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TRANSCONTINENTAL REALTY INVESTORS INC - Annual Report: 2003 (Form 10-K)

Form 10-K
Table of Contents

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 


 

FORM 10-K

 

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

 

For the Year Ended December 31, 2003

 

Commission File Number 1-9240

 


 

Transcontinental Realty Investors, Inc.

(Exact Name of Registrant as Specified in Its Charter)

 

Nevada   94-6565852
(State or Other Jurisdiction of Incorporation or Organization)   (I.R.S. Employer Identification No.)

1800 Valley View Lane,

Suite 300, Dallas, Texas

  75234
(Address of Principal Executive Offices)   (Zip Code)

 

(469) 522-4200

(Registrant’s Telephone Number, Including Area Code)

 

Securities Registered Pursuant to Section 12(b) of the Act:

 

Title of each class   Name of each exchange on which registered

Common Stock, $.01 par value

  New York Stock Exchange

 

Securities Registered Pursuant to Section 12(g) of the Act:

 

NONE

 

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 at least the past 90 days.    Yes x    No ¨

 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of Registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.    x

 

Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Act).     Yes ¨    No x

 

The aggregate market value of the shares of voting and non-voting common equity held by non-affiliates of the Registrant, computed by reference to the closing sales price of the Common Stock on the New York Stock Exchange as of June 30, 2003 (the last business day of the Registrant’s most recently completed second fiscal quarter) was $24,546,325 based upon a total of 1,669,818 shares held as of June 30, 2003 by persons believed to be non-affiliates of the Registrant. The basis of the calculation does not constitute a determination by the Registrant as defined in Rule 405 of the Securities Act of 1933, as amended, such calculation, if made as of a date within sixty days of this filing would yield a different value. As of March 19, 2004, there were 8,113,669 shares of common stock outstanding.

 

Documents Incorporated by Reference:

Consolidated Financial Statements of Income Opportunity Realty Investors, Inc.

Commission File No. 1-14784

Consolidated Financial Statements of American Realty Investors, Inc.

Commission File No. 001-15663

 



Table of Contents

INDEX TO

ANNUAL REPORT ON FORM 10-K

 

          Page

PART I     

Item 1.

   Business    3

Item 2.

   Properties    5

Item 3.

   Legal Proceedings    15

Item 4.

   Submission of Matters to a Vote of Security Holders    15
PART II     

Item 5.

   Market for Registrant’s Common Equity and Related Stockholder Matters    16

Item 6.

   Selected Financial Data    17

Item 7.

   Management’s Discussion and Analysis of Financial Condition and Results of Operations    17

Item 7A.

   Quantitative and Qualitative Disclosures Regarding Market Risk    23

Item 8.

   Financial Statements and Supplementary Data    25

Item 9.

   Changes in and Disagreements with Accountants on Accounting and Financial Disclosure    62

Item 9A.

   Controls and Procedures    62
PART III     

Item 10.

   Directors, Executive Officers and Advisor of the Registrant    63

Item 11.

   Executive Compensation    68

Item 12.

   Security Ownership of Certain Beneficial Owners and Management    69

Item 13.

   Certain Relationships and Related Transactions    71

Item 14.

   Principal Accounting Fees and Services    73
PART IV     

Item 15.

   Exhibits, Consolidated Financial Statements, Schedules and Reports on Form 8-K    74

Signature Page

   76

 

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Table of Contents

PART I

 

ITEM 1.   BUSINESS

 

Transcontinental Realty Investors, Inc. (“TCI”), a Nevada corporation, is the successor to a California business trust that was organized on September 6, 1983 and commenced operations on January 31, 1984. On November 30, 1999, TCI acquired all of the outstanding shares of beneficial interest of Continental Mortgage and Equity Trust (“CMET”), a real estate company, in a tax-free exchange of shares, issuing 1.181 shares of its Common Stock for each outstanding CMET share. Prior to January 1, 2000, TCI elected to be treated as a Real Estate Investment Trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”). During the third quarter of 2000, due to a concentration of ownership TCI no longer met the requirement for tax treatment as a REIT. Under the Code, TCI cannot re-qualify for REIT tax status for at least five years.

 

TCI’s real estate at December 31, 2003, consisted of 120 properties held for investment, one partnership property and 13 properties held for sale. In 2003, TCI purchased 10 properties held for investment. TCI’s mortgage notes receivable portfolio at December 31, 2003, consisted of 12 mortgage loans. TCI’s real estate and mortgage notes receivable portfolios are more fully discussed in ITEM 2. “PROPERTIES.”

 

Effective March 31, 2003, TCI financial results have been consolidated in the American Realty Investors, Inc. (“ARI”) Form 10-K and related consolidated financial statements. As of December 31, 2003, ARI owned 80.0% of the outstanding TCI common shares.

 

On October 23, 2001, TCI, Income Opportunity Realty Investors, Inc. (“IORI”) and American Realty Investors, Inc. (“ARI”) jointly announced a preliminary agreement with the plaintiff’s legal counsel of the derivative action entitled Olive et al. v. National Income Realty Trust, et al. for complete settlement of all disputes in the lawsuit (the “Olive Litigation”). In February 2002, the court granted final approval of the proposed settlement (the “Olive Settlement”). Under the Olive Settlement, ARI agreed to either (i) acquire all of the outstanding shares of TCI and IORI not currently owned by ARI for a cash payment or shares of ARI preferred stock or (ii) make a tender offer for all of the outstanding shares of TCI and IORI not currently owned by ARI. On November 15, 2002, ARI commenced the tender offer for the TCI and IORI shares. The tender offer was completed on March 18, 2003. ARI paid $19.00 cash per IORI share and $17.50 cash per TCI share for the stock tendered by non-affiliated stockholders. Pursuant to the tender offers, ARI acquired 1,213,226 TCI shares and 265,036 IORI shares. The completion of the tender offers fulfilled the obligations under the Olive Settlement and the Olive Litigation, originally filed in February 1990, was dismissed with prejudice. TCI has the same board and the same advisor as ARI. Two of the directors of TCI are also directors of IORI.

 

Business Plan and Investment Policy

 

TCI’s business is investing in real estate through direct equity ownership and partnerships and financing real estate and real estate related activities through investments in mortgage loans, including first, wraparound and junior mortgage loans. TCI’s real estate is located throughout the continental United States and one property is located in Poland. Information regarding TCI’s real estate and mortgage notes receivable portfolios is set forth in ITEM 2. “PROPERTIES”, and in Schedules III and IV to the Consolidated Financial Statements included at ITEM 8. “FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.” TCI has four operating segments, Apartments, Commercial Properties, Hotels and land ownership.

 

TCI’s business is not seasonal. Management has determined to continue to pursue a balanced investment policy, seeking both current income and capital appreciation. With respect to new real estate investments, management’s plan of operation is to consider all types of real estate with an emphasis on properties generating current cash flow. Management expects to invest in and improve these properties to maximize both their immediate and long-term value. Management has also considered the development of apartment properties in selected markets primarily in Texas. Management also expects to consider property sales opportunities for properties in stabilized real estate markets where TCI’s properties have reached their potential. Management also expects to be an opportunistic seller of properties in markets that have become overheated, i.e. an abundance of buyers. Management’s operating strategy with regard to TCI’s properties is to maximize each property’s operating income by aggressive property management through closely monitoring expenses while at the same time making property renovations and/or improvements where appropriate. While such expenditures increase the amount of revenue required to cover operating expenses, management believes that such expenditures are necessary to maintain or enhance the value of the properties.

 

Management does not expect that TCI will seek to fund or acquire new mortgage loans in 2004. However, TCI may originate mortgage loans in conjunction with providing purchase money financing of a property sale. Management intends to service and hold for investment the mortgage notes in TCI’s portfolio. However, TCI may borrow against its mortgage notes, using the proceeds from such borrowings for property acquisitions or for general working capital needs. Management also intends to pursue TCI’s rights vigorously with respect to mortgage notes that are in default. TCI’s Articles of Incorporation impose no limitations on its investment policy with respect to mortgage loans and does not prohibit it from investing more than a specified percentage of its assets in any one mortgage loan.

 

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Management of the Company

 

Although the Board of Directors is directly responsible for managing the affairs of TCI and for setting the policies which guide it, its day-to-day operations were performed by Basic Capital Management, Inc. (“BCM”), a contractual advisor under the supervision of the Board. Effective July 1, 2003, BCM was replaced as contractual advisor to TCI by Prime Asset Management, Inc., (“PAMI”) under the same terms as BCM’s advisory agreement. PAMI is owned by Realty Advisors (79%) and Syntek West, Inc. (21%), related parties. Syntek West, Inc. is owned by Gene Phillips. Effective August 18, 2003, PAMI changed its name to Prime Income Asset Management, Inc., (“PIAMI”). On October 1, 2003, Prime Income Asset Management, LLC (“Prime”), which is owned 100% by PIAMI, replaced PIAMI as the advisor to TCI. The duties of Prime include, among other things, locating, investigating, evaluating and recommending real estate and mortgage note investment and sales opportunities, as well as financing and refinancing sources. Prime also serves as a consultant in connection with TCI’s business plan and investment decisions made by the Board.

 

Prime is indirectly owned by a trust for the children of Gene E. Phillips, and Syntek West, Inc. (which is owned by Mr. Phillips), owns 21% of Prime. Mr. Phillips is not an officer or director of Prime, but serves as a representative of the trust, is involved in daily consultation with the officers of Prime and has significant influence over the conduct of Prime’s business, including the rendering of advisory services and the making of investment decisions for itself and for TCI. Prime is more fully described in ITEM 10. “DIRECTORS, EXECUTIVE OFFICERS AND ADVISOR OF THE REGISTRANT—The Advisor.”

 

BCM had provided advisory services to TCI from March 28, 1989 until June 30, 2003, when Prime replaced BCM as the contractual advisor to TCI. Prime also serves as advisor to ARI. The Directors of TCI are also directors of ARI. The officers of TCI also serve as officers of ARI, BCM and Prime. As of March 19, 2003 and after completion of the tender offer, TCI owned approximately 24.0% of IORI’s outstanding shares of common stock. ARI owned approximately 64.5% and Prime owned approximately 14.5% of the outstanding shares of TCI’s common stock.

 

Since February 1, 1990, affiliates of BCM and Prime have provided property management services to TCI. Currently, Triad Realty Services, Ltd. (“Triad”) provides such property management services. Triad subcontracts with other entities for the provision of property-level management services to TCI. The general partner of Triad is BCM. The limited partner of Triad is Highland Realty Services, Inc. (“Highland”) a related party. Until December 2002, Triad subcontracted the property-level management and leasing of 39 of TCI’s commercial properties to Regis Realty, Inc. (“Regis”), a related party, which was a company owned by GS Realty Services, Inc. Regis was entitled to receive property and construction management fees and leasing commissions in accordance with the terms of its property-level management agreement with Triad. Regis also was entitled to receive real estate brokerage commissions in accordance with the terms of a non-exclusive brokerage agreement. Since January 1, 2003, Regis Realty I, LLC (“Regis I”), has provided these services. Regis I is owned by Highland. Regis Hotel Corporation, a related party, managed TCI’s five hotels, until December 2002. Since January 1, 2003, Regis Hotel I, LLC, has managed TCI’s five hotels. The sole member of Regis I and Regis Hotel I, LLC is Highland. See ITEM 10. “DIRECTORS, EXECUTIVE OFFICERS AND ADVISOR OF THE REGISTRANT—The Advisor.”

 

TCI has no employees. Employees of Prime render services to TCI.

 

Competition

 

The real estate business is highly competitive and TCI competes with numerous entities engaged in real estate activities (including certain entities described in ITEM 13. “CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS—Related Party Transactions”), some of which have greater financial resources than those of TCI. Management believes that success against such competition is dependent upon the geographic location of the property, the performance of property-level managers in areas such as marketing, collections and control of operating expenses, the amount of new construction in the area and the maintenance and appearance of the property. Additional competitive factors with respect to commercial properties are the ease of access to the property, the adequacy of related facilities, such as parking, and sensitivity to market conditions in setting rent levels. With respect to apartments, competition is also based upon the design and mix of units and the ability to provide a community atmosphere for the tenants. Management believes that beyond general economic circumstances and trends, the rate at which properties are renovated or the rate new properties are developed in the vicinity of each of TCI’s properties also are competitive factors.

 

To the extent that TCI seeks to sell any of its properties, the sales prices for such properties may be affected by competition from other real estate entities and financial institutions also attempting to sell their properties located in areas in which TCI’s properties are located, as well as by aggressive buyers attempting to penetrate or dominate a particular market.

 

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Table of Contents

As described above and in ITEM 13. “CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS—Related Party Transactions,” the officers and Directors of TCI also serve as officers or directors of certain other entities, also advised by Prime, and which have business objectives similar to those of TCI. TCI’s Directors, officers and advisor owe fiduciary duties to such other entities as well as to TCI under applicable law. In determining to which entity a particular investment opportunity will be allocated, the officers, Directors and advisor consider the respective investment objectives of each such entity and the appropriateness of a particular investment in light of each such entity’s existing real estate portfolio. To the extent that any particular investment opportunity is appropriate to more than one of the entities, the investment opportunity will be allocated to the entity which has had funds available for investment for the longest period of time or, if appropriate, the investment may be shared among all or some of the entities.

 

In addition, as also described in ITEM 13. “CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS—Certain Business Relationships,” TCI also competes with other entities which are affiliates of Prime and which have investment objectives similar to TCI’s and that may compete with it in purchasing, selling, leasing and financing of real estate and real estate related investments. In resolving any potential conflicts of interest which may arise, Prime has informed management that it intends to continue to exercise its best judgment as to what is fair and reasonable under the circumstances in accordance with applicable law.

 

Certain Factors Associated with Real Estate and Related Investments

 

TCI is subject to all the risks incident to ownership and financing of real estate and interests therein, many of which relate to the general illiquidity of real estate investments. These risks include, but are not limited to, changes in general or local economic conditions, changes in interest rates and the availability of permanent mortgage financing which may render the purchase, sale or refinancing of a property difficult or unattractive and which may make debt service burdensome, changes in real estate and zoning laws, increases in real estate taxes, federal or local economic or rent controls, floods, earthquakes, hurricanes and other acts of God and other factors beyond the control of management and Prime. The illiquidity of real estate investments may also impair the ability of management to respond promptly to changing circumstances. Management believes that such risks are partially mitigated by the diversification by geographic region and property type of TCI’s real estate and mortgage notes receivable portfolios. However, to the extent new property investments or mortgage lending is concentrated in any particular region or property type, the advantages of diversification may be mitigated.

 

ITEM 2.   PROPERTIES

 

TCI’s principal offices are located at 1800 Valley View Lane, Suite 300, Dallas, Texas 75234 and are, in the opinion of management, suitable and adequate for TCI’s present operations.

 

Details of TCI’s real estate and mortgage notes receivable portfolios at December 31, 2003, are set forth in Schedules III and IV to the Consolidated Financial Statements included at ITEM 8. “FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.” The discussions set forth below under the headings “Real Estate” and “Mortgage Loans” provide certain summary information concerning TCI’s real estate and mortgage notes receivable portfolios.

 

TCI’s real estate portfolio consists of properties held for investment, properties held for sale, which were primarily obtained through foreclosure of the collateral securing mortgage notes receivable, and investments in partnerships. The discussion set forth below under the heading “Real Estate” provides certain summary information concerning TCI’s real estate and further summary information with respect to its properties held for investment, properties held for sale and its investment in partnerships.

 

At December 31, 2003, none of TCI’s properties, mortgage notes receivable or investment in partnerships exceeded 10% of total assets. At December 31, 2003, 81% of TCI’s assets consisted of properties held for investment, 7% consisted of properties held for sale, 4% consisted of mortgage notes and interest receivable and 2% consisted of investments in partnerships. The remaining 6% of TCI’s assets were invested in cash, cash equivalents and other assets. The percentage of TCI’s assets invested in any one category is subject to change and no assurance can be given that the composition of TCI’s assets in the future will approximate the percentages listed above.

 

TCI’s real estate is geographically diverse. At December 31, 2003, TCI held investments in apartments and commercial properties in each of the geographic regions of the continental United States, although its apartments and commercial properties were concentrated in the Southeast and Southwest regions, as shown more specifically in the table under “Real Estate” below. At December 31, 2003, TCI held mortgage notes receivable secured by apartments and commercial properties in the Southwest and Southeast regions of the continental United States, as shown more specifically in the table under “Mortgage Loans” below.

 

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Geographic Regions

 

 

LOGO

 

Excluded from the above are 35 parcels of unimproved land and one hotel in Wroclaw, Poland, as described below.

 

Real Estate

 

At December 31, 2003, approximately 88% of TCI’s assets were invested in real estate. TCI invests primarily in real estate located throughout the continental United States, either on a leveraged or nonleveraged basis. TCI’s real estate portfolio consists of properties held for investment, investments in partnerships and properties held for sale (which were primarily obtained through foreclosure of the collateral securing mortgage notes receivable).

 

Types of Real Estate Investments.    TCI’s real estate consists of commercial properties (office buildings, industrial warehouses and shopping centers), hotels and apartments having established income-producing capabilities. In selecting real estate for investment, the location, age and type of property, gross rents, lease terms, financial and business standing of tenants, operating expenses, fixed charges, land values and physical condition are among the factors considered. TCI may acquire properties subject to or assume existing debt and may mortgage, pledge or otherwise obtain financing for its properties. The Board of Directors may alter the types of and criteria for selecting new real estate investments and for obtaining financing without a vote of stockholders.

