10-Q 1 rpworking10q93001.txt REALTY PARKING 10-Q FOR QUARTER ENDING 9/30/01 FORM 10-Q SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 QUARTERLY REPORT UNDER SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT OF 1934 (Mark One) { X } QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2001 { } TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to _____ For Quarter Ended September 30, 2001 Commission file number 0-17616 Realty Parking Properties L.P. (Exact Name of Registrant as Specified in its Charter) Delaware 52-1591575 (State or Other Jurisdiction of (I.R.S. Employer Incorporation or Organization) Identification Number) 225 East Redwood Street, Baltimore, Maryland 21202 (Address of Principal Executive Offices) (Zip Code) Registrant's Telephone Number, Including Area Code: 410-727-4083 N/A (Former Name, Former Address, and Former Fiscal Year, if Changed Since Last Report.) Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15 (d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes X No______ REALTY PARKING PROPERTIES L.P. INDEX Page No. Part I. Financial Information Item 1. Financial Statements Balance Sheets 1 Statements of Operations 2 Statements of Partners' Capital 3 Statements of Cash Flows 4 Notes to Financial Statements 5-6 Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 7-8 Item 3. Quantitative and Qualitative Disclosures About Market Risk 9 Part II. Other Information Item 1. through Item 6. 9 Signatures 10 REALTY PARKING PROPERTIES L.P. Balance Sheets

See accompanying notes to financial statements 1 REALTY PARKING PROPERTIES L.P. Statements of Operations (Unaudited)

See accompanying notes to financial statements 2 REALTY PARKING PROPERTIES L.P. Statements of Partners' Capital Nine Months Ended September 30, 2001 and 2000 (Unaudited)

See accompanying notes to financial statements 3 REALTY PARKING PROPERTIES L.P. Statements of Cash Flows (Unaudited)

