statements.

 

CRITICAL ACCOUNTING POLICIES AND ESTIMATES

 

The preparation of the consolidated financial statements, in accordance with accounting principles generally accepted in the United States of America, requires the Partnership to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses and related disclosures of contingent assets and liabilities. The Partnership regularly and continually evaluates its estimates, including those related to acquiring, developing and

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assessing the carrying values of its real estate properties and its investments in and advances to joint ventures. The Partnership bases its estimates on historical experience, current market conditions, and on various other assumptions that are believed to be reasonable under the circumstances. However, because future events and their effects cannot be determined with certainty, the determination of estimates requires the exercise of judgment. The Partnership’s critical accounting policies are those which require assumptions to be made about such matters that are highly uncertain. Different estimates could have a material effect on the Partnership’s financial results. Judgments and uncertainties affecting the application of these policies and estimates may result in materially different amounts being reported under different conditions and circumstances. See Note 1 to the Consolidated Financial Statements, Principles of Consolidation.

 

Revenue Recognition:  Rental income from residential and commercial properties is recognized over the term of the related lease. For residential tenants, amounts 60 days in arrears are charged against income. The commercial tenants are evaluated on a case by case basis. Certain leases of the commercial properties provide for increasing stepped minimum rents, which are accounted for on a straight-line basis over the term of the lease. Concessions made on residential leases are also accounted for on the straight-line basis.

 

Discontinued Operations and Rental Property Held for Sale:  In April 2014, the FASB issued guidance related to the reporting of discontinued operations and disclosures of disposals of components of an entity. This guidance defines a discontinued operation as a component or group of components disposed or classified as held for sale and represents a strategic shift that has (or will have) a major effect on an entity’s operations and final result; the guidance states that a strategic shift could include a disposal of a major geographical area of operations, a major line of business, a major equity method investment or other major parts of an entity.  The guidance also provides for additional disclosure requirements in connection with both discontinued operations and other dispositions not qualifying as discontinued operations.  The guidance will be effective for all companies for annual and interim periods beginning on or after December 15, 2014.  The guidance applies prospectively to new disposals and new classifications of disposal groups as held for sale after the effective date.  All entities may early adopt the guidance for new disposals (or new classifications as held for sale) that have not been reported in financial statements previously issued or available for issuance.  The Partnership has elected to early adopt this standard effective with the interim period beginning January 1, 2014.  Prior to January 1, 2014, properties identified as held for sale and/or disposed of were presented in discontinued operations for all periods presented.

 

Rental Properties:  Rental properties are stated at cost less accumulated depreciation. Maintenance and repairs are charged to expense as incurred; improvements and additions are capitalized. When assets are retired or otherwise disposed of, the cost of the asset and related accumulated depreciation is eliminated from the accounts, and any gain or loss on such disposition is included in income. Fully depreciated assets are removed from the accounts. Rental properties are depreciated by both straight-line and accelerated methods over their estimated useful lives. Upon acquisition of rental property, the Partnership estimates the fair value of acquired tangible assets, consisting of land, building and improvements, and identified intangible assets and liabilities assumed, generally consisting of the fair value of (i) above and below market leases, (ii) in-place leases and (iii) tenant relationships. The Partnership allocated the purchase price to the assets acquired and liabilities assumed based on their fair values. The Partnership records goodwill or a gain on bargain purchase (if any) if the net assets acquired/liabilities assumed exceed the purchase consideration of a transaction. In estimating the fair value of the tangible and intangible assets acquired, the Partnership considers information obtained about each property as a result of its due diligence and marketing and leasing activities, and utilizes various valuation methods, such as estimated cash flow projections utilizing appropriate discount and capitalization rates, estimates of replacement costs net of depreciation, and available market information. The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant.

 

Intangible assets acquired include amounts for in-place lease values above and below market leases and tenant relationship values, which are based on management’s evaluation of the specific characteristics of each tenant’s lease and the Partnership’s overall relationship with the respective tenant. Factors to be considered by management in its analysis of in-place lease values include an estimate of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases at market rates during the expected lease-up periods, depending on local market conditions. In estimating costs to execute similar leases, management considers leasing commissions, legal and other related expenses. Characteristics considered by management in valuing tenant relationships include the nature and extent of the Partnership’s existing business relationships with the tenant, growth prospects for developing new business with the tenant, the tenant’s credit quality and expectations of lease renewals. The

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value of in-place leases are amortized to expense over the remaining initial terms of the respective leases. The value of tenant relationship intangibles are amortized to expense over the anticipated life of the relationships.

 

In the event that facts and circumstances indicate that the carrying value of a rental property may be impaired, an analysis of the value is prepared. The estimated future undiscounted cash flows are compared to the asset’s carrying value to determine if a write-down to fair value is required.