 

TCI’s real estate portfolio consists of 134 owned properties. Of the 134 properties, 12 apartments were sold to partnerships controlled by Metra Capital, LLC (“Metra”). See NOTE 7. “NOTES AND INTEREST PAYABLE.” Because the Metra sales transaction was accounted for as a finance transaction, TCI continues to account for the 12 properties as owned properties.

 

TCI typically invests in developed real estate. However, TCI has recently invested in unimproved land and apartment development and construction. To the extent that TCI continues to invest in development and construction projects, it will be subject to business risks, such as cost overruns and construction delays, associated with such higher risk projects.

 

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Table of Contents

At December 31, 2003, TCI had the following properties under construction:

 

Property


  

Location


   Units

   Amount
Expended


   Additional
Amount
to Expend


   Construction
Loan
Funding


Bluffs at Vista Ridge

   Lewisville, TX    272 Units    $ 2,201    $ 18,385    $ 15,500

Breakwater Bay

   Beaumont, TX    176 Units      1,691      7,776      9,545

Capitol Hill

   Little Rock, AR    156 Units      3,303      7,276      9,500

DeSoto Ranch

   DeSoto, TX    248 Units      16,184      2,036      16,273

Echo Valley

   Dallas, TX    216 Units      10,848      3,371      12,715

Heather Creek

   Mesquite, TX    200 Units      3,658      9,644      12,079

Kingsland Ranch

   Houston, TX    398 Units      14,206      11,449      23,000

Verandas at City View

   Fort Worth, TX    314 Units      14,339      8,505      19,393

Vistas at Pinnacle Park

   Dallas, TX    332 Units      3,261      17,921      19,149

 

In 2002, TCI completed the 252 unit Limestone Ranch in Lewisville, Texas, the 284 unit Falcon Lakes Apartments in Arlington, Texas, the 190 unit Tivoli Apartments in Dallas, Texas, the 80 unit Waters Edge IV Apartments in Gulfport, Mississippi and the 161 room Hotel Akademia in Wroclaw, Poland. In 2003, TCI completed 186 unit Blue Lake Villas in Waxahachie, Texas, the 284 unit Falcon Lakes in Arlington, Texas, the 180 unit River Oaks Apartments in Wiley, Texas, the 384 unit Sendero Ridge Apartments in San Antonio, Texas, the 256 unit Spyglass Apartments in Mansfield, Texas and the 188 unit Windsong Apartments in Fort Worth, Texas.

 

In the opinion of management, the properties owned by TCI are adequately covered by insurance.

 

The following table sets forth the percentages, by property type and geographic region, of TCI’s real estate (other than four hotels in the Pacific and Midwest regions, one hotel in Poland and 35 parcels of unimproved land, as described below) at December 31, 2003.

 

Region


   Apartments

   

Commercial

Properties


 

Pacific

   —   %   .90 %

Midwest

   .70     16.31  

Southwest

   94.87     55.33  

Southeast

   4.43     23.24  

Mountain

   —       4.22  
    

 

     100.00 %   100.00 %
    

 

 

The foregoing table is based solely on the number of apartment units and amount of commercial square footage and does not reflect the value of TCI’s investment in each region. TCI owns 35 parcels of unimproved land, two parcels for a total of 22.16 acres in the Southeast region and 33 parcels for a total of 1,025.38 acres in the Southwest region. See Schedule III to the Consolidated Financial Statements included at ITEM 8. “FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA” for a detailed description of TCI’s real estate portfolio.

 

During 2003, the activity in TCI’s owned real estate portfolio was:

 

Owned properties at January 1, 2003

   140  

Properties purchased

   10  

Properties added from consolidation of partnerships

   1  

Properties sold

   (17 )
    

Owned properties at December 31, 2003

   134  
    

 

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Properties Held for Investment.    Set forth below are TCI’s properties held for investment and the monthly rental rate for apartments, the average annual rental rate for commercial properties and the average daily room rate and room revenue divided by total available rooms for hotels and occupancy at December 31, 2003, 2002 and 2001, for apartments and commercial properties and average occupancy during 2003, 2002 and 2001 for hotels:

 

            

Rent Per

Square Foot


  Occupancy %

Property


 

Location


  

Units/Square Footage


  2003

  2002

  2001

  2003

  2002

  2001

Apartments

                                      

4400

  Midland, TX    92 Units/94,472 Sq. Ft.   $ .49   $ .49   $ .49   86   86   95

Apple Lane

  Lawrence, KS    75 Units/30,000 Sq. Ft.     1.05     1.04     1.04   100   93   99

Arbor Point

  Odessa, TX    195 Units/178,920 Sq. Ft.     .45     .43     .41   95   87   91

Ashton Way

  Midland, TX    178 Units/138,964 Sq. Ft.     .43     .43     .43   87   82   89

Autumn Chase

  Midland, TX    64 Units/58,652 Sq. Ft.     .55     .54     .53   98   98   94

Bay Walk

  Galveston, TX    192 Units/153,120 Sq. Ft.     .75     .74     .74   95   95   92

Bluelake Villas

  Waxahachie, TX    186 Units/169,746 Sq. Ft.     .91     **     **   93   **   **

Bluffs at Vista Ridge

  Lewisville, TX    272 Units/257,432 Sq. Ft.     **     **     **   **   **   **

Breakwater Bay

  Beaumont, TX    176 Units/145,688 Sq. Ft.     **     **     **   **   **   **

By the Sea

  Corpus Christi, TX    153 Units/123,945 Sq. Ft.     .88     .86     .83   91   88   93

Capitol Hill

  Little Rock, AR    156 Units/151,116 Sq. Ft.     **     **     **   **   **   **

Cliffs of Eldorado

  McKinney, TX    208 Units/182,288 Sq. Ft.     .85     .85     .84   89   86   94

Courtyard

  Midland, TX    133 Units/111,576 Sq. Ft.     .46     .45     .43   99   93   89

Coventry

  Midland, TX    120 Units/105,608 Sq. Ft.     .44     .43     .43   84   91   77

DeSoto Ranch

  DeSoto, TX    248 Units/240,718 Sq. Ft.     .94     **     *   98   **   *

Echo Valley

  Dallas, TX    216 Units/199,656 Sq. Ft.     .89     **     *   97   **   *

El Chapparal

  San Antonio, TX    190 Units/174,220 Sq. Ft.     .73     .72     .72   96   79   92

Fairway View Estates

  El Paso, TX    264 Units/204,000 Sq. Ft.     .64     .63     .62   96   92   86

Fairways

  Longview, TX    152 Units/134,176 Sq. Ft.     .58     .56     .54   93   92   93

Falcon Lakes

  Arlington, TX    284 Units/207,960 Sq. Ft.     .96     .97     **   94   11   **

Fountain Lake

  Texas City, TX    166 Units/161,220 Sq. Ft.     .62     .62     .59   96   89   96

Fountains of Waterford

  Midland, TX    172 Units/129,200 Sq. Ft.     .53     .53     .53   99   85   94

Harper’s Ferry

  Lafayette, LA    122 Units/112,500 Sq. Ft.     .60     .59     .58   90   83   91

Heather Creek

  Mesquite, TX    200 Units/170,212 Sq. Ft.     **     **     **   **   **   **

Hunters Glen

  Midland, TX    212 Units/174,180 Sq. Ft.     .39     .38     .38   94   81   91

In the Pines

  Gainesville, FL    242 Units/294,860 Sq. Ft.     .54     .54     .54   96   93   96

Island Bay

  Galveston, TX    458 Units/374,784 Sq. Ft.     .83     .81     .81   91   90   87

Kingsland Ranch

  Houston, TX    398 Units/350,574 Sq. Ft.     **     **     **   **   **   **

Limestone Canyon

  Austin, TX    260 Units/216,000 Sq. Ft.     1.06     1.06     1.06   91   88   91

Limestone Ranch

  Lewisville, TX    252 Units/219,600 Sq. Ft.     .94     .94     **   91   91   **

Marina Landing

  Galveston, TX    256 Units/205,504 Sq. Ft.     .83     .82     .87   95   96   90

Mountain Plaza

  El Paso, TX    188 Units/220,710 Sq. Ft.     .52     .51     .49   94   97   95

Oak Park IV

  Clute, TX    108 Units/78,708 Sq. Ft.     .56     .56     .54   91   95   94

Paramount Terrace

  Amarillo, TX    181 Units/123,840 Sq. Ft.     .60     .59     .57   93   91   94

Plantation

  Tulsa, OK    138 Units/103,500 Sq. Ft.     .61     .61     .59   92   90   93

Quail Oaks

  Balch Springs, TX    131 Units/72,848 Sq. Ft.     .83     .83     .81   95   85   93

River Oaks

  Wiley, TX    180 Units/164,604 Sq. Ft.     .86     **     **   98   **   **

Sendero Ridge

  San Antonio, TX    384 Units/340,880 Sq. Ft.     1.01     **     **   80   **   **

Somerset

  Texas City, TX    200 Units/163,368 Sq. Ft.     .68     .68     .66   88   87   91

Southgate

  Odessa, TX    180 Units/151,656 Sq. Ft.     .43     .43     .42   93   90   95

Spy Glass

  Mansfield, TX    256 Units/239,264 Sq. Ft.     .95     **     *   97   **   *

Sunchase

  Odessa, TX    300 Units/223,048 Sq. Ft.     .49     .49     .44   96   91   96

Terrace Hills

  El Paso, TX    310 Units/233,192 Sq. Ft.     .70     .69     .67   96   93   91

Tivoli

  Dallas, TX    190 Units/168,862 Sq. Ft.     .95     .96     **   92   27   **

Timbers

  Tyler, TX    180 Units/101,666 Sq. Ft.     .60     .59     .57   92   93   92

Verandas at City View

  Fort Worth, TX    314 Units/295,170 Sq. Ft.     .60     **     **   92   **   **

Vistas at Pinnacle Park

  Dallas, TX    332 Units/276,928 Sq. Ft.     **     **     *   **   **   *

Waters Edge IV

  Gulfport, MS    80 Units/76,400 Sq. Ft.     .76     .76     **   94   74   **

Westwood

  Odessa, TX    79 Units/49,001 Sq. Ft.     .44     .49     .48   100   80   92

Willow Creek

  El Paso, TX    112 Units/103,140 Sq. Ft.     .57     .55     .54   96   94   94

Willo-Wick Gardens

  Pensacola, FL    152 Units/153,360 Sq. Ft.     .55     .54     .54   91   84   91

Windsong

  Fort Worth, TX    188 Units/169,464 Sq. Ft.     **     **     *   **   **   *

Woodview

  Odessa, TX    232 Units/165,840 Sq. Ft.     .52     .51     .48   94   85   95

Office Buildings

                                      

1010 Common

  New Orleans, LA    494,579 Sq. Ft.     13.63     12.77     11.28   82   74   36

225 Baronne

  New Orleans, LA    416,834 Sq. Ft.     10.63     9.89     9.77   65   76   75

4135 Beltline Road

  Addison, TX    90,000 Sq. Ft.     10.01     9.00     10.33   14   —     —  

9033 Wilshire

  Los Angeles, CA    44,253 Sq. Ft.     30.16     29.24     27.67   70   63   88

Ambulatory Surgery Center

  Sterling, VA    33,832 Sq. Ft.     23.32     23.12     20.37   100   100   100

Amoco

  New Orleans, LA    378,244 Sq. Ft.     13.37     12.73     12.07   78   79   79

Atrium

  Palm Beach, FL    74,603 Sq. Ft.     10.68     12.73     12.69   63   64   82

Bay Plaza

  Tampa, FL    75,780 Sq. Ft.     14.98     15.85     15.96   80   86   99

Bay Plaza II

  Tampa, FL    78,882 Sq. Ft.     13.23     13.01     13.03   78   72   91

Brandeis

  Omaha, NE    319,234 Sq. Ft.     14.16     12.98     10.88   73   76   89

Centura

  Farmers Branch, TX    410,901 Sq. Ft.     23.79     24.02     *   61   52   *

Corporate Pointe

  Chantilly, VA    65,918 Sq. Ft.     20.85     20.24     19.72   100   100   100

 

8


Table of Contents
              

Rent Per

Square Foot


   Occupancy %

Property


  

Location


  

Units/Square Footage


   2003

   2002

   2001

   2003

   2002

   2001

Office Buildings (continued)

                                       

Durham Center

   Durham, NC    207,171 Sq. Ft.    17.73    17.79    17.65    83    98    94

Eton Square

   Tulsa, OK    222,654 Sq. Ft.    11.60    11.35    11.27    38    42    63

Forum

   Richmond, VA    79,791 Sq. Ft.    14.23    15.32    15.99    61    60    70

Institute Place

   Chicago, IL    144,915 Sq. Ft.    17.21    17.13    16.23    83    88    95

Lexington Center

   Colorado Springs, CO    74,603 Sq. Ft.    12.33    13.41    12.88    70    84    83

Mimado

   Sterling, VA    35,127 Sq. Ft.    19.98    19.77    19.97    64    79    73

One Steeplechase

   Sterling, VA    103,376 Sq. Ft.    18.35    17.76    17.19    100    100    100

Parkway North

   Dallas, TX    71,041 Sq. Ft.    18.08    17.41    17.00    64    72    73

Venture Center

   Atlanta, GA    38,272 Sq. Ft.    17.87    18.53    17.85    28    71    100

Westgrove Air Plaza

   Addison, TX    78,326 Sq. Ft.    13.26    13.96    13.54    94    66    81

Industrial Warehouses

                                       

5360 Tulane

   Atlanta, GA    30,000 Sq. Ft.    2.80    2.75    2.75    65    100    100

5700 Tulane

   Atlanta, GA    67,850 Sq. Ft.    2.14    2.45    2.93    65    12    7

Addison Hanger

   Addison, TX    23,650 Sq. Ft.    7.94    8.12    10.07    100    98    86

Addison Hanger II

   Addison, TX    29,000 Sq. Ft.    9.64    9.33    7.21    92    97    12

Encon

   Fort Worth, TX    256,410 Sq. Ft.    3.17    3.17    3.08    100    100    100

Space Center

   San Antonio, TX    101,500 Sq. Ft.    3.43    3.46    3.18    84    84    89

Texstar

   Arlington, TX    97,846 Sq. Ft.    2.28    2.19    2.11    100    100    100

Shopping Centers

                                       

Bridgeview Plaza

   LaCrosse, WI    116,008 Sq. Ft.    7.25    *    *    90    *    *

Cullman

   Cullman, AL    92,466 Sq. Ft.    3.53    *    *    95    *    *

Dunes Plaza

   Michigan City, IN    223,869 Sq. Ft.    5.51    5.83    5.81    61    69    62

K-Mart

   Cary, NC    92,033 Sq. Ft.    3.28    3.28    3.28    100    100    100

Promenade

   Highland Ranch, CO    133,558 Sq. Ft.    10.94    12.41    13.06    79    81    75

Sadler Square

   Amelia Island, FL    70,295 Sq. Ft.    7.64    7.41    7.21    94    92    93

Other

                                       

Signature Athletic Club

   Dallas, TX    56,532 Sq. Ft.                              

 

               Average Room Rate

   Occupancy %

  

Total Room Revenues

Divided By

Total Available Rooms


Property


  

Location


  

Rooms


   2003

   2002

   2001

   2003

   2002

   2001

   2003

   2002

   2001

Hotels

                                                                  

Willows

   Chicago, IL    52 Rooms    $ 121.24    $ 129.76    $ 130.37    53    49    53    $ 69.54    $ 63.35    $ 69.65

City Suites

   Chicago, IL    45 Rooms      120.16      131.46      131.16    58    56    61      76.78      73.38      81.13

Majestic Inn

   San Francisco, CA    57 Rooms      107.67      141.62      174.85    52    37    41      66.68      52.25      79.10

The Majestic

   Chicago, IL    55 Rooms      124.47      133.79      129.63    48    52    55      57.86      64.31      71.52

Akademia

   Wroclaw, Poland    161 Rooms      47.78      48.92      **    51    33    **      46.86      15.97      **

 

Property


  

Location


  

Acres


Land

         

1013 Common

   New Orleans, LA    .413 Acres

2301 Valley Branch

   Farmers Branch, TX    23.763 Acres

Alamo Springs

   Dallas, TX    .678 Acres

Centura

   Farmers Branch, TX    8.753 Acres

Dominion

   Farmers Branch, TX    14.39 Acres

Fiesta

   San Angelo, TX    .6657 Acres

Fruitland

   Fruitland Park, FL    4.66 Acres

Folsom

   Farmers Branch, TX    36.777 Acres

Hollywood Casino

   Farmers Branch, TX    42.815 Acres

Lakeshore Villas

   Humble, TX    16.89 Acres

Lamar/Parmer

   Austin, TX    17.07 Acres

Las Colinas

   Las Colinas, TX    4.7 Acres

Lemmon Carlisle

   Dallas, TX    2.14 Acres

Limestone Canyon II

   Austin, TX    9.96 Acres

Manhatten

   Farmers Branch, TX    108.892 Acres

Marine Creek

   Ft. Worth, TX    54 Acres

Mason Park

   Houston, TX    18 Acres

Maumelle

   Maumelle, AR    10.8 Acres

Mira Lago

   Farmers Branch, TX    8.88 Acres

Nashville

   Nashville, TN    16.57 Acres

Pac Trust

   Farmers Branch, TX    7.07 Acres

Pulaski

   Pulaski County, AR    21.9 Acres

Rasor

   Plano, TX    24.5 Acres

Round Mountain

   Austin, TX    18 Acres

Seminary West

   Ft. Worth, TX    5.36 Acres

Sheffield Village

   Grand Prairie, TX    13.9 Acres

West End

   Dallas, TX    6.8 Acres

* Property was purchased in 2002 or 2003.
** Property was under construction.