See accompanying notes to financial statements 4 REALTY PARKING PROPERTIES L.P. Notes to Financial Statements September 30, 2001 (Unaudited) Note 1 - The Partnership and Basis of Preparation The accompanying financial statements of Realty Parking Properties L.P. (the "Partnership") do not include all of the information and note disclosures normally included in financial statements prepared in accordance with accounting principles generally accepted in the United States of America. The unaudited interim financial statements reflect all adjustments which are, in the opinion of management, necessary to a fair statement of financial position, operating results and cash flows for the interim periods presented. All such adjustments are of a normal recurring nature. The unaudited interim financial information should be read in conjunction with the financial statements contained in the 2000 Annual Report. Note 2 - Cash and Cash Equivalents The Partnership considers all short-term investments with maturities of three months or less at dates of purchase as cash equivalents. Cash and cash equivalents consist entirely of cash and money market accounts and are stated at cost, which approximates market value at September 30, 2001 and December 31, 2000. Note 3 - Investment in Real Estate Investment in real estate is summarized as follows: September 30, 2001 December 31, 2000 Land $15,939,161 $17,224,496 Buildings 3,445,777 3,445,777 Land Improvements 154,885 188,653 ----------- ----------- 19,539,823 20,858,926 Less accumulated depreciation 1,219,922 1,152,212 ----------- ----------- Total $18,319,901 $19,706,714 =========== =========== Depreciation of the garage structures is computed using the straight-line method over 31.5 years for property placed in service prior to January 1, 1994 and 39 years for property placed in service after January 1, 1994. Note 4 - Sales of Properties On September 24, 2001, the Partnership sold its Reno, Nevada property for $950,000. The Partnership's investment in the property was $398,110, net of accumulated depreciation of $12,535 and an impairment loss of $636,545 recorded in 1999. The gain from the sale totaled $456,919, net of expenses of $94,971. On June 1, 2001, the Partnership sold its Rochester, New York property for $550,000. The Partnership's investment in the property was $400,000, net of an impairment loss of $734,175 recorded in 1999. The gain from the sale totaled $132,767, net of expenses of $17,233. On March 1, 2001, the Partnership sold its Dayton, Ohio property for $500,000. The Partnership's investment in the property was $499,000, net of accumulated depreciation of $9,458 and an impairment loss of $679,959 recorded in 1999. The loss from the sale totaled $26,535, net of expenses of $27,535. On February 10, 2000, the Partnership sold its St. Paul-Tank, Minnesota property for $1,335,586. The Partnership's investment in the property was $372,558, net of accumulated depreciation of $1,189. The gain from the sale totaled $767,622, net of expenses of $195,406. -5- REALTY PARKING PROPERTIES L.P. Notes to Financial Statements September 30, 2001 (Unaudited) Note 5 - Related Party Transactions The General Partner earned a management fee of $5,540 and $6,946 (1% of gross revenues of the properties and other sources of income) during the three months ended September 30, 2001 and 2000, respectively, and $20,475 and $23,056 during the nine months ended September 30, 2001 and 2000, respectively. The general partner was reimbursed for certain costs incurred relating to administrative and professional services of the Partnership totaling $14,613 and $26,520 for the three months ended September 30, 2001 and 2000, respectively, and $93,257 and $100,684 during the nine months ended September 30, 2001 and 2000, respectively. Pursuant to an Investment Advisory Agreement, Central Parking System (the "Advisor") earns a fee upon disposition of a property equal to 2% of the contract price for the sale of the property. Such fee is earned for services rendered to advise the General Partner on the timing and pricing of property sales. As of September 30, 2001, the Advisor earned Advisory fees totaling $40,000 from the sales of the Dayton, Rochester and Reno properties. As of September 30, 2000, the Advisor earned an Advisory fee of $26,712 and was entitled to a lease termination fee of $87,604, in connection with the sale of the St. Paul-Tank property. Note 6 - Net Earnings Per Unit of Assignee and Limited Partnership Interest Net earnings per unit of assignee and limited partnership interest is disclosed on the Statements of Operations and is based upon 1,909,127 units outstanding. Note 7 - Subsequent Events On November 15, 2001, the Partnership will make a cash distribution totaling $293,321 of which 98% is allocable to Assignee and Limited Partners. This distribution is derived from funds provided by operating activities during the quarter ended September 30, 2001. Assignee and Limited Partners will receive a cash distribution of approximately $0.15 per unit. On October 31, 2001, the Partnership sold its St. Paul-Jackson, Minnesota property for $2,850,000. The Partnership's investment in the property was $1,434,860, net of accumulated depreciation of $28,314. On October 23, 2001, the Partnership distributed the net sale proceeds from the sale of the Reno property totaling $855,029, or approximately $.45 per unit. In accordance with the Partnership Agreement, 100% of the net sale proceeds were distributed to Assignee and Limited Partners. -6- REALTY PARKING PROPERTIES L.P. Management's Discussion and Analysis of Financial Condition and Results of Operations Liquidity and Capital Resources The Partnership was fully invested in parking properties as it entered 2001 and currently has no plans to use working capital to perform major repairs or improvements to any of its properties. The Partnership has sufficient cash and cash equivalents to satisfy its liquidity requirements for 2001. At September 30, 2001, the Partnership had a working capital position that included cash and cash