 

Impairment:  On an annual basis management assesses whether there are any indicators that the value of the Partnership’s rental properties may be impaired. A property’s value is impaired only if management’s estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the property over the fair value of the property. The Partnership’s estimates of aggregate future cash flows expected to be generated by each property are based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and costs to operate each property. As these factors are difficult to predict and are subject to future events that may alter management’s assumptions, the future cash flows estimated by management in its impairment analyses may not be achieved. The Partnership has not recognized an impairment loss during the first nine months of 2015.

 

Investments in Joint Ventures:  The Partnership accounts for its investments in joint ventures using the equity method of accounting. These investments are recorded initially at cost, as Investments in Unconsolidated Joint Ventures, and subsequently adjusted for equity in earnings and cash contributions and distributions. Generally, the Partnership would discontinue applying the equity method when the investment (and any advances) is reduced to zero and would not provide for additional losses unless the Partnership has guaranteed obligations of the venture or is otherwise committed to providing further financial support for the investee. If the venture subsequently generates income, the Partnership only recognizes its share of such income to the extent it exceeds its share of previously unrecognized losses. In 2013 and beyond, the carrying value of investments fell below zero. We intend to fund our share of the investments’ future operating deficits should the need arise. However, we have no legal obligation to pay for any of the liabilities of such investments nor do we have any legal obligation to fund operating deficits. (See Note 14: Investment in Unconsolidated Joint Ventures.)

 

The authoritative guidance on consolidation provides guidance on the identification of entities for which control is achieved through means other than voting rights (“variable interest entities” or “VIEs”) and the determination of which business enterprise, if any, should consolidate the VIE (the “primary beneficiary”). Generally, the consideration of whether an entity is a VIE applies when either (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest, (2) the equity investment at risk is insufficient to finance that equity’s activities without additional subordinated financial support or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest. The primary beneficiary is defined by the entity having both of the following characteristics: (1) the power to direct the activities that, when taken together, most significantly impact the variable interest entity’s performance; and (2) the obligation to absorb losses and rights to receive the returns from VIE that would be significant to the VIE.

 

With respect to investments in and advances to the Investment Properties, the Partnership looks to the underlying properties to assess performance and the recoverability of carrying amounts for those investments in a manner similar to direct investments in real estate properties. An impairment charge is recorded if management’s estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property.

 

Legal Proceedings:  The Partnership is subject to various legal proceedings and claims that arise, from time to time, in the ordinary course of business. These matters are frequently covered by insurance. If it is determined that a loss is likely to occur, the estimated amount of the loss is recorded in the financial statements. Both the amount of the loss and the point at which its occurrence is considered likely can be difficult to determine.

 

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RESULTS OF OPERATIONS

 

Three Months Ended September 30, 2015 and September 30, 2014

 

The Partnership and its Subsidiary Partnerships earned income before interest expense, income (loss) from investments in unconsolidated joint ventures and other income and expense of approximately $3,335,000 during the three months ended September 30, 2015, compared to approximately $2,727,000 for the three months ended September 30, 2014, an increase of approximately 608,000 (22.3%).

 

The rental activity is summarized as follows:

 

 

 

 

 

 

 

 

 

Occupancy Date

 

 

    

November 1, 2015

    

November 1, 2014

 

Residential

 

 

 

 

 

Units

 

2,525

 

2,431

 

Vacancies

 

73

 

99

 

Vacancy rate

 

2.9

%  

4.1

%

Commercial

 

 

 

 

 

Total square feet

 

108,043

 

108,043

 

Vacancy

 

0

 

0

 

Vacancy rate

 

0.0

%  

0.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental Income (in thousands)

 

 

 

Three Months Ended September 30,

 

 

 

2015

 

2014

 

 

    

Total

    

Continuing

    

Total

    

Continuing

 

 

 

Operations

 

Operations

 

Operations

 

Operations

 

Total rents

 

$

11,116

 

$

11,116

 

$

10,546

 

$

10,546

 

Residential percentage

 

 

92

%  

 

92

%  

 

91

%  

 

91

%

Commercial percentage

 

 

8

%  

 

8

%  

 

9

%  

 

9

%

Contingent rentals

 

$

176

 

$

176

 

$

217

 

$

217

 

 

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Table of Contents 

Three Months Ended September 30, 2015 Compared to Three Months Ended September 30, 2014:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended September 30,

 

Dollar

 

Percent

 

 

 

    

2015

    

2014

    

Change

    

Change

 

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

11,116,471

 

$

10,546,055

 

$

570,416

 

5.4%

 

 

Laundry and sundry income

 

 

93,503

 

 

96,973

 

 

(3,470)

 

(3.6%)

 

 

 

 

 

11,209,974

 

 

10,643,028

 

 

566,946

 

5.3%

 