 

9


Table of Contents

Occupancy presented here and throughout this ITEM 2. is without reference to whether leases in effect are at, below or above market rates.

 

In 2003, TCI purchased the following properties:

 

Property


  

Location


  

Units/
Sq. Ft./Acres


   Purchase
Price


   Net Cash
Paid


   Debt
Incurred


    Interest
Rate


    Maturity
Date


 

Apartments

                                            

Breakwater Bay(1)

   Beaumont, TX    176 Units    $ 1,979    $ 383    $ 1,554         %     —    

Capitol Hill(1)

   Little Rock, AR    156 Units      1,904      615      1,289     —       —    

Heather Creek(1)

   Mesquite, TX    200 Units      2,523      449      2,074     —       —    

Kingsland Ranch(1)

   Houston, TX    398 Units      3,300      —        3,300     —       —    

Windsong

   Fort Worth, TX    188 Units      11,939      1,194      10,745     7.20     10/43  

Shopping Center

                                            

Bridgeview Plaza(2)

   LaCrosse, WI    116,008 Sq. Ft.      8,700      —        —       —       —    

Cullman(2)

   Cullman, AL    92,433 Sq. Ft.      2,000      —        2,650 (4)   16.75     3/03 (3)

Land

                                            

Maumelle

   Maumelle, AR    10.8 Acres      1,100      412      640     5.75     07/04  

Pulaski

   Pulaski County, AR    21.9 Acres      2,000      695      1,400     6.50     05/05  

Sheffield Village

   Grand Prairie, TX    13.899 Acres      1,500      464      975     5.50 (5)   09/04  

(1) Land purchased for apartment construction.
(2) Property received from a related party for forgiveness of debt.
(3) Debt was paid off in April refinance. See NOTE 7. “NOTES AND INTEREST PAYABLE.”
(4) Assumed debt.
(5) Variable interest rate.

 

In 2003, TCI sold the following properties:

 

Property


   Location

   Units/
Sq. Ft./Acres


   Sales
Price


   Net Cash
Received


    Debt
Discharged


    Gain/(Loss)
on Sale


 

Apartments

                                         

Lincoln Court

   Dallas, TX    55 Units    $ 3,038    $ 1,834     $ 1,208 (1)   $ 1,654  

Quail Creek

   Lawrence, KS    96 Units      4,700      1,188       3,260       1,358  

Stone Oak

   San Antonio, TX    252 Units      6,930      3,670       2,699       4,193  

Summerfield

   Orlando, FL    224 Units      9,415      4,845       4,476       3,684  

Treehouse(5)

   Irving, TX    160 Units      7,500      —         5,083 (12)     —   (6)

Willow Wick

   North Augusta, NC    104 Units      2,707      255       1,943       999  

Office Building

                                         

Bonita Plaza

   Bonita, CA    47,777 Sq. Ft.      8,034      1,647       5,944       2,139  

Remington Tower

   Tulsa, OK    90,009 Sq. Ft.      3,360      (80 )     3,360 (1)     (1,056 )

Industrial Warehouse

                                         

Kelly (301 Hilltop)

   Dallas, TX    76,946 Sq. Ft.      1,800      —         1,712       639  

Kelly (108th Street)

   Dallas, TX    20,871 Sq. Ft.      675      —         634       357  

McLeod

   Orlando, FL    110,914 Sq. Ft.      5,450      2,980       1,902       2,490  

Tricon

   Atlanta, GA    570,877 Sq. Ft.      13,084      3,364       9,395       4,587  

Shopping Center

                                         

K-Mart

   Sheboygan, WI    74,532 Sq. Ft.      1,225      669       569       12  

Oak Tree Village

   Lubbock, TX    45,623 Sq. Ft.      3,366      —   (4)     1,328       590  

Parkway Centre(7)

   Dallas, TX    28,374 Sq. Ft.      4,000      —         1,640 (12)     —   (8)

Land

                                         

Eagle Crest(9)

   Dallas, TX    19.99 Acres      4,000      —         —         —   (10)

Palm Desert

   Palm Desert, CA    25.06 Acres      2,800      —   (3)     —         617  

Sendero Ranch

   Fort Worth, TX    14 Acres      300      292       —         (770 )

Solco-Valley Ranch

   Dallas, TX    6.0693 Acres      1,999      —   (2)     —         384  

State Highway 121/Watters Road(11)

   Collin County, TX    37.08 Acres      2,188      1,197       912       1,410  

(1) Assumed debt.
(2) Funds received by an affiliate increasing the affiliate receivable balance by $1,999.
(3) Funds received by an affiliate increasing the affiliate receivable balance by $2,600.
(4) Funds received by an affiliate increasing the affiliate receivable balance by $1,640.

 

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Table of Contents
(5) Property sold to IORI, a related party, for assumption of debt and reduction of $2.4 million in affiliate receivables.
(6) Excludes a $4.4 million deferred gain from seller financing. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(7) Property sold to IORI, a related party, for assumption of debt and reduction of $2.3 million in affiliate receivables.
(8) Excludes a $2.3 million deferred gain from seller financing. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(9) Property sold to IORI, a related party, for forgiveness of debt.
(10) Excludes a $1.7 million deferred gain from a related party sale. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(11) Approximately 20 acres of Watters Road and 17.08 acres of State Highway 121 were sold together in a single transaction.
(12) Failure to notify and receive approval from the lender for this transaction may constitute an event of default under the terms of the debt.

 

In 2003, TCI financed/refinanced the following property:

 

Property


  

Location


   Sq. Ft./
Units/Acres


   Debt
Incurred


   Debt
Discharged


   Net
Cash
Received/
(Paid)


    Interest
Rate


    Maturity
Date


Apartments

                                          

Mountain Plaza

   El Paso, TX    188 Units    $ 4,350    $ 4,034    $ 15     6.63 %(1)   03/06

Plantation

   Tulsa, OK    138 Units      2,320      1,924      173     5.60     01/10

Stone Oak

   San Antonio, TX    252 Units      2,500      2,699      2,500     5.00     04/03

Tree House

   Irving, TX    160 Units      5,100      2,518      2,183     5.00 (1)   08/13

Office Building

                                          

1010 Common

   New Orleans, LA    494,579 Sq. Ft.      5,574      7,876      1,320     5.50 (1)   12/06

225 Baronne

   New Orleans, LA    416,834 Sq. Ft.      6,286      7,108      —       5.50 (1)   12/06

Ambulatory Surgery Center

   Sterling, VA    33,832 Sq. Ft.      3,425      6,269      —       5.25 (1)   12/06

Amoco

   New Orleans, LA    378,244 Sq. Ft.      10,140      14,408      —       5.50 (1)   12/06

Bonita Plaza

   Bonita, CA    47,777 Sq. Ft.      6,000      4,824      1,134     5.25 (1)   01/10

Countryside Retail Center

   Sterling, VA    133,422 Sq. Ft.      17,342      16,102      101     5.25 (1)   12/06

Harmon

   Sterling, VA    72,062 Sq. Ft.      8,869      7,569      —       5.25 (1)   12/06

Mimado

   Sterling, VA    35,127 Sq. Ft.      4,790      4,486      —       5.25 (1)   12/06

Industrial Warehouse

                                          

Ogden Industrial

   Ogden, UT    107,112 Sq. Ft.      1,800      —        1,722     6.25 (1)   04/05

Shopping Center

                                          

Bridgeview

   LaCrosse, WI    116,008 Sq. Ft.      6,500      —        6,152     6.25 (1)   04/05

Cullman

   Cullman, AL    92,433 Sq. Ft.      1,700      2,650      1,048     6.25 (1)   04/05

Land

                                          

Rasor

   Plano, TX    24.5 Acres      1,260      —        —   (2)   7.00 (1)   11/04

(1) Variable rate.
(2) Funds received by an affiliate increasing the affiliate receivable balance by $1,226.

 

Properties Held for Sale.    Set forth below are TCI’s properties held for sale.

 

Property


  

Location


   Acres

Apartments

         

Sandstone

   Mesa, AZ    238 Units

Land

         

McKinney 36

   Collin County, TX    34.58 Acres

Red Cross

   Dallas, TX    2.89 Acres

Sandison

   Collin County, TX    97.97 Acres

Solco—Allen

   Collin County, TX    55.8 Acres

Stacy Road

   Allen, TX    160.38 Acres

State Highway 121

   Collin County, TX    101.94 Acres

Watters Road

   Collin County, TX    97.00 Acres

Whisenant

   Collin County, TX    16.16 Acres
          Square Feet

Office Buildings

         

Countryside Retail Center

   Sterling, VA    133,422 Sq.Ft.

Harmon

   Sterling, VA    72,062 Sq.Ft.

Industrial Warehouses

         

Kelly Warehouses

   Dallas, TX    197,150 Sq.Ft.

Ogden Industrial

   Ogden, UT    107,112 Sq.Ft.

 

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Table of Contents

Partnership Properties.    TCI accounts for partnership properties using the equity method. Set forth below are the properties owned by partnerships, the average annual rental rate for commercial properties, and occupancy rates at December 31, 2003, 2002 and 2001:

 

Property


  

Location


  

Square

Footage


   Rent Per Square Foot

   Occupancy %

 
         2003

   2002

   2001

   2003

   2002

   2001

 

Office Building

                                               

Prospect Park #29

   Rancho Cordova, CA    40,807 Sq. Ft.    $ —      $ —      $ 19.52    —      —      72 %

 

TCI is a 30% general partner in Sacramento Nine (“SAC 9”), which owns the Prospect Park #29 Office Building.

 

TCI recorded asset impairments of $4.7 million in 2003 and $2.6 million for 2002, representing the write down of certain operating properties to current estimated fair value. The assets for 2003 include the following properties:

 

Property


  

Location


  

Sq. Feet/

Acres


   Fair
Value


   Property
Basis


   Costs to
Sell


   Impairment

Office Building

                                     

Brandeis

   Omaha, NE    319,234 Sq. Ft.    $ 8,821    $ 13,630    $ —      $ 4,515

Land

                                     

Red Cross

   Dallas, TX    2.89 Acres      8,500      7,679      1,019      198

 

Brandeis was returned to the lien holder via a Deed in Lieu of Foreclosure on February 27, 2004 and the outstanding debt and accrued interest was used as the fair value. The gross impairment for Brandeis was $4.9 million but was reduced by $452,000 for the minority interest portion. Red Cross land was sold on January 30, 2004 and the actual sales price less selling costs was used as the fair value.

 

The assets for 2002 include the following properties:

 

Property


  

Location


  

Units/

Acres


   Fair
Value


   Property
Basis


   Costs to
Sell


   Impairment

Apartments

                                     

Apple Lane

   Lawrence, KS    75 Units    $ 1,580    $ 1,593    $ 238    $ 251

Fairway View

   El Paso, TX    264 Units      5,700      5,242      863      405

Fountains of Waterford

   Midland, TX    172 Units      1,900      2,006      285      391

Plantation

   Tulsa, OK    138 Units      2,545      3,100      145      700

Sunchase

   Odessa, TX    300 Units      4,100      3,479      746      125

Land

                                     

Red Cross

   Dallas, TX    2.89 Acres      8,400      8,348      758      707

 

The Red Cross land was under contract to sell in 2002 and the sales price was used as fair value. The fair value determined for four apartments above were agreed upon purchase prices as part of the refinancing transaction with Metra Capital, LLC. The costs to sell were actual fees paid to refinance the properties. TCI refinanced the Plantation Apartments in May 2003, incurring a new note for $2.3 million and discharging debt of $1.9 million. See NOTE 7. “NOTES AND INTEREST PAYABLE.”

 

Mortgage Loans

 

In addition to investments in real estate, a portion of TCI’s assets are invested in mortgage notes receivable, principally secured by real estate. TCI may originate mortgage loans in conjunction with providing purchase money financing of property sales. Management intends to service and hold for investment the mortgage notes in TCI’s portfolio. TCI’s mortgage notes receivable consist of first, wraparound and junior mortgage loans.

 

Types of Mortgage Activity.    TCI has originated its own mortgage loans, as well as acquired existing mortgage notes either directly from builders, developers or property owners, or through mortgage banking firms, commercial banks or other qualified brokers. BCM, in its capacity as a mortgage servicer, services TCI’s mortgage notes. TCI’s investment policy is described in ITEM 1. “BUSINESS—Business Plan and Investment Policy.”

 

Types of Properties Securing Mortgage Notes.    The properties securing TCI’s mortgage notes receivable portfolio at December 31, 2003, consisted of two apartments, five office buildings, unimproved land, a partnership interest, an assignment of claims from litigation and two unsecured loans. The Board of Directors may alter the types of properties securing or collateralizing mortgage loans in which TCI invests without a vote of stockholders. TCI’s Articles of Incorporation impose certain restrictions on transactions with related parties, as discussed in ITEM 13. “CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.”

 

At December 31, 2003, TCI’s mortgage notes receivable portfolio included seven mortgage loans with an aggregate principal balance of $23.6 million secured by income-producing real estate located in the Southeast and Southwest regions of the continental

 

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Table of Contents

United States, one mortgage loan with an aggregate principal balance of $2.4 million secured by unimproved land in the Southwest region of the continental United States, one loan with a principal balance of $300,000 secured by a partnership interest, one loan with a principal balance of $4.3 million secured by an assignment of litigation proceeds and two unsecured loans with a principal balance of $64,000. At December 31, 2003, 3.6% of TCI’s assets were invested in notes and interest receivable.

 

The following table sets forth the percentages (based on the mortgage note principal balance) by property type and geographic region, of the income producing properties that serve as collateral for TCI’s mortgage notes receivable at December 31, 2003. See Schedule IV to the Consolidated Financial Statements included at ITEM 8. “FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA” for further details of TCI’s mortgage notes receivable portfolio.

 

Region


   Apartments

    Commercial
Properties


    Total

 

Southwest

   3.8 %   83.2 %   87.0 %

Southeast

   4.6     8.4     13.0  
    

 

 

     8.4 %   91.6 %   100.0 %
    

 

 

 

A summary of the activity in TCI’s mortgage notes receivable portfolio during 2003 is as follows:

 

Mortgage notes receivable at January 1, 2003

   13  

Loans paid off

   (5 )

Loans funded

   4  
    

Mortgage notes receivable at December 31, 2003

   12  
    

 

During 2003, $4.5 million was collected in full payment of five mortgage notes and $141,000 in principal payments were received on other mortgage notes. At December 31, 2003, 1% of TCI’s assets were invested in mortgage notes secured by non-income producing real estate, comprised of a second lien mortgage note secured by 33 acres of unimproved land in Travis County, Texas and a loan secured by a partnership interest.

 

First Mortgage Loans.    TCI invests in first mortgage notes with short, medium or long-term maturities. First mortgage loans generally provide for level periodic payments of principal and interest sufficient to substantially repay the loan prior to maturity, but may involve interest-only payments or moderate amortization of principal and a “balloon” principal payment at maturity. With respect to first mortgage loans, the borrower is required to provide a mortgagee’s title policy or an acceptable legal title opinion as to the validity and the priority of the mortgage lien over all other obligations, except liens arising from unpaid property taxes and other exceptions normally allowed by first mortgage lenders in the relevant area. TCI may grant participations in first mortgage loans that it originates to other lenders.

 

In July 2001, TCI funded a $1.7 million mortgage loan secured by a first lien on 44.6 acres of unimproved land in Fort Worth, Texas, and a 100% interest in a partnership. The note receivable bears interest at 16.0% per annum, requires monthly interest only payments and matured in June 2002. In September 2002, TCI received $1.3 million on the note. With this payment, TCI agreed to release the lien on the 44.6 acres substituting a second lien on 21.61 acres of unimproved land in Tarrant County, Texas, from the borrower to secure the remaining $689,000 in debt. TCI has extended the maturity to November 2002. In May 2003, the loan was paid off, including accrued but unpaid interest.

 

In December 2003, TCI purchased a note receivable secured by a second lien on 33 acres of raw land in Travis County, Texas at par value from ARI for $2.4 million as a paydown on an affiliate loan balance. This note bears interest at 10%, requires interest only payments in November 2007 and matures in October 2008.

 

Junior Mortgage Loans.    TCI may invest in junior mortgage loans, secured by mortgages that are subordinate to one or more prior liens either on the fee or a leasehold interest in real estate. Recourse on such loans ordinarily includes the real estate on which the loan is made, other collateral and personal guarantees by the borrower. The Board of Directors restricts investment in junior mortgage loans, excluding wraparound mortgage loans, to not more than 10% of TCI’s assets. At December 31, 2003, 3% of TCI’s assets were invested in junior and wraparound mortgage loans.