equivalents of $1,630,768, accounts receivable (net of real estate taxes payable) of $9,939 and accounts payable of $142,386 (excluding real estate taxes). Cash and cash equivalents increased $372,535 during the third quarter of 2001. This increase represents the net effect of $428,536 in cash provided by operating activities, sale proceeds totaling $855,029, the quarterly distribution to investors totaling $378,263, and sales proceeds distributions totaling $532,767. On October 31, 2001, the Partnership sold its St. Paul-Jackson, Minnesota property for $2,850,000. The Partnership's investment in the property was $1,434,860, net of accumulated depreciation of $28,314. The gain on sale and the sale proceeds (net of expenses) will be reported and distributed to investors in the fourth quarter 2001. On September 24, 2001, the Partnership sold its Reno, Nevada property for $950,000. The Partnership's investment in the property was $398,110, net of accumulated depreciation of $12,535 and an impairment loss of $636,545 recorded in 1999. The gain from the sale totaled $456,919, net of expenses of $94,971. The net sale proceeds totaling $855,029, or $0.45 per unit, were distributed to investors on October 23, 2001. In accordance with the Partnership Agreement, 100% of the net sale proceeds were distributed to Assignee and Limited Partners. On June 1, 2001, the Partnership sold its Rochester, New York property for $550,000. The Partnership's investment in the property was $400,000, net of an impairment loss of $734,175 recorded in 1999. The gain from the sale totaled $132,767, net of expenses of $17,233. The net sale proceeds totaling $532,767, or $0.28 per unit, were distributed to investors on July 18, 2001. In accordance with the Partnership Agreement, 100% of the net sale proceeds were distributed to Assignee and Limited Partners. On March 1, 2001, the Partnership sold its Dayton, Ohio property for $500,000. The Partnership's investment in the property was $499,000, net of accumulated depreciation of $9,458 and an impairment loss of $679,959 recorded in 1999. The loss from the sale totaled $26,535, net of expenses of $27,535. The net sale proceeds totaling $472,469, or $0.25 per unit, were distributed to investors on April 20, 2001. In accordance with the Partnership Agreement, 100% of the net sale proceeds were distributed to Assignee and Limited Partners. On November 15, 2001, the Partnership will make a cash distribution totaling $293,321 of which 98% is allocable to Assignee and Limited Partners. This distribution is derived from funds provided by operating activities during the quarter ended September 30, 2001. Assignee and Limited Partners will receive a cash distribution of approximately $0.15 per unit. -7- REALTY PARKING PROPERTIES L.P. Management's Discussion and Analysis of Financial Condition and Results of Operations Results of Operations Parking lot revenue includes base and percentage rents earned pursuant to the lease agreements with the Advisor, and the net operating revenues of the properties operated under management contracts. The Partnership leases eight of its properties to the Advisor under terms that include a minimum rent calculated as a percentage of certain acquisition costs. In addition, the Advisor is obligated to pay percentage rent, calculated as a percentage of gross parking revenues in excess of a base amount. In 2001, three properties were managed by parking operators under separate management contracts with the Partnership, two of which were sold (Dayton and Rochester). Under the terms of the management contracts, the operators forward the property's net operating revenues to the Partnership. The Partnership is also responsible for the payment of real estate taxes for those properties. Total parking lot rents of $360,308 were earned during the third quarter of 2001, reflecting a decrease of $121,595 from the same period in 2000. The decrease is primarily due to the decline in revenues from the Kansas City property's lease renewal at a lower rate ($8,835), property sales ($50,821) and lower percentage rents ($63,458), net of a slight increase from the property operated under a management contract ($1,519). Total parking lot rents of $1,161,948 were earned during the nine months ended September 30, 2001, reflecting a decrease of $282,982 from the same period in 2000. The decrease is primarily due to the decline in revenues from the property being operated under a management contract ($67,661), the Kansas City property's lease renewal at a lower rate ($26,504), property sales ($115,022) and lower percentage rents ($73,795). Expenses incurred during the three and nine months ended September 30, 2001, net of depreciation, totaled $74,057 and $235,053, respectively, reflecting increases of $24,742 and $80,123 over the same periods in 2000. The increases are primarily due to consulting work performed in 2001 and real estate tax expense incurred for the properties operated under management contracts. Additionally, commencing in 2001, the State of Tennessee has imposed franchise and excise taxes on the Partnership's property in Nashville. -8- REALTY PARKING PROPERTIES L.P. PART I. FINANCIAL INFORMATION Item 3. Quantitative and Qualitative Disclosures About Market Risk Inapplicable PART II. OTHER INFORMATION Item 1. Legal Proceedings Inapplicable Item 2. Changes in Securities and Use of Proceeds Inapplicable Item 3. Defaults upon Senior Securities Inapplicable Item 4. Submission of Matters to a Vote of Security Holders Inapplicable Item 5. Other Information Inapplicable Item 6. Exhibits and Reports on Form 8-K None. -9- REALTY PARKING PROPERTIES L.P. SIGNATURES Pursuant to the requirements of Section 13 or 15 (d) of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. REALTY PARKING PROPERTIES L.P. DATE: 11/9/01 By: /s/ John M. Prugh John M. Prugh President and Director Realty Parking Company, Inc. General Partner DATE: 11/9/01 By: /s/ Timothy M. Gisriel Timothy M. Gisriel Treasurer Realty Parking Company, Inc. General Partner -10-

REALTY PARKING PROPERTIES LP 10-Q