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

502,177

 

 

543,704

 

 

(41,527)

 

(7.6%)

 

 

Depreciation and amortization

 

 

2,651,515

 

 

2,463,708

 

 

187,807

 

7.6%

 

 

Management fee

 

 

453,178

 

 

438,319

 

 

14,859

 

3.4%

 

 

Operating

 

 

803,753

 

 

838,728

 

 

(34,975)

 

(4.2%)

 

 

Renting

 

 

199,980

 

 

155,865

 

 

44,115

 

28.3%

 

 

Repairs and maintenance

 

 

2,006,298

 

 

2,087,290

 

 

(80,992)

 

(3.9%)

 

 

Taxes and insurance

 

 

1,258,025

 

 

1,388,807

 

 

(130,782)

 

(9.4%)

 

 

 

 

 

7,874,926

 

 

7,916,421

 

 

(41,495)

 

(0.5%)

 

 

Income Before Other Income  (Expense)

 

 

3,335,048

 

 

2,726,607

 

 

608,441

 

22.3%

 

 

Other Income (Expense)

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest income

 

 

1,055

 

 

209

 

 

846

 

404.8%

 

 

Interest expense

 

 

(2,434,000)

 

 

(2,393,427)

 

 

(40,573)

 

1.7%

 

 

Other ( Expense)

 

 

(6,247)

 

 

 —

 

 

(6,247)

 

 

 

 

Income (Loss) from investments in unconsolidated joint ventures

 

 

177,890

 

 

(151,902)

 

 

329,792

 

(217.1%)

 

 

 

 

 

(2,261,302)

 

 

(2,545,120)

 

 

283,818

 

(11.2%)

 

 

Net Income

 

$

1,073,746

 

$

181,487

 

$

892,259

 

491.6%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income from continuing operations for the three months ended September 30, 2015 was approximately $11,116,000, compared to approximately $10,546,000 for the three months ended September 30, 2014, an increase of approximately $570,000 (5.4%).The factors that can be attributed to this increase are as follows: the acquisition of Captain Parker resulted in an increase  in rental income of approximately $99,000. In addition, rental income has increased at a number of properties due to increased demand and increases in rental rates. The Partnership Properties with the most significant increases in rental income include, 62 Boylston Street, Hamilton Oaks, 1144 Commonwealth Avenue,   Hamilton Green, School Street and Dean Street Associates Street with increases of approximately $64,000, $54,000, $51,000, $46,000, $44,000, and $37,000  respectively. Included in rental income is contingent rentals collected on commercial properties. Contingent rentals include such charges as bill backs of common area maintenance charges, real estate taxes, and utility charges.

 

Operating expenses from continuing operations for the three months ended September 30, 2015 were approximately $7,875,000 compared to approximately $7,916,000 for the three months ended September 30, 2014, a decrease of approximately $41,000 (0.5%).  The  factors contributing to this net decrease are a decrease in taxes and insurance of approximately $131,000 (9.4%) due to a decrease in insurance costs, a decrease in repairs and maintenance of approximately $81,000 (3.9%) primarily due to a decrease in environmental services, and a decrease in administrative expenses of approximately $42,000 (7.6%) primarily due  to a decrease in professional fees, partially  offset by an increase in depreciation and amortization of approximately $188,000 (7.6%) primarily due to amortization and depreciation costs related to the acquisition of  the Residence at Captain Parker.

 

Interest expense for the three months ended September 30, 2015 was approximately $2,434,000 compared to approximately $2,393,000 for the three months ended September 30, 2014, an increase of approximately $41,000 (1.7%).  This was primarily due to the the use of the line of credit of $25,000,000 in conjunction with the purchase of the Residences At  Captain Parkers on September 18,2015.  

 

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At September 30, 2015, the Partnership has between a 40% and 50% ownership interests in nine different Investment Properties. See a description of these properties included in the section titled Investment Properties as well as Note 14 to the Consolidated Financial Statements for a detail of the financial information of each Investment Property.

 

As described in Note 14 to the Consolidated Financial Statements, the Partnership’s share of the net  income  from the Investment Properties was approximately $178,000 for the three months ended September 30, 2015, compared to a loss of approximately $152,000 for the three months ended September 30, 2014, an increase in income of approximately $330,000 (217.1%). This increase is primarily due to an increase in rental revenue of approximately $181,000, a decrease in depreciation and amortization expense of approximately $524,000, and a gain of approximately $77,000 on the sale of one  unit at Hamilton Bay LLC for the three months ended September 30, 2015, compared to a gain of approximately $50,000 for the three months ended September 30, 2014. Included in the income for the three months ended September 30, 2015 is depreciation and amortization expense of approximately $1,526,000. The allocable income for the three months ended September 30, 2015 from the investment in Dexter Park is approximately $135,000.