 

The following discussion briefly describes the junior mortgage loans that TCI originated as well as events that affected previously funded junior mortgage loans during 2003.

 

In March 2001, TCI funded a $3.5 million mortgage loan secured by a second lien on a retail center in Montgomery County, Texas. In June 2001, an additional $1.5 million was funded. The note receivable bore interest at 16.0% per annum, required monthly interest only payments of $67,000 and matured in September 2001. In October 2001, TCI extended the loan until February 2002, receiving $100,000 as an extension fee. In December 2001, TCI received a $1.5 million principal payment. In February 2002, TCI

 

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sold a $2.0 million senior participation interest in the loan to IORI, a related party. TCI and IORI received 43% and 57%, respectively, of the remaining principal and interest payments. Also in February 2002, TCI extended the loan until April 2002, receiving $23,000 as an extension fee. In April 2002, the loan was extended until July 2002. In July 2002, the loan was extended until September 2002. In August 2002, the loan was paid off, including accrued but unpaid interest.

 

In June 2001, in conjunction with the sale of 275 unit McCallum Glen Apartments in Dallas, Texas, TCI funded a $1.5 million mortgage loan secured by a second lien on the apartments. The note receivable bore interest at 10% per annum, required monthly interest only payments and matured in June 2003. In May 2002, the loan was paid off. TCI agreed to a 5% discount on the note and recognized a loss of $75,000 from the note. TCI also recognized a previously deferred gain on $1.5 million on the sale of the property.

 

In July 2001, TCI agreed to fund a $4.4 million line of credit secured by a second lien on 1,714.16 acres of unimproved land in Tarrant County, Texas. The note receivable bears interest at 15% per annum, requires monthly interest only payments beginning in September 2001 and matures in July 2003. In March 2002, TCI received a $1.8 million principal payment. As of April 2003, TCI had funded $2.9 million of the line of credit and it was classified as nonperforming. In May 2003, TCI received a $433,000 principal paydown. Also during May 2003, TCI received 14.373 acres of unimproved land in Tarrant County, Texas, valued at $1.1 million, as a principal paydown. As of July 2003, the loan has been paid in full.

 

In August 2001, TCI agreed to fund up to $5.6 million secured by a second lien on an office building in Dallas, Texas. The note receivable bears interest at a variable rate, currently 9.0% per annum, requires monthly interest only payments and matured in January 2003. As of March 2004, TCI has funded a total of $4.3 million. On January 22, 2003, TCI agreed to extend the maturity date until May 1, 2003. No payments have been received and this note is considered nonperforming. The collateral used to secure TCI’s second lien was seized by the first lien holder. On March 11, 2004, TCI agreed to accept an assignment of claims in litigation as security for the note. TCI is also working on securing additional collateral for this note and restructuring the terms of the note. The agreement requires interest to accrue at the default rate of 18%.

 

In December 2000, TCI funded a $3.0 million mortgage loan secured by a second lien on four office buildings in San Antonio, Texas. The note receivable bore interest at 16.0% per annum, required monthly interest only payments of $40,000 and matured in June 2001. The note was extended until November 2001 with a $750,000 loan principal paydown. With this paydown, the note was renegotiated to replace the existing collateral with new collateral consisting of a 120,000 sq. ft. office building and industrial warehouse in Carrollton, Texas. The note bore interest at 16.0% per annum, required monthly payments of interest only and matured in May 2002. In July 2002, the note was paid off, including accrued but unpaid interest.

 

In October 2001, TCI funded a $4.0 million loan secured by a 375,152 sq.ft. office building in St. Louis, Missouri. The note receivable bore interest at 9.0% per annum, required monthly interest only payments of $30,000 and matured in February 2002. In February 2002, TCI extended the loan maturity to February 2003. In August 2002, the note was paid off including accrued but unpaid interest.

 

In January 2002, TCI purchased 100% of the outstanding common shares of ART Two Hickory Corporation (“Two Hickory”), a wholly-owned subsidiary of ARI, a related party, for $4.4 million cash. Two Hickory owns the 96,217 sq. ft. Two Hickory Centre Office Building in Farmers Branch, Texas. ARI has guaranteed that the asset shall produce at least a 12% annual return of the purchase price for a period of three years from the purchase date. If the asset fails to produce the 12% annual return, ARI shall pay TCI any shortfall. In addition, if the asset fails to produce the 12% return for a calendar year and ARI fails to pay the shortfall, TCI may require ARI to repurchase the shares of Two Hickory for the purchase price. Because ARI has guaranteed the 12% return and TCI has the option of requiring ARI to repurchase the entities, management has classified this related party transaction as a note receivable from ARI. In June 2002, the asset was refinanced. TCI received $1.3 million of the proceeds as a principal reduction on its note receivable from ARI.

 

Also in January 2002, a mortgage loan with a principal balance of $608,000 was paid off, including accrued but unpaid interest. With the payoff of the note, TCI recognized a previously deferred gain on the sale of the property of $608,000.

 

In March 2002, TCI sold the 174,513 sq.ft. Hartford Office Building in Dallas, Texas, for $4.0 million and provided the $4.0 million purchase price as seller financing and an additional $1.4 million line of credit for leasehold improvements in the form of a first lien mortgage note. The note bears interest at a variable interest rate, currently 6.0% per annum, requires monthly interest only payments of $14,667 and matures in March 2007. As of February 2004, TCI has funded $323,000 of the additional line of credit.

 

In April 2002, TCI purchased 100% of the following entities: ART One Hickory Corporation (“One Hickory”), Garden Confederate Point, LP (“Confederate Point”), Garden Foxwood, LP (“Foxwood”), and Garden Woodsong, LP (“Woodsong”), all wholly-owned subsidiaries of ARI, a related party, for $10.0 million. One Hickory owns the 120,615 sq. ft. One Hickory Centre Office Building in Farmers Branch, Texas. Confederate Point owns the 206 unit Confederate Apartments in Jacksonville, Florida. Foxwood owns the 220 unit Foxwood Apartments in Memphis, Tennessee. Woodsong owned the 190 unit Woodsong Apartments in

 

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Smyrna, Georgia. ARI has guaranteed that these assets shall produce at least a 12% return annually of the purchase price for a period of three years from the purchase date. If the assets fail to produce the 12% return, ARI shall pay TCI any shortfall. In addition, if the assets fail to produce the 12% return for a calendar year and ARI fails to pay the shortfall, TCI may require ARI to repurchase the entities for the purchase price. Because ARI has guaranteed the 12% return and TCI has the option of requiring ARI to repurchase the entities, management has classified this related party transaction as a note receivable from ARI. In October 2003, TCI sold One Hickory to IORI for a $12.2 million, less prorations, for a wrap-round promissory note of $12.0 million. This note bears interest at 5.49% interest, requires monthly interest and principal payments and mature in June 2006. This transaction effectively discharged the note receivable TCI had from ARI for the financing of One Hickory. Also, in November 2003, Confederate Point sold the Confederate Apartments and paid $2.1 million to TCI to pay off the loan and accrued but unpaid interest.

 

Also in April 2002, a mortgage loan with a principal balance of $155,000 was paid off, including accrued but unpaid interest.

 

In July 2002, a mortgage loan with a principal balance of $2.2 million was paid off, including accrued but unpaid interest.

 

In July 2002, the Woodsong Apartments were sold. ARI received $2.6 million from the proceeds as payment of principal and accrued but unpaid interest on the note receivable. The funds were received by ARI and the affiliate receivable balance was increased.

 

In July 2002, TCI entered into an agreement to fund up to $300,000 under a revolving line of credit secured by 100% interest in a partnership of the borrower. The line of credit bears interest at 12.0% per annum, requires monthly interest only payments and matures in June 2005. As of March 2004, TCI has funded all $300,000 of the line of credit.

 

In September 2002, TCI sold a 36 acre tract of the Palm Desert land parcel for $3.6 million and provided $2.7 million as seller financing in the form of a first lien mortgage note. The note bears interest at 8.0% per annum, requires quarterly interest only payments of $54,000 and matures in September 2004. In March 2003, the note was sold to a financial institution for $2.6 million.

 

In June 2003, TCI sold the 104 unit Willow Wick Apartments in North Augusta, South Carolina, for $2.7 million and provided $42,000 of the purchaser’s closing costs as seller financing. The note bears interest at a fixed rate of 5% and requires all interest and principal payments be paid at maturity on December 2003. This loan was extended until February 2004 and $10,000 was received in March 2004. Current negotiations are ongoing to extend the loan or collect payment.

 

In December 2003, TCI purchased a note receivable secured by 33 acres of raw land in Travis County, Texas from ARI for $2.4 million, which reduced ARI’s affiliate payable to Prime and TCI. The note bears interest at 10% per annum, requires interest only payments beginning in November 2007 and matures in October 2008.

 

Partnership mortgage loans.    TCI owns a 60% general partner interest and IORI owns a 40% general partner interest in Nakash Income Associates (“NIA”), which owns a wraparound mortgage note receivable secured by a building occupied by a Wal-Mart in Maulden, Missouri.

 

ITEM 3.   LEGAL PROCEEDINGS

 

Olive Litigation

 

During May 2003, the class and derivative action originally filed in February 1999 entitled Olive, et al. v. National Income Realty Trust, et al. (the “Olive Litigation”), relating to the operation and management of five entities, was dismissed with prejudice. The Olive Litigation had been the subject to a settlement on April 23, 1990, various amendments thereto and amendments to the Modifications. Although during the course and progress of the Olive Litigation over more than 13 years, several status conferences on this matter were held, there were no court orders or findings on any of the plaintiffs’ allegations in its Original Complaint or any amendments. On October 23, 2001, TCI, IORI and ARI jointly announced a preliminary agreement with the plaintiff’s legal counsel for complete settlement of all disputes in the lawsuit. For further information, see Item 1 “Legal Proceedings” included in TCI’s Second Quarter Report on Form 10-Q for the six months ended June 30, 2002.

 

ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

 

Not applicable.

 

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PART II

 

ITEM 5.   MARKET FOR REGISTRANT’S COMMON EQUITY AND RELATED STOCKHOLDER MATTERS

 

TCI’s Common Stock is traded on the New York Stock Exchange (“NYSE”) using the symbol “TCI”. The following table sets forth the high and low sales prices as reported in the consolidated reporting system of the NYSE.

 

Quarter Ended


   High

   Low

March 31, 2004 (through March 19, 2004)

   $ 17.33    $ 14.60

March 31, 2003

     18.55      16.43

June 30, 2003

     18.92      13.99

September 30, 2003

     16.70      11.79

December 31, 2003

     16.73      11.79

March 31, 2002

     16.82      15.50

June 30, 2002

     20.55      16.27

September 30, 2002

     21.82      16.20

December 31, 2002

     18.00      15.80

 

As of March 19, 2004, the closing price of TCI’s Common Stock as reported in the consolidated reporting system of the NYSE was $15.00 per share.

 

As of March 19, 2004, TCI’s Common Stock was held by 4,616 holders of record.

 

TCI paid no dividends in 2003, 2002 or 2001, and management believes no dividends will be paid in 2004. In December 2000, the Board of Directors determined not to pay a fourth quarter dividend to holders of TCI’s Common Stock. The non-payment decision was based on the Board determining that TCI needed to retain cash for acquisitions that were anticipated in 2001 and 2002.

 

In December 1989, the Board of Directors approved a share repurchase program, authorizing the repurchase of a total of 687,000 shares of TCI’s Common Stock. In October 2000, the Board increased this authorization to 1,409,000 shares. Through December 31, 2001, a total of 409,765 shares had been repurchased at a cost of $3.3 million. In September 2001, the Board approved a private block purchase of 593,200 shares of Common Stock for a total cost of $9.5 million. No shares were repurchased in 2002 or 2003.

 

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ITEM 6.   SELECTED FINANCIAL DATA

 

     For the Years Ended December 31,

 
     2003

    2002

    2001

    2000

    1999

 
     (dollars in thousands, except per share)  

EARNINGS DATA

                                        

Rents

   $ 114,422     $ 95,794     $ 115,439     $ 133,173     $ 73,469  

Property expense

     73,603       64,362       68,510       74,608       38,959  
    


 


 


 


 


Operating income

     40,819       31,432       46,929       58,565       34,510  

Other income

     11,584       313       2,924       1,814       555  

Gain on real estate

     —         —         48,333       50,550       40,517  
    


 


 


 


 


Total other income

     11,584       313       51,257       52,364       41,072  

Other expense

     80,122       71,225       79,078       81,594       45,324  
    


 


 


 


 


Income (loss) from continuing operations

     (27,719 )     (39,480 )     19,108       29,335       30,258  

Discontinued operations

     26,597       44,331       703       447       (39 )
    


 


 


 


 


Net income (loss)

     (1,122 )     4,851       19,811       29,782       30,219  

Preferred dividend requirement

     (126 )     (190 )     (172 )     (22 )     (30 )
    


 


 


 


 


Net income (loss) applicable to Common shares

   $ (1,248 )   $ 4,661     $ 19,639     $ 29,760     $ 30,189  
    


 


 


 


 


Basic and Diluted Earnings Per Share

                                        

Basic

   $ (.16 )   $ .58     $ 2.32     $ 3.45     $ 7.05  

Diluted

   $ (.16 )   $ .58     $ 2.28     $ 3.45     $ 7.05  

Dividends per Common share

   $ —       $ —       $ —       $ .54     $ .60  

Weighted Average Common Shares Outstanding

                                        

Basic

     8,078,108       8,057,361       8,478,377       8,631,621       4,283,574  

Diluted

     8,078,108       8,057,361       8,615,465       8,637,290       4,283,574  
     For the Years Ended December 31,

 
     2003

    2002

    2001

    2000

    1999

 
     (dollars in thousands, except per share)  

BALANCE SHEET DATA

                                        

Real estate held for investment, net

   $ 719,076     $ 736,977     $ 622,171     $ 639,040     $ 599,746  

Real estate held for sale

     61,457       22,510       516       1,824       1,790  

Notes and interest receivable, net

     30,741       27,953       22,049       8,172       11,530  

Total assets

     880,990       858,489       709,152       731,885       714,195  

Notes and interest payable

     608,240       586,628       461,037       501,734       503,406  

Stockholders’ equity

     219,963       222,394       216,768       200,560       179,112  

Book value per share

   $ 27.11     $ 27.55     $ 26.95     $ 23.22     $ 20.76  

 

TCI purchased 10 properties for a total of $36.9 million in 2003, 16 properties for a total of $107.7 million in 2002, 17 properties for a total of $62.5 million in 2001, 18 properties for a total of $103.9 million in 2000, 10 properties for a total of $51.2 million and obtained an additional 64 properties through merger with CMET in 1999. TCI sold 13 properties, two warehouses in the Kelly portfolio and 5 parcels of land for $86.6 million in 2003, 18 properties and a partial land parcel for a total of $117.6 million in 2002, 22 properties, one warehouse in the Kelly portfolio and three partial land parcels in 2001 for a total of $161.5 million, 20 properties in 2000 for a total of $113.5 million, and 11 properties in 1999 for a total of $117.4 million. See ITEM 2. “PROPERTIES—Real Estate” and ITEM 8. “FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.”

 

ITEM 7.   MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

 

Introduction

 

TCI invests in real estate through acquisitions, leases and partnerships and in mortgage loans on real estate, including first, wraparound and junior mortgage loans. TCI is the successor to a California business trust organized on September 6, 1983, which commenced operations on January 31, 1984. On November 30, 1999, TCI acquired all of the outstanding shares of beneficial interest of CMET, a real estate company, in a tax-free exchange of shares, issuing 1.181 shares of its Common Stock for each outstanding CMET share. TCI accounted for the merger as a purchase.

 

Prior to January 1, 2000, TCI elected to be treated as a Real Estate Investment Trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”). During the third quarter of 2000, TCI no longer met the requirement for tax treatment as a REIT due to a concentration of ownership.

 

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Critical Accounting Policies

 

Critical accounting policies are those that are both important to the presentation of TCI’s financial condition and results of operations and require management’s most difficult, complex or subjective judgments. TCI’s critical accounting policies relate to the evaluation of impairment of long-lived assets and the evaluation of the collectibility of accounts and notes receivable.

 

If events or changes in circumstances indicate that the carrying value of a rental property to be held and used or land held for development may be impaired, management performs a recoverability analysis based on estimated undiscounted cash flows to be generated from the property in the future. If the analysis indicates that the carrying value is not recoverable from future cash flows the property is written down to estimated fair value and an impairment loss is recognized. If management decides to sell rental properties or land held for development, management evaluates the recoverability of the carrying amounts of the assets. If the evaluation indicates that the carrying value is not recoverable from estimated net sales proceeds, the property is written down to estimated fair value less costs to sell and an impairment loss is recognized within income from continuing operations. TCI’s estimates of cash flow and fair values of the properties are based on current market conditions and consider matters such as rental rates and occupancies for comparable properties, recent sales data for comparable properties and, where applicable, contracts or the results of negotiations with purchasers or prospective purchasers. TCI’s estimates are subject to revision as market conditions and TCI’s assessments of them change. In the fourth quarter of 2003, TCI recognized $4.4 million and $192,000 as impairment losses, and in the second and third quarter of 2002, TCI recognized $1.9 million and $700,000 as impairment losses.

 

TCI’s allowance for doubtful accounts receivable and notes receivable is established based on analysis of the risk of loss on specific accounts. The analysis places particular emphasis on past due accounts. Management considers such information as the nature and age of the receivable, the payment history of the tenant or other debtor, the financial condition of the tenant or other debtor and TCI’s assessment of its ability to meet its lease or interest obligations. TCI’s estimate of the required allowance, which is reviewed on a quarterly basis, is subject to revision as these factors change and is sensitive to the effects of economic and market conditions.

 

TCI’s management periodically discusses criteria for estimates and disclosure of its estimates with the audit committee of TCI’s Board of Directors.

 

Obligations and Commitments

 

TCI has contractual obligations and commitments primarily with regards to the payment of mortgages.

 

The following table aggregates TCI’s expected contractual obligations and commitments subsequent to December 31, 2003. (Dollars in thousands)

 

     PAYMENTS DUE BY PERIOD

     Total

   Less than 1 Year

   1-3 Years

   3-5 Years

   More than 5 Years

Long Term Debt (1)

   $ 621,516    $ 178,386    $ 115,612    $ 75,444    $ 252,074

Capital Lease Obligations

     —        —        —        —        —  

Operating Leases

     —        —        —        —        —  

Purchase Obligations

     —        —        —        —        —  

Other Long-Term Liabilities

     2,305      2,305      —        —        —  

(1) TCI’s long-term debt may contain financial covenants that, if certain thresholds are not met, could allow the lender to accelerate principal payments or cause the note to become due immediately.

 

Other long-term liabilities represent TCI’s intentions to purchase the interests of general and limited partners formed to construct residential properties.

 

Liquidity and Capital Resources

 

Cash and cash equivalents were $6.4 million, $10.6 million and $10.3 million at December 31, 2003, 2002 and 2001, respectively. The principal reasons for the change in cash are discussed in the paragraphs below.

 

TCI’s principal sources of cash have been and will continue to be from property operations, proceeds from property sales, and the collection of mortgage notes receivable, borrowings and to a lesser extent, distributions from partnerships. Management anticipates that TCI’s cash at December 31, 2003, along with cash that will be generated in 2004 from property operations, will not be sufficient to meet all of TCI’s cash requirements. Management intends to selectively sell income producing real estate, refinance or extend real estate debt and seek additional borrowings against real estate to meet its cash requirements. Historically, management has been successful at extending its current maturity obligations. Management also anticipates funding ongoing real estate construction projects and the acquisition of new real estate from cash generated by property sales, debt refinancings or extensions, and additional borrowings.

 

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Net cash provided by operations was $3.7 million in 2003 compared to net cash used in operations of $9.1 million in 2002 and $895,000 in 2001. Cash flow from property operations is rents collected less payment for property operating expenses or net rental income. The increase in operating cash from 2002 to 2003 was due to an increase in net rental income from new apartments that finished construction in 2002 and 2003 and an increase in commercial net rental income due to Centura Tower, which was purchased in June 2002. Cash also increased due to less spending on general and administrative expenses from 2002 to 2003. These gains were offset by the sales of real estate during 2002 and 2003 and from higher interest expense paid during 2003. Net cash used in property operations decreased from 2001 to 2002 due lower net rental income from the sale of commercial properties and apartments in 2002 and 2001 and an increase in interest paid in 2002. These decreases in 2002 were offset by lower spending on general and administrative expenses and advisory fees, as well as an increase in interest income collected. Management believes that cash flow may decrease from property operations as a result of selling of income producing properties.

 

Management expects that funds from existing cash resources, selective sales of income producing properties, refinancing of real estate, and additional borrowings against real estate will be sufficient to meet TCI’s cash requirements associated with its current and anticipated level of operations, maturing debt obligations and existing commitments. To the extent that TCI’s liquidity permits or financing sources are available, management intends to make new real estate investments.

 

Net cash used in investing activities was $26.9 million in 2003 compared to $67.0 million in 2002 and net cash provided of $36.1 million in 2001. Cash from investing activities increased in 2003 due to TCI spending less on real estate construction and improvements and an increase in payments received from TCI’s advisor. These cash increases were offset by cash decreases due to less collected on notes receivable, less real estate sold, the purchase of marketable securities and increases in deposits on pending real estate purchases. Cash from investing activities decreased from 2001 to 2002 due to a substantial increase in real estate construction in 2002 and an increase in payments made to TCI’s advisor. These decreases in cash were offset by an increase in cash due to higher collections on notes receivable during 2002.

 

Net cash provided by financing activities was $19.1 million in 2003 compared to $76.3 million in 2002 and net cash used of $47.1 million in 2001. Cash from financing activities decreased in 2003 due to higher payments on notes payable and lower proceeds from notes payable refinancings and property sales as compared to 2002. Cash from financing activities decreased from 2001 to 2002 due to higher proceeds from notes payable, offset by higher payments on notes payable in 2002. 2001 was also lower due to the repurchase of common stock in a private block purchase.

 

Management reviews the carrying values of TCI’s properties and mortgage notes receivable at least annually and whenever events or a change in circumstances indicate that impairment may exist. Impairment is considered to exist if, in the case of a property, the future cash flow from the property (undiscounted and without interest) is less than the carrying amount of the property. For notes receivable impairment is considered to exist if it is probable that all amounts due under the terms of the note will not be collected. If impairment is found to exist, a provision for loss is recorded by a charge against earnings. The note receivable review includes an evaluation of the collateral property securing such note. The property review generally includes: (1) selective property inspections; (2) a review of the property’s current rents compared to market rents; (3) a review of the property’s expenses; (4) a review of maintenance requirements; (5) a review of the property’s cash flow; (6) discussions with the manager of the property; and (7) a review of properties in the surrounding area.

 

Results of Operations

 

TCI had a net loss of $1.2 million in 2003, including gains on sale of real estate totaling $28.1 million, net income of $4.9 million in 2002, including gains on sale of real estate totaling $43.9 million and net income of $19.8 million in 2001, including gains on sale of real estate totaling $48.9 million. Fluctuations in the components of revenues and expense between 2003, 2002 and 2001 are discussed below.

 

Rents were $114.4 million in 2003, $95.8 million in 2002, and $115.4 million in 2001. Of the increase in rents from 2002 to 2003, $11.7 million was due to the completion and rental income coming from properties under construction in 2002 and 2003, $3.4 million was due to Centura Tower, which TCI purchased from ARI in June 2002, $1.6 million was from increased rents at TCI’s New Orleans office buildings, and $1.6 million was from increased revenues from Hotel Akademia in Poland. The decrease in rents from 2001 to 2002 is primarily due to decreased rents of $3.9 million and $10.8 million due to the sale of six commercial properties and 15 apartments, respectively, in 2001, and $608,000 and $1.5 million was due to lower occupancies at TCI’s apartments and hotels, respectively. These decreases were offset by increases of $3.0 million and $5.4 million from the purchase of two commercial properties and five apartments, respectively in 2002 and 2001, $1.9 million and $1.0 million was due to the completion of four apartments and one hotel, respectively in 2002, and $623,000 was due to increased rents at TCI’s commercial properties. Rents are expected to increase in 2004 as TCI completes the properties under construction.

 

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Property operations expenses were $ 73.6 million in 2003, $64.4 million in 2002 and $68.5 million in 2001. Of the increase in property operations from 2002 to 2003 $7.5 million was due to the properties under construction, $1.6 million was due to Centura Tower, which TCI purchased from ARI in June 2002 and $400,000 was due to an increase at TCI’s hotels. The decrease in property operations from 2001 to 2002 is mostly due to 15 apartments being sold in 2001, offset by new construction properties in 2002, and a reduction in property expenses at TCI’s hotels in 2002. Property operating expenses are expected to increase as TCI continues to construct apartments in 2004.

 

Interest and other income was $6.7 million in 2003, $4.1 million in 2002 and $2.9 million in 2001. The increase in 2003 was due to a $3.8 million litigation settlement TCI received, offset by the pay off of seven of TCI’s loans in 2002. The increase in 2002 was due to TCI funding seven loans in 2002. Interest income in 2004 is expected to decrease due to seven notes maturing in 2004.

 

Prior to the first quarter of 2001, TCI accounted for its investment in ARI, an affiliate, as an available for sale marketable security. In the first quarter of 2001, TCI began accounting for its investment in ARI using the equity method. Equity losses of investees was $4.3 million in 2003, $3.8 million in 2002 and $628,000 in 2001. The losses from equity investees are primarily attributed to increased operating losses for IORI and ARI. Equity losses may continue with decreases in operating income due to selling of income producing properties.

 

Interest expense was $38.9 million in 2003, $36.2 million in 2002 and $36.8 million in 2001. Of the increase in interest expense from 2002 to 2003, $3.8 million was due to new loans on construction properties and two new loans on commercial properties. A $3.0 million increase in 2003 due to Centura Tower was offset by interest expense reductions due to the sale of 17 commercial properties in 2002 and 2003. The decrease in interest expense from 2001 to 2002 is due to the sale of six commercial properties and 15 apartments, respectively in 2001, and to principal paydowns and lower variable rates for TCI’s land, commercial and apartment properties, respectively. These decreases were offset by an increase in interest expense due to the purchase of six land parcels, two commercial properties, five apartments and one hotel, respectively subject to debt in 2002 and 2001, the financing and refinancing of four land parcels held for investment, three commercial properties and 17 apartments in 2002, an increase in the interest rate at TCI’s Chicago hotels, and payments for an interest swap agreement TCI entered into in 2002. Interest expense is expected to increase or remain constant as TCI completes construction projects and increases its debt by refinancings.

 

Depreciation expense was $21.2 million in 2003, $17.1 million in 2002 and $17.1 million in 2001. Of the increase in depreciation expense from 2002 to 2003, $700,000 was due to Centura Tower, which was purchased in June 2002, $600,000 was from completed construction properties in 2002 and 2003, $300,000 was from an increase in TCI’s hotels and $2.4 million was from two commercial properties purchased in 2003. Depreciation expense from 2001 to 2002 was relatively the same, with increases in 2002 due to the purchase of two commercial properties and five apartments in 2002 and 2001, the completion of four apartments and one hotel in 2002, and higher tenant and building improvements at TCI’s commercial properties during 2002. These increases were offset by decreases due to the sale of six commercial properties and 15 apartments in 2001. Depreciation expense is expected to increase or remain constant as TCI completes construction projects during 2004.

 

TCI recorded asset impairments of $4.7 million in 2003 and $2.6 million for 2002, representing the write down of certain operating properties to current estimated fair value.

 

The assets for 2003 include the following properties:

 

Property


  

Location


   Sq. Feet/Acres

   Fair
Value


  

Property

Basis


   Costs to
Sell


   Impairment

Office Building

                                     

Brandeis

   Omaha, NE    319,234 Sq. Ft.    $ 8,821    $ 13,630    $ —      $ 4,515

Land

                                     

Red Cross

   Dallas, TX    2.89 Acres      8,500      7,679      1,019      198

 

Brandeis was returned to the lien holder via a Deed in Lieu of Foreclosure on February 27, 2004 and the outstanding debt and accrued interest were used as the fair value. The gross impairment for Brandeis was $4.9 million but was reduced by $452,000 for the minority interest portion. Red Cross land was sold on January 30, 2004 and the actual sales price less selling costs was used as the fair value.

 

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Table of Contents

The assets for 2002 include the following properties:

 

Property


  

Location


   Units/Acres

   Fair
Value


  

Property

Basis


   Costs to
Sell


   Impairment

Apartments

                                     

Apple Lane

   Lawrence, KS    75 Units    $ 1,580    $ 1,593    $ 238    $ 251

Fairway View

   El Paso, TX    264 Units      5,700      5,242      863      405

Fountains of Waterford

   Midland, TX    172 Units      1,900      2,006      285      391

Plantation

   Tulsa, OK    138 Units      2,545      3,100      145      700

Sunchase

   Odessa, TX    300 Units      4,100      3,479      746      125

Land

                                     

Red Cross

   Dallas, TX    2.89 Acres      8,400      8,348      758      707

 

The Red Cross land was under contract to sell in 2002 and the sales price was used as fair value. The fair value determined for four apartments above were agreed upon purchase prices as part of the refinancing transaction with Metra Capital, LLC. The costs to sell were actual fees paid to refinance the properties. TCI refinanced the Plantation Apartments In May 2003, incurring a new note for $2.3 million and discharging debt of $1.9 million. See NOTE 7. “NOTES AND INTEREST PAYABLE.”

 

Advisory fee expense was $4.9 million in 2003, $4.5 million in 2002, and $5.3 million in 2001. The increase in 2003 was due to higher average gross assets during the year. The decrease in 2002 was due to a $1.4 million operating expense refund from BCM. See NOTE 12. “ADVISORY AGREEMENT.” This decrease was offset by an increase in advisor fees due to a 20% increase in gross assets, the basis of the fee. Advisory fees are expected to decrease as TCI sells properties.

 

Net income fee to affiliate was $0 in 2003, $374,000 in 2002, and $1.9 million in 2001. The net income fee is payable to TCI’s advisor based on 7.5% of TCI’s net income. TCI had a net loss for 2003, so no net income fee is due.

 

Incentive fee to affiliate was $3.2 million in 2001. The incentive fee is payable to TCI’s advisor based on 10% of aggregate sales consideration less TCI’s cost of all properties sold during the year. No incentive fee was paid in 2002 or 2003.

 

Realized losses on investments of $3.1 million were recognized in 2001. TCI recognized a previously unrealized loss on ARI’s marketable equity securities of $3.1 million in 2001.

 

General and administrative expenses were $9.1 million in 2003, $8.8 million in 2002 and $11.5 million in 2001. The increase in 2003 was due to higher state income taxes offset by decreases in consulting and professional fees and cost reimbursements to the advisor, offset by higher legal costs and franchise taxes. The decrease from 2001 to 2002 was mainly due to decreases in consulting fees, taxes and cost reimbursements to the advisor. General and administrative expenses are expected to remain constant or decrease from decreased litigation and consulting fees.

 

Loss on foreign currency transaction was $3.3 million and $2.5 million in 2003 and 2002 , respectively. Loss on foreign currency transaction is the result of Hotel Akademia converting long-term debt, which is denominated in Euros, into the functional currency, the Polish Zloty. The Euro has strengthened against the Zloty over the past two years, which has resulted in TCI recognizing this charge.

 

Income from discontinued operations was $26.6 million in 2003, $44.3 million in 2002 and $703,000 in 2001. Income from discontinued operations relates to 15 properties and 5 parcels of land that TCI sold during 2003, 18 properties that TCI sold during 2002, and eight parcels of land, one apartment, two office buildings and two warehouses designated as held for sale. The following table summarizes revenue and expense information for these properties sold and held-for-sale.

 

     For the Year Ended December 31,

     2003

    2002

   2001

Revenue

                     

Rental

   $ 9,753     $ 26,996    $ 20,719

Property operations

     5,716       15,813      12,552
    


 

  

       4,037       11,183      8,167

Expenses

                     

Interest

     4,128       7,287      4,639

Depreciation

     1,456       3,523      2,825
    


 

  

       5,584       10,810      7,464
    


 

  

Net income (loss) from discontinued operations before gains on sale of real estate

     (1,547 )     373      703

Gain on sale of operations

     23,291       38,945      —  

Equity in investees gain on sale of real estate

     4,853       5,013      —  
    


 

  

Net income from discontinued operations

   $ 26,597     $ 44,331    $ 703
    


 

  

 

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Discontinued operations have not been segregated in the consolidated statements of cash flows. Therefore, amounts for certain captions will not agree with respective consolidated statements of operations.

 

In 2003, 2002 and 2001, gains on sale of real estate totaling $28.1 million, $44.0 million and $48.9 million were recognized. See NOTE 2. “REAL ESTATE.”

 

Related Party Transactions

 

Historically, TCI, ARI, IORI, and others have each engaged in and may continue to engage in business transactions, including real estate partnerships, with related parties. Management believes that all of the related party transactions represented the best investments available at the time and were at least as advantageous to TCI as could have been obtained from unrelated parties.

 

Operating Relationships

 

TCI received rents of $175,000 in 2003, $88,000 in 2002 and $120,000 in 2001 from BCM for BCM’s lease at Addison Hanger. BCM owns a corporate jet that is housed at the hanger and TCI has available space at the hanger.

 

Property Transactions

 

In January 2002, TCI purchased 100% of the outstanding common shares of ART Two Hickory Corporation from ARI, for $4.4 million. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.” The purchase price was determined based upon the market value of the property exchanged, using a market rate multiple of net operating income (“cap rate”) of 7.0%. The business purpose of the transaction was for TCI to make an equity investment in Two Hickory anticipating a profitable return.

 

In February 2002, TCI sold a $2.0 million senior participation interest in a loan to IORI. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.” Management determined that TCI could benefit from the increase in cash and decrease its notes receivable outstanding portfolio.

 

In March 2002, TCI paid cash of $600,000 and received from ARI two parcels of land, a 24.5 acre tract of Rasor land, a 16.89 acre tract of Lakeshore Villas land, and the 45,623 sq. ft. Oaktree Village Shopping Center in exchange for the 80,278 sq. ft. Plaza on Bachman Creek Shopping Center. The exchange value prices for the shopping centers were determined based on a cap rate of 10.5% and the value for the Rasor and Lakeshore Villas land was determined on appraised rates of $3.36 and $1.29, respectively, per square foot. The business purpose of the transaction was for TCI to construct apartments on the Rasor and Lakeshore Villas land and to give ample value for the property TCI exchanged, the Oaktree Shopping Center was added to the transaction.