 

As a result of the changes discussed above, net income for the three months ended September 30, 2015 was approximately $1,074,000 compared to income of approximately $181,000 for the three months ended September 30, 2014, an increase in income of approximately $893,000 (491.6 %).

 

Nine Months Ended September 30, 2015 Compared to Nine Months Ended September 30, 2014

 

The Partnership and its Subsidiary Partnerships earned income before interest expense, income (loss) from investments in unconsolidated joint ventures and other income and expense of approximately $9,225,000 for the nine months ended September  30, 2015, compared to approximately $8,016,000 for the nine months ended September  30, 2014, an increase of approximately $1,209,000 (15.08 %).  The following is a summary of the Partnership’s operations for the nine months ended September 30, 2015 and 2014:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Nine Months Ended September 30,

 

Dollar

 

Percent

 

 

 

    

2015

    

2014

    

Change

    

Change

 

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

33,037,761

 

$

31,500,342

 

$

1,537,419

 

4.9%

 

 

Laundry and sundry income

 

 

309,151

 

 

321,150

 

 

(11,999)

 

(3.7%)

 

 

 

 

 

33,346,912

 

 

31,821,492

 

 

1,525,420

 

4.8%

 

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

 

Administrative

 

 

1,528,710

 

 

1,643,185

 

 

(114,475)

 

(7.0%)

 

 

Depreciation and amortization

 

 

7,656,072

 

 

7,935,355

 

 

(279,283)

 

(3.5%)

 

 

Management fee

 

 

1,369,597

 

 

1,303,780

 

 

65,817

 

5.0%

 

 

Operating

 

 

3,798,050

 

 

3,540,985

 

 

257,065

 

7.3%

 

 

Renting

 

 

421,181

 

 

301,334

 

 

119,847

 

39.8%

 

 

Repairs and maintenance

 

 

5,176,219

 

 

4,899,746

 

 

276,473

 

5.6%

 

 

Taxes and insurance

 

 

4,171,930

 

 

4,180,961

 

 

(9,031)

 

(0.2%)

 

 

 

 

 

24,121,759

 

 

23,805,346

 

 

316,413

 

1.3%

 

 

Income Before Other Income ( Expense)

 

 

9,225,153

 

 

8,016,146

 

 

1,209,007

 

15.1%

 

 

Other Income (Expense)

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest income

 

 

1,393

 

 

592

 

 

801

 

135.3%

 

 

Interest expense

 

 

(7,171,395)

 

 

(7,160,489)

 

 

(10,906)

 

0.2%

 

 

Income (Loss) from investments in unconsolidated joint ventures

 

 

524,710

 

 

(422,535)

 

 

947,245

 

(224.2%)

 

 

 

 

 

(6,645,292)

 

 

(7,582,432)

 

 

937,140

 

(12.4%)

 

 

Net Income

 

$

2,579,861

 

$

433,714

 

$

2,146,147

 

494.8%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental income from continuing operations for the nine months ended September 30, 2015 was approximately $33,038,000 compared to approximately $31,500,000 for the nine months ended September 30, 2014, an increase of approximately $1,538,000 (4.9%). The factors that contribute to this increase can be attributed as follows: the acquisition

35


 

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of the Residence at Captain Parkers resulted in an increase of rental income of approximately $99,000. In addition, rental income has increased at a number of properties due to increased demand and increases in rental rates. The following properties experienced rental income increases:  62 Boylston Street, 1144 Commonwealth Avenue,  Westgate Apartments, 9 School Street, Hamilton Oaks and Hamilton Green,  with increases of approximately $206,000, $196,000, $126,000, $101,000, $94,000, and $88,000 respectively.

 

Expenses from continuing operations for the nine months ended September 30, 2015 were approximately $24,122,000 compared to approximately $23,805,000 for the nine months ended September 30, 2014, an increase of approximately $316,000 (1.3%).The factors contributing to this increase are:  an increase in repairs and maintenance of approximately $276,000 (5.6%) due to an increase in demand for repairs to the properties, an increase in operating expenses of approximately $257,000 (7.3%), due to an increase of snow removal expense of approximately $380,000 due to the severe winter snowstorms experienced in the first quarter of 2015, an increase in renting expenses of approximately $120,000 (39.8%), due to an increase in rental costs and commissions, partially offset by a decrease in depreciation  and amortization of approximately $279,000 (3.5%), primarily due to the full amortization of  in-place leases at Hamilton Green in 2014, and a decrease in administrative expenses of approximately $114,000 (7.0%), primarily due to a decrease in professional fees of approximately $106,000.