 

In April 2002, TCI purchased 100% of the following entities from ARI: Garden Confederate Point, L.P., Garden Foxwood, L.P., Garden Woodsong, L.P. and ART One Hickory Corporation for $10.0 million. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.” The purchase price for these entities was determined based on a cap rate of 8.41% for the partnerships and 7.0% for ART One Hickory Corporation. The business purpose of the transaction was for TCI to make an equity investment in the entities anticipating a profitable return.

 

In June 2002, TCI purchased Centura Tower, Ltd. partnership, which owns the Centura Tower Office Building from ARI for $50.0 million. See NOTE 2. “REAL ESTATE.” The purchase price for the Centura Tower was determined based on appraised value and replacement cost. The business purpose of the transaction was for TCI to acquire a Class A office building with significant upside potential anticipating a profitable return.

 

Also in June 2002, TCI purchased five parcels of unimproved land from ARI: the Hollywood Casino, Marine Creek, Mason Park, Nashville and Palm Desert land parcels. See NOTE 2. “REAL ESTATE.” The purchase price of the Hollywood Casino land was determined based on an appraised rate of $9.10 per square foot. The business purpose of the transaction was for TCI to consolidate its holdings within the Mercer Crossing development. The purchase price for the Marine Creek, Mason Park, Nashville and Palm Desert land parcels was determined based on appraised rates of $2.00, $3.56, $4.00 and $1.48 per square foot, respectively. The business purpose of the transaction was for TCI to develop apartments on these four tracts of land.

 

In December 2002, TCI purchased NLP/CH, Ltd. partnership, which owns the Centura land parcel from ARI. See NOTE 2. “REAL ESTATE.” The purchase price was determined based on an appraised rate of $34.89 per square foot. The business purpose of the transaction was for TCI to construct apartments on the land adjacent to its Centura Tower office building.

 

In March 2003, TCI sold 4135 Beltline to a related party for $4.4 million, including the assumption of debt. Due to the sale being to a related party to TCI and TCI having continued involvement and control of this entity, this transaction has not been recorded as a sale. This property and corresponding debt will continue to be consolidated by TCI.

 

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In March 2003, TCI purchased 100% of EQK Cullman, Inc. and EQK Bridgeview Plaza, Inc., which own Cullman Shopping Center and Bridgeview Plaza shopping center, respectively, from ARI with a net purchase price of $10.7 million, including the assumption of debt. The purchase price was determined on cap rates of 10.2% and 10.8%, respectively. The business purpose of the transaction was to pay down an affiliate receivable balance.

 

In December 2003, TCI sold Transcontinental Parkway Corporation, which owns Parkway Centre shopping center to IORI for $4.0 million, including the assumption of debt. The business purpose of this transaction was to pay down TCI’s payable balance to an affiliate.

 

In December 2003, TCI sold Transcontinental Brewery, Inc., which owns Eagle Crest land to IORI for $4.0 million. The business purpose of this transaction was to pay down IORI’s receivable from TCI.

 

In December 2003, TCI sold Transcontinental Treehouse Corporation, which owns Treehouse Apartments, to IORI for $7.5 million, including the assumption of debt. The business purpose of the transaction was to pay down TCI’s payable balance to an affiliate.

 

In December 2003, TCI sold six properties to subsidiaries of United Housing Foundation, Inc. (“UHF”), a Texas Non-Profit 501(c)3 Corporation. TCI sold 10.72 acres of Marine Creek land for $1.5 million, Limestone at Vista Ridge apartments for $19.0 million, the Cliffs of El Dorado apartments for $13.4 million, the Limestone Canyon apartments for $18.0 million, the Sendero Ridge apartments for $29.4 million and the Tivoli apartments for $16.1 million. Ted Stokely, Chairman of the Board of TCI, is the General Manager of UHF. Richard Humphrey, who is employed by Regis Realty I, LLC, an affiliate, is President of UHF. Due to UHF being considered a related party to TCI and TCI having continued involvement and control of these entities, these transactions have not been recorded as sales. Instead, these transactions will be accounted for on the deposit method and the properties and corresponding debt will continue to be consolidated by TCI. Management is seeking lender approval on the transfer of the notes associated with these property transactions.

 

Environmental Matters

 

Under various federal, state and local environmental laws, ordinances and regulations, TCI may be potentially liable for removal or remediation costs, as well as certain other potential costs, relating to hazardous or toxic substances (including governmental fines and injuries to persons and property) where property-level managers have arranged for the removal, disposal or treatment of hazardous or toxic substances. In addition, certain environmental laws impose liability for release of asbestos-containing materials into the air, and third parties may seek recovery for personal injury associated with such materials.

 

Management is not aware of any environmental liability relating to the above matters that would have a material adverse effect on TCI’s business, assets or results of operations.

 

Inflation

 

The effects of inflation on TCI’s operations are not quantifiable. Revenues from property operations tend to fluctuate proportionately with inflationary increases and decreases in housing costs. Fluctuations in the rate of inflation also affect sales values of properties and the ultimate gain to be realized from property sales. To the extent that inflation affects interest rates, TCI’s earnings from short-term investments, the cost of new financings as well as the cost of variable interest rate debt will be affected.

 

Tax Matters

 

Prior to the year 2000, TCI elected and in the opinion of management, qualified to be taxed as a REIT as defined under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended. During the third quarter of 2000, due to a concentration in ownership, TCI no longer met the requirements for tax treatment as a REIT under the Code. Under the Code, TCI is prohibited from re-qualifying for REIT tax status for at least five years.

 

ITEM 7A.   QUANTITATIVE AND QUALITATIVE DISCLOSURES REGARDING MARKET RISK

 

TCI’s future operations, cash flow and fair values of financial instruments are partially dependent upon the then existing market interest rates and market equity prices. Market risk is the changes in the market rates and prices, and the effect of the changes on future operations. Market risk is managed by matching a property’s anticipated net operating income to an appropriate financing.

 

TCI is exposed to interest rate risk associated with variable rate notes payable and maturing debt that has to be refinanced. TCI does not hold financial instruments for trading or other speculative purposes, but rather issues these financial instruments to finance its

 

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portfolio of real estate assets. TCI’s interest rate sensitivity position is managed by TCI’s finance department. Interest rate sensitivity is the relationship between changes in market interest rates and the fair value of market rate sensitive assets and liabilities. TCI’s earnings are affected as changes in short-term interest rates impact its cost of variable rate debt and maturing fixed rate debt. A large portion of TCI’s market risk is exposure to short-term interest rates from variable rate borrowings. The impact on TCI’s financial statements of refinancing fixed debt that matured during 2003 was not material. As permitted, management intends to convert a significant portion of those borrowings from variable rates to fixed rates in 2004. If market interest rates for variable rate debt average 100 basis points more in 2004 than they did during 2003, TCI’s interest expense would increase, and income would decrease by $1.3 million. This amount is determined by considering the impact of hypothetical interest rates on TCI’s borrowing cost. This analysis did not consider the effects of the reduced level of overall economic activity that could exist in such an environment. Further, in the event of a change of such magnitude, management would likely take actions to further mitigate its exposure to the change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, the sensitivity analysis assumes no change in TCI’s financial structure.

 

The following table contains only those exposures that existed at December 31, 2003. Anticipation of exposures or risk on positions that could possibly arise was not considered. TCI’s ultimate interest rate risk and its effect on operations will depend on future capital market exposures, which cannot be anticipated with a probable assurance level. Dollars in thousands.

 

Assets

                                                      

Notes receivable

                                                      

Variable interest rate-fair value

                                                   $ 4,303
     2004

    2005

    2006

    2007

    2008

    Thereafter

    Total

Instrument’s maturities

   $ 4,303     $ —       $ —       $ —       $ —       $ —       $ 4,303

Instrument’s amortization

     —         —         —         —         —         —         —  

Interest

     65       —         —         —         —         —         65

Average rate

     18.00 %     —   %     —   %     —         —         —          

Fixed interest rate-fair value

                                                   $ 25,850
     2004

    2005

    2006

    2007

    2008

    Thereafter

    Total

Instrument’s maturities

   $ 18,024     $ 1,392     $ —       $ 4,299     $ 2,387     $ —       $ 26,102

Instrument’s amortization

     50       55       62       68       31       —         266

Interest

     2,557       1,567       311       287       71       —         4,793

Average rate

     10.14 %     10.26 %     6.99 %     6.60 %     6.55 %     —          

Liabilities

                                                      

Non-trading Instruments-Equity Price Risk

                                                      

Notes payable

                                                      

Variable interest rate-fair value

                                                   $ 116,919
     2004

    2005

    2006

    2007

    2008

    Thereafter

    Total

Instrument’s maturities

   $ 62,273     $ 29,217     $ 733     $ 26,108     $ —       $ 10,565     $ 128,896

Instrument’s amortization

     3,629       4,559       2,245       2,345       555       10,186       23,519

Interest

     6,154       3,559       2,218       1,642       1,508       11,800       26,881

Average rate

     5.80 %     4.80 %     4.70 %     5.00 %     4.90 %     5.00 %      

Fixed interest rate-fair value

                                                   $ 499,169
     2004

    2005

    2006

    2007

    2008

    Thereafter

    Total

Instrument’s maturities

   $ 105,220     $ 26,895     $ 36,388     $ 23,736     $ 11,725     $ 67,419     $ 271,383

Instrument’s amortization

     7,264       7,791       7,785       5,563       5,412       163,903       197,718

Interest

     27,808       24,170       22,107       21,329       19,117       288,411       402,942

Average rate

     8.60 %     7.40 %     7.20 %     7.20 %     7.20 %     7.00 %      

 

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Table of Contents
ITEM 8.   FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

 

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

 

     Page

Financial Statements

    

Report of Independent Certified Public Accountants

   26

Consolidated Balance Sheets—December 31, 2003 and 2002

   27

Consolidated Statements of Operations—Years Ended December 31, 2003, 2002 and 2001

   28

Consolidated Statements of Stockholders’ Equity—Years Ended December 31, 2003, 2002 and 2001

   29

Consolidated Statements of Cash Flows—Years Ended December 31, 2003, 2002 and 2001

   30

Notes to Consolidated Financial Statements

   32

Financial Statement Schedules

    

Schedule III—Real Estate and Accumulated Depreciation

   56

Schedule IV—Mortgage Loans on Real Estate

   61

 

All other schedules are omitted because they are not required, are not applicable or the information required is included in the Consolidated Financial Statements or the notes thereto.

 

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Table of Contents

REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS

 

Board of Directors of

Transcontinental Realty Investors, Inc.

Dallas, Texas

 

We have audited the accompanying consolidated balance sheets of Transcontinental Realty Investors, Inc. and Subsidiaries as of December 31, 2003 and 2002 and the related consolidated statements of operations, stockholders’ equity, other comprehensive income/(loss) and cash flows for each of the three years in the period ended December 31, 2003. We have also audited the schedules listed in the accompanying index. These financial statements and schedules are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and schedules based on our audits.

 

We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements and schedules are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements and schedules. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements and schedules. We believe that our audits provide a reasonable basis for our opinion.

 

As described in Note 22, Transcontinental Realty Investors, Inc.’s management has indicated its intent to both sell income producing properties and refinance or extend debt secured by real estate, to meet its liquidity needs.

 

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the consolidated financial position of Transcontinental Realty Investors, Inc. and Subsidiaries as of December 31, 2003 and 2002, and the consolidated results of their operations and their cash flows for each of the three years in the period ended December 31, 2003, in conformity with accounting principles generally accepted in the United States of America.

 

Also, in our opinion, the schedules referred to above present fairly, in all material respects, the information set forth therein.

 

As discussed in Note 19, in 2002 the Company changed its method of accounting for discontinued operations.

 

 

BDO SEIDMAN, LLP

 

 

 

 

Dallas, Texas

March 30, 2004

 

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Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

CONSOLIDATED BALANCE SHEETS

 

     December 31,

 
     2003

    2002

 
     (dollars in thousands,
except per share)
 
Assets                 

Real estate held for investment

   $ 807,371     $ 818,636  

Less—accumulated depreciation

     (88,295 )     (81,659 )
    


 


       719,076       736,977  

Real estate held for sale

     61,457       22,510  

Notes and interest receivable

                

Performing (including $18,793 in 2003 and $12,574 in 2002 from related parties)

     27,894       26,608  

Nonperforming, nonaccruing

     4,303       2,682  
    


 


       32,197       29,290  

Less—allowance for estimated losses

     (1,456 )     (1,337 )
    


 


       30,741       27,953  

Investment in real estate entities

     14,271       13,757  

Marketable equity securities, at market value

     5,000       —    

Cash and cash equivalents

     6,434       10,558  

Other assets (including $4,819 in 2003 and $19,187 in 2002 from affiliates and related parties)

     44,011       46,734  
    


 


     $ 880,990     $ 858,489  
    


 


Liabilities and Stockholders’ Equity                 

Liabilities

                

Notes and interest payable

   $ 608,240     $ 586,628  

Liabilities related to assets held for sale

     18,225       15,724  

Other liabilities (including $ 607 in 2003 and $5,272 in 2002 to affiliates and related parties)

     34,688       31,099  
    


 


       661,153       633,451  

Commitments and contingencies

                

Minority interest

     (126 )     2,644  

Stockholders’ equity

                

Preferred Stock

                

Series A; $.01 par value; authorized, 6,000 shares; issued and outstanding 0 shares in 2003 and 5,829 shares in 2002 (liquidation preference $0)

     —         —    

Series C; $.01 par value; authorized, issued and outstanding 30,000 shares; (liquidation preference $3,000)

     —         —    

Common Stock, $.01 par value; authorized, 10,000,000 shares; issued and outstanding 8,113,669 shares in 2003 and 8,072,594 shares in 2002

     81       81  

Paid-in capital

     256,914       257,040  

Accumulated deficit

     (36,416 )     (35,294 )

Accumulated other comprehensive income (loss)

     (616 )     567  
    


 


       219,963       222,394  
    


 


     $ 880,990     $ 858,489  
    


 


 

The accompanying notes are an integral part of these Consolidated Financial Statements.

 

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Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

CONSOLIDATED STATEMENTS OF OPERATIONS

 

     For the Years Ended December 31,

 
     2003

    2002

    2001

 
     (dollars in thousands, except per share)  

Property revenue

                        

Rents

   $ 114,422     $ 95,794     $ 115,439  

Property operations

     73,603       64,362       68,510  
    


 


 


Operating income

     40,819       31,432       46,929  

Other income

                        

Interest and other income

     6,683       4,131       2,924  

Equity loss of equity investees

     (4,291 )     (3,818 )     (628 )

Gain on debt extinguishment

     4,392       —         —    

Gain on condemnation award

     4,800       —         —    

Gain on sale of real estate

     —         —         48,961  
    


 


 


       11,584       313       51,257  

Other expense

                        

Interest

     38,943       36,159       36,809  

Depreciation

     21,199       17,143       17,136  

Provision for asset impairment

     4,713       2,579       —    

Provision for losses

     —         169       281  

Discount on sale of note receivables

     104       —         —    

Advisory fees

     4,935       4,465       5,346  

Net income fee

     —         374       1,850  

Incentive fees

     —         —         3,167  

General and administrative

     9,149       8,774       11,496  

Realized loss on investments

     —         —         3,059  

Loss on foreign currency transactions

     3,309       2,455       —    

Minority interest

     (2,230 )     (893 )     (66 )
    


 


 


       80,122       71,225       79,078  

Net income (loss) from continuing operations

     (27,719 )     (39,480 )     19,108  

Discontinued Operations

                        

Income (loss) from operations

     (1,547 )     373       703  

Gain on sale of operations

     23,291       38,945       —    

Equity in investees gain on sale of real estate

     4,853       5,013       —    
    


 


 


       26,597       44,331       703  

Net income (loss)

     (1,122 )     4,851       19,811  

Preferred dividend requirement

     (126 )     (190 )     (172 )
    


 


 


Net income (loss) applicable to Common shares

   $ (1,248 )   $ 4,661     $ 19,639  
    


 


 


Basic earnings (loss) per share

                        

Net income (loss) from continuing operations

   $ (3.45 )   $ (4.92 )   $ 2.24  

Discontinued operations

     3.29       5.50       .08  
    


 


 


Net income (loss) applicable to Common shares

   $ (.16 )   $ .58     $ 2.32  
    


 


 


Diluted earnings

                        

Net income (loss) from continuing operations

   $ (3.45 )   $ (4.92 )   $ 2.20  

Discontinued operations

     3.29       5.50       .08  
    


 


 


Net income (loss) applicable to Common shares

   $ (.16 )   $ .58     $ 2.28  
    


 


 


Weighted average Common shares used in computing earnings per share

                        

Basic

     8,078,108       8,057,361       8,478,377  

Diluted

     8,078,108       8,057,361       8,615,465  

 

The accompanying notes are an integral part of these Consolidated Financial Statements.

 

28


Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

 

     Common Stock

    Paid-in
Capital


   

Accumulated

Deficit


   

Accumulated

Other

Comprehensive

Income


   

Stockholders’

Equity


 
     Shares

    Amount

         
     (dollars in thousands, except shares)  

Balance, January 1, 2001

   8,636,354     $ 86     $ 263,489     $ (59,956 )   $ (3,059 )   $ 200,560  

Issuance of Series C Preferred Stock, 30,000 shares

   —         —         3,000       —         —         3,000  

Comprehensive income

                                              

Realized (loss) on marketable equity securities of affiliate

   —         —         —         —         3,059       3,059  

Net income

   —         —         —         19,811       —         19,811  
                                          


                                             22,870  

Fractional shares

   (560 )                                        

Repurchase of Common Stock

   (593,200 )     (6 )     (9,484 )     —         —         (9,490 )

Series A Preferred Stock cash dividend ($5.00 per share)

   —         —         (29 )     —         —         (29 )

Series B Preferred Stock cash dividend ($.38 per share)

   —         —         (115 )     —         —         (115 )

Series C Preferred Stock cash dividends ($.95 per share)

   —         —         (28 )     —         —         (28 )
    

 


 


 


 


 


Balance, December 31, 2001

   8,042,594       80       256,833       (40,145 )     —         216,768  

Comprehensive income

                                              

Unrealized (loss) on foreign currency translation

   —         —         —         —         567       567  

Net income

   —         —         —         4,851       —         4,851  
                                          


                                             5,418  

Issuance of Common Stock upon exercise of stock options

   30,000       1       397       —         —         398  

Series A Preferred Stock cash dividend ($5.00 per share)

   —         —         (29 )     —         —         (29 )

Series C Preferred Stock cash dividends ($5.00 per share)

   —         —         (161 )     —         —         (161 )
    

 


 


 


 


 


Balance, December 31, 2002

   8,072,594       81       257,040       (35,294 )     567       222,394  

Comprehensive income

                                              

Unrealized (loss) on foreign currency translation

   —         —         —         —         (1,183 )     (1,183 )

Net loss

   —         —         —         (1,122 )     —         (1,122 )
                                          


                                             (2,305 )

Series A Preferred Stock cash dividend ($5.00 per share)

   —         —         (29 )     —         —         (29 )

Series C Preferred Stock cash dividends ($5.00 per share)

   —         —         (97 )     —         —         (97 )

Conversion of 5,829 Series A Preferred Stock into Common Stock

   41,075       —         —         —         —         —    
    

 


 


 


 


 


Balance, December 31, 2003

   8,113,669     $ 81     $ 256,914     $ (36,416 )   $ (616 )   $ 219,963  
    

 


 


 


 


 


 

The accompanying notes are an integral part of these Consolidated Financial Statements.

 

29


Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

CONSOLIDATED STATEMENTS OF CASH FLOWS

 

     For the Years Ended December 31,

 
     2003

    2002

    2001

 
     (dollars in thousands)  

Cash Flows from Operating Activities

                        

Reconciliation of net loss to net cash used by operating activities

                        

Net Income/(Loss)

   $ (1,122 )   $ 4,851     $ 19,811  

Adjustments to reconcile net loss to net cash provided by <used in> operating activities

                        

Depreciation and amortization

   $ 22,655     $ 20,666     $ 19,705  

Provision for loss

     104       169       —    

Amortization of deferred borrowing costs

     3,134       3,253       1,478  

Gain on sale of real estate

     (28,144 )     (43,958 )     (54,270 )

Provision for asset impairment

     4,713       2,579       —    

Equity in loss of equity investees

     4,291       3,818       5,950  

Realized loss on investments

     —         —         3,059  

Distributions from operating cash flow of equity investees

     —         —         646  

Gain on extinguishment of debt

     (4,392 )     —         —    

Gain on condemnation award

     (4,800 )     —         —    

Loss on foreign currency transaction

     3,309       2,455       —    

Loss allocated to minority interest

     (2,230 )     (893 )     (66 )

Increase in interest receivable

     (683 )     (665 )     (137 )

<Increase> decrease in other assets

     1,670       (4,940 )     805  

Increase <decrease> in interest payable

     311       1,397       (185 )

Increase in other liabilities

     4,880       2,156       2,309  
    


 


 


Net cash provided by <used in> operating activities

     3,696       (9,112 )     (895 )

Cash Flows from Investing Activities

                        

Collections on notes receivable (including $1,241 in 2003 and $1,333 in 2002 from affiliates)

     4,651       16,193       6,042  

Funding of notes receivable (including $14,481 in 2002 and $1,970 in 2001 from affiliates)

     (736 )     (18,337 )     (19,455 )

Acquisitions of real estate

     (14,250 )     (12,688 )     (19,669 )

Real estate improvements

     (4,462 )     (7,001 )     (9,139 )

Real estate construction (including $4,050 in 2003 and $4,678 in 2002 to affiliates)

     (59,055 )     (104,235 )     (24,478 )

Proceeds from sale of real estate

     56,635       106,085       100,818  

Payments made under interest rate swap agreement

     (87 )     (272 )     —    

Purchase of marketable equity securities

     (5,000 )     —         —    

Refunds/(deposits) on pending purchase

     (9,784 )     (716 )     (724 )

Payments (to) from advisor

     5,264       (39,739 )     3,368  

Net advance to affiliates

     —         (6,232 )     (553 )

Contributions to equity investees

     (48 )     (15 )     (151 )
    


 


 


Net cash provided by (used in) investing activities

     (26,872 )     (66,957 )     36,059  

Cash Flows from Financing Activities

                        

Payments on notes payable

     (124,659 )     (95,731 )     (66,063 )

Proceeds from notes payable

     146,072       176,069       29,094  

Payments to minority interests

     —         (704 )     —    

Dividends paid

     —         (104 )     (172 )

Repurchase of Common Stock

     —         —         (9,490 )

Deferred financing costs

     (2,361 )     (3,647 )     (510 )

Proceeds from exercise of stock options

     —         398       —    
    


 


 


Net cash provided by (used in) financing activities

     19,052       76,281       (47,141 )
    


 


 


Net increase (decrease) in cash and cash equivalents

     (4,124 )     212       (11,977 )

Cash and cash equivalents, beginning of year

     10,558       10,346       22,323  
    


 


 


Cash and cash equivalents, end of year

   $ 6,434     $ 10,558     $ 10,346  
    


 


 


 

The accompanying notes are an integral part of these Consolidated Financial Statements.

 

30


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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

CONSOLIDATED STATEMENTS OF CASH FLOWS—Continued

 

     For the Years Ended December 31,

 
     2003

    2002

    2001

 
     (dollars in thousands)  

Supplemental Disclosures of Cash Flow Information:

                        

Cash paid for interest

   $ (43,016 )   $ (41,379 )   $ (39,452 )

Notes payable assumed on purchase of real estate

     2,650       63,555       37,776  

Notes payable assumed by buyer on sale of real estate

     11,291       12,110       42,784  

Series B Preferred Stock issued in conjunction with purchase of real estate

     —         —         (1,500 )

Series C Preferred Stock issued in conjunction with purchase of real estate

     —         —         3,000  

Limited partnership interest received on sale of real estate

     —         —         1,500  

Funds collected by affiliate on sale of note receivable

     2,633       —         —    

Notes receivable provided on sale of real estate

     4,760       6,700       —    

Real estate refinancing proceeds received by affiliate

     1,226       —         —    

Real estate received on exchange with related party

     —         4,145       —    

Real estate received from related party as payment of debt

     10,700       46,200       —    

Notes receivable payments received by affiliate and added to affiliate receivable balance

     —         2,544       —    

Issuance of note payable for which cash proceeds were received by the advisor

     6,239       4,000       —    

 

The accompanying notes are an integral part of these Consolidated Financial Statements.

 

31


Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

The accompanying Consolidated Financial Statements of Transcontinental Realty Investors, Inc. and consolidated entities have been prepared in conformity with accounting principles generally accepted in the United States of America, the most significant of which are described in NOTE 1. “SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES.” The Notes to Consolidated Financial Statements are an integral part of the Consolidated Financial Statements. The data presented in the Notes to Consolidated Financial Statements are as of December 31 of each year and for the year then ended, unless otherwise indicated. Dollar amounts in tables are in thousands, except per share amounts.

 

Effective March 31, 2003, TCI financial results have been consolidated in the American Realty Investors, Inc. (“ARI”) Form 10-K and related consolidated financial statements. As of December 31, 2003, ARI owned 80.0% of the outstanding TCI common shares.

 

Certain balances for 2002 and 2001 have been reclassified to conform to the 2003 presentation.

 

NOTE 1.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

 

Organization and business.     Transcontinental Realty Investors, Inc. (“TCI”), a Nevada corporation, is successor to a California business trust which was organized on September 6, 1983, and commenced operations on January 31, 1984. TCI invests in real estate through direct ownership, leases and partnerships and it also invests in mortgage loans on real estate. In October 2001, TCI announced a preliminary agreement for the acquisition of TCI by American Realty Investors, Inc. (“ARI”). See NOTE 22. “COMMITMENTS AND CONTINGENCIES AND LIQUIDITY.”

 

Basis of consolidation.    The Consolidated Financial Statements include the accounts of TCI and controlled subsidiaries and partnerships. All significant intercompany transactions and balances have been eliminated.

 

Accounting estimates.    In the preparation of Consolidated Financial Statements in conformity with accounting principles generally accepted in the United States of America it is necessary for management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the Consolidated Financial Statements and the reported amounts of revenues and expense for the year then ended. Actual results could differ from those estimates.

 

Interest recognition on notes receivable.    It is TCI’s policy to cease recognizing interest income on notes receivable that have been delinquent for 60 days or more. In addition, accrued but unpaid interest income is only recognized to the extent that the net realizable value of the underlying collateral exceeds the carrying value of the receivable.

 

Allowance for estimated losses.    Valuation allowances are provided for estimated losses on notes receivable considered to be impaired. Impairment is considered to exist when it is probable that all amounts due under the terms of the note will not be collected. Valuation allowances are provided for estimated losses on notes receivable to the extent that the Company’s investment in the note exceeds the estimated fair value of the collateral securing such note.

 

Recent Accounting pronouncements.    

 

 

32


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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In November 2002, the FASB issued Interpretation No. 45, “Guarantor’s Accounting and Disclosure Requirements for Guarantees, Including Indirect Guarantees of Indebtedness of Others,” which disclosures are effective for financial statements issued after December 15, 2002. While the Company has various guarantees included in contracts in the normal course of business, these guarantees would not represent significant commitments or contingent liabilities of the indebtedness of entities outside of the consolidated company.

 

In January 2003, the FASB issued Interpretation No. 46, “Consolidation of Variable Interest Entities” (“FIN 46”), which requires the consolidation of variable interest entities, as defined. FIN 46 is applicable to financial statements to be issued by the Company after 2003; however, disclosures are required currently if TCI expects to consolidate any variable interest entities. TCI does not currently believe that any entities will be consolidated as a result of FIN 46.

 

In May 2003, the FASB issued SFAS No. 150, “Accounting for Certain Financial Instruments with Characteristics of both Liabilities and Equity.” This statement establishes standards for how an issuer classifies and measures certain financial instruments with characteristics of both liabilities and equity. It requires the issuer to classify a financial instrument that is within the scope of the standard as a liability if such financial instrument embodies an obligation of the issuer. The adoption of SFAS No. 150 is not expected to require TCI to reclass any financial instruments currently on our balance sheet.

 

Real estate held for investment and depreciation.    Real estate held for investment is carried at cost. Statement of Financial Accounting Standards No. 144 (“SFAS No. 144”) requires that a property be considered impaired, if the sum of the expected future cash flows (undiscounted and without interest charges) is less than the carrying amount of the property. If impairment exists, an impairment loss is recognized, by a charge against earnings, equal to the amount by which the carrying amount of the property exceeds the fair value of the property. If impairment of a property is recognized, the carrying amount of the property is reduced by the amount of the impairment, and a new cost for the property is established. Such new cost is depreciated over the property’s remaining useful life. Depreciation is provided by the straight-line method over estimated useful lives, which range from five to 40 years.

 

Real estate held for sale.    Foreclosed real estate is initially recorded at new cost, defined as the lower of original cost or fair value minus estimated costs of sale. SFAS No. 144 also requires that properties held for sale be reported at the lower of carrying amount or fair value less costs of sale. If a reduction in a held for sale property’s carrying amount to fair value less costs of sale is required, a provision for loss is recognized by a charge against earnings. Subsequent revisions, either upward or downward, to a held for sale property’s estimated fair value less costs of sale is recorded as an adjustment to the property’s carrying amount, but not in excess of the property’s carrying amount when originally classified as held for sale. A corresponding charge against or credit to earnings is recognized. Properties held for sale are not depreciated.

 

Foreign Currency Translation.    Foreign currency denominated assets and liabilities of subsidiaries with local functional currencies are translated to United States dollars at year-end exchange rates. The effects of translation are recorded in the cumulative translation component of shareholders’ equity. Subsidiaries with a United States dollar functional currency remeasure monetary assets and liabilities at year-end exchange rates and non-monetary assets and liabilities at historical exchange rates. The effects of remeasurement are included in income. Exchange gains and losses arising from transactions denominated in foreign currencies are translated at average exchange rates. The effects of these exchange adjustments resulted in losses of $3.3 million in 2003 and $2.5 million in 2002.

 

Revenue recognition on the sale of real estate.    Sales of real estate are recognized when and to the extent permitted by Statement of Financial Accounting Standards No. 66, “Accounting for Sales of Real Estate” (“SFAS No. 66”), as amended by SFAS No. 144. Until the requirements of SFAS No. 66 for full profit recognition have been met, transactions are accounted for using either the deposit, the installment, the cost recovery or the financing method, whichever is appropriate.

 

33


Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Investment in noncontrolled equity investees.    The equity method is used to account for investments in partnerships which TCI does not control but for which significant influence can be exerted, and for its investment in the shares of common stock of Income Opportunity Realty Investors, Inc., (“IORI”) and ARI. Under the equity method, an initial investment, recorded at cost, is increased by a proportionate share of the investee’s operating income and any additional advances and decreased by a proportionate share of the investee’s operating losses and distributions received.

 

Operating segments.    Management has determined reportable operating segments to be those that are used for internal reporting purposes, which disaggregates operations by type of real estate.

 

Fair value of financial instruments.    The following assumptions were used in estimating the fair value of notes receivable and notes payable. For performing notes receivable, the fair value was estimated by discounting future cash flows using current interest rates for similar loans. For nonperforming notes receivable, the estimated fair value of TCI’s interest in the collateral property was used. For notes payable, the fair value was estimated using current rates for mortgages with similar terms and maturities.

 

Cash equivalents.    For purposes of the Consolidated Statements of Cash Flows, all highly liquid investments purchased with an original maturity of three months or less are considered to be cash equivalents.

 

Earnings per share.    Income (loss) per share is presented in accordance with Statement of Financial Accounting Standards No. 128, “Earnings Per Share.” Income (loss) per share is computed based upon the weighted average number of shares of Common Stock outstanding during each year. Diluted net income per share is computed using the weighted average number of common and dilutive common equivalent shares outstanding during the year. Dilutive common equivalent shares consist of stock options and convertible preferred stock. The weighted average common shares used to calculate diluted earnings per share for the years ended December 31, 2001 include 301,548 shares to reflect the dilutive effect of options and convertible preferred stock to purchase shares of common stock. For the year ended December 31, 2003 and 2002, 251,886 and 223,784 weighted average shares, respectively, were excluded from the calculation of dilutive earnings per share because the effect of their inclusion would be antidilutive.

 

Stock-based employee compensation.    TCI accounts for stock-based compensation utilizing the intrinsic value method in accordance with the provisions of Accounting Principles Board Opinion No. 25 (“APB 25”), “Accounting for Stock Issued to Employees,” and related interpretations. Accordingly, no compensation expense is recognized for fixed option plans because the exercise prices of employee stock options equal or exceed the market prices of the underlying stock on the dates of grant.