 

Interest expense for the nine months ended September 30, 2015 was approximately $7,171,000 compared to approximately $7,160,000 for the nine months ended September 30, 2014, an increase of approximately $11,000 (0.2%).  This was primarily due to the Partnership utilizing the line of credit to fund the purchase of the Residence at Captain Parker apartments, partially offset by paying off two mortgages during 2014, (Linhart and Linewt), and refinancing Dean Street Associates, resulting in lower interest expense for the  nine months  ended September 30, 2015.

 

At September 30, 2015, the Partnership has between a 40 - 50% ownership interest in nine Investment Properties. See a description of these properties included in Note 14 to the Consolidated Financial Statements for a detail of the financial information of each Investment Property.

 

As described in Note 14 to the Consolidated Financial Statements, the Partnership’s share of income from these Investment Properties was approximately $525,000 for the nine months ended September 30, 2015 compared to a loss of approximately $423,000 for the nine months ended September 30, 2014, an increase of approximately $948,000 (224.2%).  This increase is primarily due to an increase in rental revenue of approximately $705,000, and a decrease in depreciation and amortization expense of approximately $1,596,000, partially offset by a decrease in the gain of approximately $274,000 on the sale of one rental unit at Hamilton Bay LLC for the nine months ended September 30, 2015, compared to five rental units sold for the nine months ended September 30, 2014. Included in the income for the nine months ended September 30, 2015 is depreciation and amortization expense of approximately $4,520,000. The allocable income for the nine months ended September 30, 2015 from the investment in Dexter Park is approximately $433,000.

 

As a result of the changes discussed above,  the Partnership’s net income for the nine months ended September 30, 2015 was approximately $2,580,000 compared to net income of $434,000 an increase of approximately $2,146,000 (494.8%).

 

LIQUIDITY AND CAPITAL RESOURCES

 

The Partnership’s principal source of cash during the first nine months of 2015 was the collection of rents and the proceeds from a line of credit.  The Partnership’s principal source of cash in 2014 was the collection of rents. The majority of cash and cash equivalents of $9,156,753 at September 30, 2015 and $14,015,898  at December 31, 2014 were held in interest bearing accounts at creditworthy financial institutions.

 

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Table of Contents 

The decrease in cash of $4,859,145  for the nine months ended  September 30, 2015 is summarized as follows:

 

 

 

 

 

 

 

 

 

 

 

 

Nine Months Ended September 30,

 

 

 

    

2015

    

2014

 

 

Cash provided by operating activities

 

$

9,595,894

 

$

8,220,014

 

 

Cash (used in) investing activities

 

 

(8,994,687)

 

 

(1,318,670)

 

 

Cash  (used in) financing activities

 

 

(98,718)

 

 

(2,706,875)

 

 

Repurchase of Depositary Receipts, Class B and General Partner Units

 

 

(2,516,061)

 

 

(1,564,397)

 

 

Distributions paid

 

 

(2,845,573)

 

 

(2,898,801)

 

 

Net (decrease) in cash and cash equivalents

 

$

(4,859,145)

 

$

(268,729)

 

 

 

The increase in cash provided by operating activities is primarily due to an increase in rent collections and a decrease in cash operating expenses. The increase in cash used in investing activities is due to an increase in the improvements to rental properties in 2015 compared to the same period in 2014, and the purchase of the Residence at Captain Parker.  The change in cash used in financing activities is due to the payment of mortgage notes payable in 2015, and the refinancing of several mortgages in 2014. During the nine months ended September 30, 2015, the Partnership purchased 40,237 Depositary Receipts for an average price of $ 49.47 for a total cost of $2,018,329;  319 Class B Units for a cost of $472,845 and 17 General Partnership Units for a cost of $ 24,887, for a total cost of $2,516,061.

 

During 2015, the Partnership and its Subsidiary Partnerships have completed improvements to certain of the Properties at a total cost of approximately $4,670,000. These improvements were funded from cash reserves. Cash reserves have been adequate to fully fund improvements. The most significant improvements were made at Westgate Woburn, River Drive Apartments, 62 Boylston Street,  Hamilton Oaks,Westside Colonial and Redwood Hills , at a cost of approximately  $1,046,000, $586,000, $519,000, $394,000, $370,000, and $291,000  respectively. The Partnership plans to invest approximately $500,000 in additional capital improvements in 2015.

 

On June 11, 2014, the Partnership refinanced the property owned by NERA Dean Street Associates, LLC.  The new mortgage was  $5,687,000; the interest rate  was 4.22%, interest only, payable in 10 years. Approximately $5,077,000 of the loan proceeds were used to pay off the existing mortgage.  The mortgage matures in June 2024. The costs associated with the refinancing were approximately $99,000. Approximately $610,000 in cash was received from this refinancing.

 

In February 2014, the Partnership paid off the mortgages on Linewt in the amount of approximately $1,466,000 and Linhart in the amount of approximately $1,926,000.

 

 

             On September 28, 2015, Hamilton Essex Development, LLC paid off the outstanding mortgage balance of $1,952,286.  The Partnership made a capital contribution of $978,193 to Essex Development for its share of the funds required for the transaction.  Additionally, the Partnership made a capital contribution of $100,000 to Hamilton Essex 81, LLC.  On September 30, 2015, Hamilton Essex 81, LLC obtained a new 10 year mortgage in the amount of $10,000,000, interest only at 2.18% plus the one month Libor rate.  The proceeds of the note were used to pay off the existing mortgage of $8,040,719 and the Partnership received a distribution of $978,193 for its share of the excess proceeds.

 

 

During the nine months ended September 30, 2015 the Partnership received distributions of approximately $2,949,000 from the investment properties. For the nine months ended September 30, 2014, the Partnership received $2,532,000 from the investment properties.  Included in these distributions is the amount from Dexter Park of $1,070,000 and $610,000 for the nine months ended September 30, 2015 and 2014 respectively.

 

The Partnership anticipates that cash from operations and interest bearing accounts will be sufficient to fund its current operations, pay distributions, make required debt payments and to finance current improvements to its properties. The Partnership may also sell or refinance properties. The Partnership’s net income and cash flow may fluctuate dramatically from year to year as a result of the sale or refinancing of properties, increases or decreases in rental income or expenses, or the loss of significant tenants.

 

37


 

Table of Contents 

Off-Balance Sheet Arrangements—Joint Venture Indebtedness

 

As of September 30, 2015, the Partnership had a 40%-50% ownership interest in nine Joint Ventures, all of which have mortgage indebtedness. We do not have control of these partnerships and therefore we account for them using the equity method of consolidation. At September 30, 2015, our proportionate share of the non-recourse debt related to these investments was approximately $59,803,000. See Note 14 to the Consolidated Financial Statements.

 

Contractual Obligations

 

See Notes 5 and 14 to the Consolidated Financial Statements for a description of mortgage notes payable. The Partnerships has no other material contractual obligations to be disclosed.

 

Factors That May Affect Future Results

 

Along with risks detailed in Item 1A and from time to time in the Partnership’s filings with the Securities and Exchange Commission, some factors that could cause the Partnership’s actual results, performance or achievements to differ materially from those expressed or implied by forward looking statements include but are not limited to the following:

 

·

The Partnership depends on the real estate markets where its properties are located, primarily in Eastern Massachusetts, and these markets may be adversely affected by local economic market conditions, which are beyond the Partnership’s control.

 

·

The Partnership is subject to the general economic risks affecting the real estate industry, such as dependence on tenants’ financial condition, the need to enter into new leases or renew leases on terms favorable to tenants in order to generate rental revenues and our ability to collect rents from our tenants.

 

·

The Partnership is also impacted by changing economic conditions making alternative housing arrangements more or less attractive to the Partnership’s tenants, such as the interest rates on single family home mortgages and the availability and purchase price of single family homes in the Greater Boston metropolitan area.

 

·

The Partnership is subject to significant expenditures associated with each investment, such as debt service payments, real estate taxes, insurance and maintenance costs, which are generally not reduced when circumstances cause a reduction in revenues from a property.

 

·

The Partnership is subject to increases in heating and utility costs that may arise as a result of economic and market conditions and fluctuations in seasonal weather conditions.

 

·

Civil disturbances, earthquakes and other natural disasters may result in uninsured or underinsured losses.

 

·

Actual or threatened terrorist attacks may adversely affect our ability to generate revenues and the value of our properties.

 

·

Financing or refinancing of Partnership properties may not be available to the extent necessary or desirable, or may not be available on favorable terms.

 

·

The Partnership properties face competition from similar properties in the same market. This competition may affect the Partnership’s ability to attract and retain tenants and may reduce the rents that can be charged.

 

·

Given the nature of the real estate business, the Partnership is subject to potential environmental liabilities. These include environmental contamination in the soil at the Partnership’s or neighboring real estate, whether caused by the Partnership, previous owners of the subject property or neighbors of the subject property, and the presence of hazardous materials in the Partnership’s buildings, such as asbestos, lead, mold and radon gas. Management is not aware of any material environmental liabilities at this time.

 

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Table of Contents 

·

Insurance coverage for and relating to commercial properties is increasingly costly and difficult to obtain. In addition, insurance carriers have excluded certain specific items from standard insurance policies, which have resulted in increased risk exposure for the Partnership. These include insurance coverage for acts of terrorism and war, and coverage for mold and other environmental conditions. Coverage for these items is either unavailable or prohibitively expensive.

 

·

Market interest rates could adversely affect market prices for Class A Partnership Units and Depositary Receipts as well as performance and cash flow.

 

·

Changes in income tax laws and regulations may affect the income taxable to owners of the Partnership. These changes may affect the after-tax value of future distributions.

 

·

The Partnership may fail to identify, acquire, construct or develop additional properties; may develop or acquire properties that do not produce a desired or expected yield on invested capital; may be unable to sell poorly- performing or otherwise undesirable properties quickly; or may fail to effectively integrate acquisitions of properties or portfolios of properties.

 

·

Risk associated with the use of debt to fund acquisitions and developments.

 

·

Competition for acquisitions may result in increased prices for properties.

 

·

Any weakness identified in the Partnership’s internal controls as part of the evaluation being undertaken could have an adverse effect on the Partnership’s business.

 

·

Ongoing compliance with Sarbanes-Oxley Act of 2002 may require additional personnel or systems changes.

 

The foregoing factors should not be construed as exhaustive or as an admission regarding the adequacy of disclosures made by the Partnership prior to the date hereof or the effectiveness of said Act. The Partnership expressly disclaims any obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future events or otherwise.

 

ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

 

Market risk is the exposure to loss resulting from changes in interest rates and equity prices.  In pursuing its business plan, the primary market risk to which the Partnership is exposed is interest rate risk.  Changes in the general level of interest rates prevailing in the financial markets may affect the spread between the Partnership’s yield on invested assets and cost of funds and, in turn, its ability to make distributions or payments to its investors.

 

As of September 30, 2015, the Partnership, its Subsidiary Partnerships and the Investment Properties collectively have approximately $332,628,000 in long-term debt, substantially all of which require payment of interest at fixed rates. Accordingly, the fair value of these debt instruments is affected by changes in market interest rates. This long term debt matures through 2029. Including the line of credit, the Partnership, its Subsidiary Partnerships and the Investment Properties collectively have variable rate debt of $35,000,000 as of September 30, 2015 ranged from LIBOR plus 218 basis points to LIBOR plus 350 basis points. Assuming interest- rate caps are not in effect, if market rates of interest on the Partnership’s variable rate debt increased or decreased by 100 basis points, then the increase or decrease in interest costs on the Partnership’s variable rate debt would be approximately $300,000 annually and the increase or decrease in the fair value of the Partnership’s fixed rate debt as of September 30, 2015 would be approximately $20 million. For information regarding the fair value and maturity dates of these debt obligations,  See Note 5 to the Consolidated Financial Statements — “Mortgage Notes Payable,” Note 12 to the Consolidated Financial Statements — “Fair Value Measurements” and Note 14 to the Consolidated Financial Statements — “Investment in Unconsolidated Joint Ventures.”

 

For additional disclosure about market risk, see “Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations—Factors That May Affect Future Results”.

 

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Table of Contents 

ITEM 4.  CONTROLS AND PROCEDURES

 

Disclosure Controls and Procedures.  The Partnership’s management, with the participation of the Partnership’s principal executive officer and principal financial officer, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report.  Based on such evaluation, the Partnership’s principal executive officer and principal financial officer have concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures were effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Partnership in the reports that it files or submits under the Exchange Act.

 

Changes in Internal Control over Financial Reporting.  There were no changes in our internal control over financial reporting during the third quarter of 2015 that materially affected or are reasonably likely to materially affect our internal control over financial reporting.

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Table of Contents 

PART II  ——  OTHER INFORMATION

 

Item 1.  Legal Proceedings

 

There are no material legal proceedings, other than ordinary routine litigation incidental to its business, to which the Partnership is a party to or to which any of the Properties is subject.

 

Item 1A.  Risk Factors

 

There were no material changes to the risk factors disclosed in our annual report on Form 10-K for the year ended December 31, 2014.

 

Item 2.  Unregistered Sales of Equity Securities and Use of Proceeds

 

(a)None

 

(b)None

 

(c)Issuer Purchase of Equity Securities during the third quarter of 2015:

 

 

 

 

 

 

 

 

 

 

 

    

 

 

    

 

    

Remaining number of Depositary

 

 

 

 

 

 

Depositary Receipts

 

Receipts that may be purchased

 

Period

 

Average Price Paid

 

Purchased as Part of Publicly Announced Plan

 

Under the Plan (as Amended)

 

 

 

 

 

 

 

 

 

 

July 1-31, 2015

 

$

49.29

 

3,943

 

679,061

 

August 1-31, 2015

 

$

48.51

 

1,814

 

677,247

 

September 1-30, 2015

 

$

48.90

 

4,400

 

672,847

 

Total

 

 

 

 

10,157

 

 

 

 

On August 20, 2007, NewReal, Inc., the General Partner authorized an equity repurchase program (“Repurchase Program”) under which the Partnership was permitted to purchase, over a period of twelve months, up to 300,000 Depositary Receipts (each of which is one-tenth of a Class A Unit). On January 15, 2008, the General Partner authorized an increase in the Repurchase Program from 300,000 to 600,000 Depositary Receipts. On January 30, 2008 the General Partner authorized an increase the Repurchase Program from 600,000 to 900,000 Depositary Receipts. On March 6, 2008, the General Partner authorized the increase in the total number of Depositary Receipts that could be repurchased pursuant to the Repurchase Program from 900,000 to1, 500,000. On August 8, 2008, the General Partner re- authorized and renewed the Repurchase Program for an additional 12-month period ended August 19, 2009. On March 22, 2010, the General Partner re-authorized and renewed the Repurchase Program that expired on August 19, 2009. Under the terms of the renewed Repurchase Program, the Partnership may purchase up to 1,500,000 Depositary Receipts from the start of the program in 2007 through March 31, 2015. On March 10, 2015, the General Partner authorized an increase in the Repurchase Program from 1,500,000 to 2,000,000 Depository Receipts and extended the Program for an additional five years from March 31, 2015 until March 31, 2020.

 

The Repurchase Program requires the Partnership to repurchase a proportionate number of Class B Units and General Partner Units in connection with any repurchases of any Depositary Receipts by the Partnership based upon the 80%, 19% and 1% fixed distribution percentages of the holders of the Class A, Class B and General Partner Units under the Partnership’s Second Amended and Restate Contract of Limited Partnership. Repurchases of Depositary Receipts or Partnership Units pursuant to the Repurchase Program may be made by the Partnership from time to time in its sole discretion in open market transactions or in privately negotiated transactions. From August 20, 2007 through September 30, 2015, the Partnership has repurchased 1,327,153 Depositary Receipts at an average price of $26.37 per receipt (or $791.10 per underlying Class A Unit), 2,770 Class B Units and 146 General Partnership Units, both at an average price of $851.67 per Unit, totaling approximately $37,682,000 including brokerage fees paid by the Partnership.

 

Item 3.  Defaults Upon Senior Securities

 

None.

 

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Table of Contents 

Item 4.  Mine Safety Disclosure

 

Not applicable.

 

Item 5.  Other Information

 

None.

 

Item 6.  Exhibits

 

See the exhibit index below.

 

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Table of Contents 

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.

 

 

 

 

 

NEW ENGLAND REALTY ASSOCIATES LIMITED PARTNERSHIP

 

By:

/s/ NEWREAL, INC.

 

 

 

 

 

Its General Partner

 

 

 

 

By:

/s/ RONALD BROWN

 

 

Ronald Brown, President

 

Dated: November 6, 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.

 

Signature

 

Title

 

Date

/s/ RONALD BROWN

 

President and Director of the General Partner (Principal Executive Officer)

 

November 6, 2015

Ronald Brown

 

 

 

 

 

 

 

 

/s/ HAROLD BROWN

 

Treasurer and Director of the General Partner (Principal Financial Officer and Principal Accounting Officer)

 

November 6, 2015

Harold Brown

 

 

 

 

 

 

 

 

/s/ GUILLIAEM AERTSEN

 

Director of the General Partner

 

November 6, 2015

Guilliaem Aertsen

 

 

 

 

 

 

 

 

 

/s/ DAVID ALOISE

 

Director of the General Partner

 

November 6, 2015

David Aloise

 

 

 

 

 

 

 

 

 

/s/ EUNICE HARPS

 

Director of the General Partner

 

November 6, 2015

Eunice Harps

 

 

 

 

 

 

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Table of Contents 

EXHIBIT INDEX

 

 

 

 

Exhibit No.

 

Description of Exhibit

(31.1)

 

Certification pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 of Ronald Brown, Principal Executive Officer of the Partnership (President and a Director of NewReal, Inc., sole General Partner of the Partnership)

(31.2)

 

Certification pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 of Harold Brown, Principal Financial Officer of the Partnership (Treasurer and a Director of NewReal, Inc., sole General Partner of the Partnership)

(32.1)

 

Certification Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, of Ronald Brown, Principal Executive Officer of the Partnership (President and a Director of NewReal, Inc., sole General Partner of the Partnership) and Harold Brown, Principal Financial Officer of the Partnership (Treasurer and a Director of NewReal, Inc., sole General Partner of the Partnership).

(101.1)

 

The following financial statements from New England Realty Associates Limited Partnership Quarterly Report on Form 10-Q for the quarter ended September 30, 2015, formatted in XBRL: (i) Consolidated Balance Sheets, (unaudited) (ii) Consolidated Statements of Income, (unaudited) (iii) Consolidated Statements of Changes in Partners’ Capital, (unaudited) (iv) Consolidated Statements of Cash Flows, (unaudited) and (v) Notes to Consolidated Financial Statements, (unaudited).

 

 

bygy

44