 

The following table represents the effect on net income and earnings per share if TCI had applied the fair value based method and recognition provisions of Statement of Financial Accounting Standards No. 123 (“SFAS No. 123”), “Accounting for Stock-Based Compensation,” to stock-based employee compensation:

 

     2003

    2002

    2001

 
    

(dollars in thousands,

except per share amounts)

 

Net income (loss) applicable to common shares, as reported

   $ (1,248 )   $ 4,661     $ 19,639  

Deduct: Stock-based employee compensation expense determined under fair value based methods for all awards, net of related tax effects

     (109 )     (105 )     (190 )
    


 


 


Proforma net income applicable to common shares

   $ (1,357 )   $ 4,556     $ 19,449  
    


 


 


Net income (loss) per share

                        

Basic, as reported

   $ (.16 )   $ .58     $ 2.32  

Basic, pro forma

   $ (.17 )   $ .57     $ 2.30  

Diluted, as reported

   $ (.16 )   $ .58     $ 2.28  

Diluted, pro forma

   $ (.17 )   $ .57     $ 2.26  

 

34


Table of Contents

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 2.   REAL ESTATE

 

In 2003, TCI purchased the following properties:

 

Property


 

Location


 

Units/

Sq. Ft./Acres


   Purchase
Price


   Net
Cash Paid


   Debt
Incurred


    Interest
Rate


    Maturity
Date


 

Apartments

                                          

Breakwater Bay(1)

  Beaumont, TX   176 Units    $ 1,979    $ 383    $ 1,554         %     —    

Capitol Hill(1)

  Little Rock, AR   156 Units      1,904      615      1,289     —       —    

Heather Creek(1)

  Mesquite, TX   200 Units      2,523      449      2,074     —       —    

Kingsland Ranch(1)

  Houston, TX   398 Units      3,300      —        3,300     —       —    

Windsong

  Fort Worth, TX   188 Units      11,939      1,194      10,745     7.20     10/43  

Shopping Center

                                          

Bridgeview Plaza(2)

  LaCrosse, WI   116,008 Sq. Ft.      8,700      —        —       —       —    

Cullman(2)

  Cullman, AL   92,433 Sq. Ft.      2,000      —        2,650 (4)   16.75     3/03 (3)

Land

                                          

Maumelle

  Maumelle, AR   10.8 Acres      1,100      412      640     5.75     07/04  

Pulaski

  Pulaski County, AR   21.9 Acres      2,000      695      1,400     6.50     05/05  

Sheffield Village

  Grand Prairie, TX   13.899 Acres      1,500      464      975     5.50 (5)   09/04  

(1) Land purchased for apartment construction.
(2) Property received from a related party for forgiveness of debt.
(3) Debt was paid off in April refinance. See NOTE 7. “NOTES AND INTEREST PAYABLE.”
(4) Assumed debt.
(5) Variable interest rate.

 

In 2002, TCI purchased the following properties:

 

Property


  Location

 

Units/

Sq. Ft./Acres


  

Purchase

Price


  

Net

Cash Paid


   Debt
Incurred


    Interest
Rate


    Maturity
Date


 

Apartments

                                          

Blue Lakes Villas(1)

  Waxahachie, TX   186 Units    $ 1,012    $ 1,048    $ —       —   %   —    

DeSoto Ranch(1)

  DeSoto, TX   248 Units      1,364      1,489      2,246     7.18     12/43  

Echo Valley(1)

  Dallas, TX   216 Units      787      788      —       —       —    

Spy Glass(1)

  Mansfield, TX   256 Units      1,280      1,042      2,303     7.50     08/43  

Vistas at Pinnacle Park(1)

  Dallas, TX   382 Units      3,202      414      2,788     6.25     07/44  

Office Building

                                          

Centura(2)

  Farmers Branch, TX   410,901 Sq. Ft.      50,000      —        43,739 (3)   13.00 (4)   07/03  

Shopping Center

                                          

Oak Tree Village(5)

  Lubbock, TX   45,623 Sq. Ft.      1,467      196      1,389 (3)   8.48     11/07  

Land

                                          

2301 Valley Branch

  Farmers Branch, TX   23.76 Acres      4,165      1,000      3,124     4.00     08/05  

Centura(2)

  Farmers Branch, TX   8.75 Acres      13,300      —        7,150 (3)   13.50     03/03  

Hollywood Casino(2)

  Dallas, TX   42.64 Acres      16,987      —        6,222 (3)   9.50     03/03  

Lakeshore Villas(5)

  Humble, TX   16.89 Acres      947      127      —       —       —    

Marine Creek(2)

  Ft. Worth, TX   54 Acres      3,700      —        1,500 (3)   9.00     01/03  

Mason Park(2)

  Houston, TX   18 Acres      2,790      —        2,600 (3)   14.00     02/03 (5)

Nashville(2)

  Nashville, TN   16.57 Acres      1,890      —        955 (3)   15.50     07/03  

Palm Desert(2)

  Palm Desert, CA   61 Acres      4,625      —        —       —       —    

Rasor(5)

  Plano, TX   24.5 Acres      2,319      310      —       —       —    

(1) Land purchased for apartment construction.
(2) Property received from ARI, a related party, for payment of debt.
(3) Assumed debt.
(4) Weighted average. The Centura Tower is encumbered by two loans, one for $28.7 million at 10.5% and the other for $15.0 million at 17.9%.
(5) Property exchanged with American Realty Investors, Inc. (“ARI”), a related party, for the Plaza on Bachman Creek Retail Center and the reduction of $600,000 in affiliate receivables.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In 2003, TCI sold the following properties:

 

Property


 

Location


 

Units/

Sq. Ft./Acres


  Sales
Price


  Net Cash
Received


    Debt
Discharged


    Gain/(Loss)
on Sale


 

Apartments

                                     

Lincoln Court

  Dallas, TX   55 Units   $ 3,038   $ 1,834     $ 1,208 (1)   $ 1,654  

Quail Creek

  Lawrence, KS   96 Units     4,700     1,188       3,260       1,358  

Stone Oak

  San Antonio, TX   252 Units     6,930     3,670       2,699       4,193  

Summerfield

  Orlando, FL   224 Units     9,415     4,845       4,476       3,684  

Treehouse(5)

  Irving, TX   160 Units     7,500     —         5,083 (12)     —   (6)

Willow Wick

  North Augusta, NC   104 Units     2,707     255       1,943       999  

Office Building

                                     

Bonita Plaza

  Bonita, CA   47,777 Sq. Ft.     8,034     1,647       5,944       2,139  

Remington Tower

  Tulsa, OK   90,009 Sq. Ft.     3,360     (80 )     3,360 (1)     (1,056 )

Industrial Warehouse

                                     

Kelly (301 Hilltop)

  Dallas, TX   76,946 Sq. Ft.     1,800     —         1,712       639  

Kelly (108th Street)

  Dallas, TX   20,871 Sq. Ft.     675     —         634       357  

McLeod

  Orlando, FL   110,914 Sq. Ft.     5,450     2,980       1,902       2,490  

Tricon

  Atlanta, GA   570,877 Sq. Ft.     13,084     3,364       9,395       4,587  

Shopping Center

                                     

K-Mart

  Sheboygan, WI   74,532 Sq. Ft.     1,225     669       569       12  

Oak Tree Village

  Lubbock, TX   45,623 Sq. Ft.     3,366     —   (4)     1,328       590  

Parkway Centre(7)

  Dallas, TX   28,374 Sq. Ft.     4,000     —         1,640 (12)     —   (8)

Land

                                     

Eagle Crest(9)

  Dallas, TX   19.99 Acres     4,000     —         —         —   (10)

Palm Desert

  Palm Desert, CA   25.06 Acres     2,800     —   (3)     —         617  

Sendero Ranch

  Fort Worth, TX   14 Acres     300     292       —         (770 )

Solco-Valley Ranch

  Dallas, TX   6.0693 Acres     1,999     —   (2)     —         384  

State Highway 121/Watters Road(11)

  Collin County, TX   37.08 Acres     2,188     1,197       912       1,410  

(1) Assumed debt.
(2) Funds received by an affiliate increasing the affiliate receivable balance by $1,999.
(3) Funds received by an affiliate increasing the affiliate receivable balance by $2,600.
(4) Funds received by an affiliate increasing the affiliate receivable balance by $1,640.
(5) Property sold to IORI, a related party, for assumption of debt and reduction of $2.4 million in affiliate receivables.
(6) Excludes a $4.4 million deferred gain from seller financing. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(7) Property sold to IORI, a related party, for assumption of debt and reduction of $2.3 million in affiliate receivables.
(8) Excludes a $2.3 million deferred gain from seller financing. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(9) Property sold to IORI, a related party, for forgiveness of debt.
(10) Excludes a $1.7 million deferred gain from a related party sale. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(11) Approximately 20 acres of Watters Road and 17.08 acres of State Highway 121 were sold together in a single transaction.
(12) Failure to notify and receive approval from the lender for this transaction may constitute an event of default under the terms of the debt.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In 2002, TCI sold the following properties:

 

Property


  

Location


  

Units/

Sq. Ft./Acres


   Sales
Price


  

Net Cash

Received


   Debt
Discharged


   Gain/(Loss)
on Sale


 

Apartments

                                       

4242 Cedar Springs

   Dallas, TX    76 Units    $ 2,600    $ 971    $ 1,288    $ 1,252  

Camelot

   Largo, FL    120 Units      5,263      1,616      3,298      1,517  

Country Crossing

   Tampa, FL    227 Units      5,800      1,836      3,726      3,142  

Gladstell Forest

   Conroe, TX    168 Units      4,875      1,713      2,360      2,050  

Grove Park

   Plano, TX    188 Units      7,425      2,498      4,504      3,341  

Heritage on the River

   Jacksonville, FL    301 Units      12,475      4,317      7,606      5,162  

Primrose

   Bakersfield, CA    162 Units      5,000      1,722      2,920      659  

Southgreen

   Bakersfield, CA    80 Units      3,600      1,011      2,381      (72 )

Trails of Windfern

   Houston, TX    240 Units      7,350      2,379      3,654      2,453  

Office Building

                                       

Hartford

   Dallas, TX    174,513 Sq. Ft.      4,000      —        —        —   (1)

Jefferson

   Washington, DC    71,877 Sq. Ft.      16,550      5,957      9,679      3,421  

NASA

   Clear Lake, TX    78,159 Sq. Ft.      2,600      2,341      —        1,341  

Plaza Tower

   St. Petersburg, FL    186,281 Sq. Ft.      17,100      8,313      6,909      8,093  

Savings of America

   Houston, TX    68,634 Sq. Ft.      2,800      1,104      1,185      621  

Windsor Plaza

   Windcrest, TX    80,522 Sq. Ft.      4,250      3,813      —        895  

Industrial Warehouse

                                       

Central Storage

   Dallas, TX    216,035 Sq. Ft.      4,000      2,095      1,063      1,241  

Shopping Center

                                       

Chelsea Square

   Houston, TX    70,275 Sq. Ft.      4,200      1,940      1,986      1,056  

Plaza on Bachman Creek(2)

   Dallas, TX    80,278 Sq. Ft.      4,707      —        —        —    

Land

                                       

Palm Desert

   Palm Desert, CA    36 Acres      3,600      685      —        666  

(1) Excludes a $920,000 deferred gain from seller financing. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.”
(2) Property was exchanged with ARI, a related party, for the Oak Tree Village Shopping Center and two parcels of land; the Rasor land parcel and Lakeshore Villas land parcel. TCI also reduced the affiliate receivable from ARI by $600,000.

 

NOTE 3.   NOTES AND INTEREST RECEIVABLE

 

Notes and interest receivable consisted of the following:

 

     2003

   2002

     Estimated
Fair
Value


   Book
Value


   Estimated
Fair
Value


   Book
Value


Notes receivable

                           

Performing

   $ 25,850    $ 26,368    $ 26,295    $ 25,765

Nonperforming, nonaccruing

     4,303      4,303      2,682      2,682
    

  

  

  

     $ 30,153      30,671    $ 28,977      28,447
    

         

      

Interest receivable

            1,526             843
           

         

            $ 32,197           $ 29,290
           

         

 

Interest income is not recognized on nonperforming notes receivable. For the year 2001, unrecognized interest income on nonperforming notes totaled $192,500.

 

Notes receivable at December 31, 2003, mature from 2004 through 2008 with interest rates ranging from 4.25% to 18.0% per annum, with a weighted average rate of 10.88%. Notes receivable are generally nonrecourse and are generally collateralized by real estate. Scheduled principal maturities of $22.3 million are due in 2004.

 

In June 2003, TCI sold the 104 unit Willow Wick Apartments in North Augusta, South Carolina, for $2.7 million and provided $42,000 of the purchaser’s closing costs as seller financing. The note bears interest at a fixed rate of 5% and requires all interest and principal payments be paid at maturity on December 2003. This loan was extended until February 2004 and $10,000 was received in March 2004. Current negotiations are ongoing to extend the loan or collect payment.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In July 2003, an unsecured loan of $22,000 was made to an individual. The note bears interest at a fixed rate of 12% and requires all interest and principal payments be paid at maturity in January 2004. This note, including accrued and unpaid interest, was paid in full in March 2004.

 

In January 2002, a mortgage loan with a principal balance of $608,000 was paid off, including accrued but unpaid interest. With the payoff of the note, TCI recognized a previously deferred gain on the sale of the property of $608,000.

 

In March 2002, TCI sold the 174,513 sq.ft. Hartford Office Building in Dallas, Texas, for $4.0 million and provided the $4.0 million purchase price as seller financing and an additional $1.4 million line of credit for leasehold improvements in the form of a first lien mortgage note. The note bears interest at a variable interest rate, currently 6.0% per annum, requires monthly interest only payments of $14,667 and matures in March 2007. As of February 2004, TCI has funded $323,000 of the additional line of credit.

 

In July 2002, TCI entered into an agreement to fund up to $300,000 under a revolving line of credit secured by 100% interest in a partnership of the borrower. The line of credit bears interest at 12.0% per annum and requires monthly interest only payments, and matures in June 2005. As of February 2004, TCI has funded $300,000 of the line of credit.

 

In September 2002, TCI sold a 36 acre tract of the Palm Desert land parcel for $3.6 million and provided $2.7 million as seller financing in the form of a first lien mortgage note. The note bears interest at 8.0% per annum, requires quarterly interest only payments of $54,000 and matures in September 2004. In March 2003, the note was sold to a financial institution for $2.6 million.

 

In March 2001, TCI funded a $3.5 million mortgage loan secured by a second lien on a retail center in Montgomery County, Texas. In June 2001, an additional $1.5 million was funded. The note receivable bore interest at 16.0% per annum, required monthly interest only payments of $67,000 and matured in September 2001. In October 2001, TCI extended the loan until February 2002, receiving $100,000 as an extension fee. In December 2001, TCI received a $1.5 million principal payment. In February 2002, TCI sold a $2.0 million senior participation interest in the loan to IORI, a related party. TCI and IORI received 43% and 57%, respectively, of the remaining principal and interest payments. Also in February 2002, TCI received $23,000 as an extension fee and the loan was extended until April 2002. In April 2002, the loan was extended until July 2002. In July 2002, the loan was extended until September 2002. In August 2002, the loan was paid off, including accrued but unpaid interest.

 

In June 2001, in conjunction with the sale of 275 unit McCallum Glen Apartments in Dallas, Texas, TCI funded a $1.5 million mortgage loan secured by a second lien on the apartments. The note receivable bore interest at 10% per annum, required monthly interest only payments and matured in June 2003. In May 2002, the loan was paid off. TCI agreed to a 5% discount on the note and recognized a loss of $75,000 from the note. TCI also recognized a previously deferred gain of $1.5 million on the sale of the property.

 

In July 2001, TCI agreed to fund a $4.4 million line of credit secured by a second lien on 1,714.16 acres of unimproved land in Tarrant County, Texas. The note receivable bears interest at 16.0% per annum, requires monthly interest only payments beginning in September 2001 and matures in July 2003. In March 2002, TCI received a $1.8 million principal payment. In July 2003, this loan was paid off, including accrued but unpaid interest.

 

Also in July 2001, TCI funded a $1.7 million mortgage loan secured by a second lien on 44.6 acres of unimproved land in Fort Worth, Texas. The note receivable bears interest at 16.0% per annum, requires monthly payments of accrued interest beginning September 2001 and each month thereafter and matured January 2002. In January 2002, the note was extended until November 2002. In May 2003, the loan was paid off, including accrued but unpaid interest.

 

In August 2001, TCI agreed to fund up to $5.6 million secured by a second lien on an office building in Dallas, Texas. The note receivable bears interest at a variable rate, currently 9.0% per annum, requires monthly interest only payments and matured in January 2003. As of March 2004, TCI has funded a total of $4.3 million. On January 22, 2003, TCI agreed to extend the maturity date until May 1, 2003. No payments have been received and this note is considered nonperforming. The collateral used to secure TCI’s second lien was seized by the first lien holder. On March 11, 2004, TCI agreed to accept an assignment of claims in litigation as security for the note. TCI is also working on securing additional collateral for this note and restructuring the terms of the note. The agreement requires interest to accrue at the default rate of 18%.

 

In October 2001, TCI funded a $4.0 million loan secured by a second lien on a 375,752 sq. ft. office building in St. Louis, Missouri. The note receivable bore interest at 9.0% per annum, required monthly interest only payments of $30,000 and matured in February 2002. In February 2002, TCI extended the loan maturity to February 2003. In August 2002, the loan was paid off, including accrued but unpaid interest.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In December 2001, TCI provided $608,000 of purchase money financing in conjunction with the sale of the Madison at Bear Creek Apartments in Houston, Texas. The note receivable bore interest at 7% per annum, required payment of the entire outstanding principal and all accrued and unpaid interest in January 2002. The loan was secured by a second lien on the property. The note was paid in full according to the terms in January 2002.

 

Also in December 2000, TCI funded a $3.0 million mortgage loan secured by a second lien on four office buildings in San Antonio, Texas. The note receivable bore interest at 16.0% per annum, required monthly payments of interest only and matured in June 2001. In June 2001, the note was extended until November 2001 with a $750,000 loan principal paydown. With the paydown, the note was renegotiated to replace the existing collateral with new collateral consisting of a 120,000 sq.ft. office building and industrial warehouse in Carrollton, Texas. The renegotiated note originally was to mature in May 2002. In February 2002, the maturity date on the loan was extended to July 2002. In July 2002, the loan was paid off, including accrued but unpaid interest.

 

Related Party.    In December 2003, TCI purchased a note receivable secured by a second lien on 33 acres of raw land in Travis County, Texas at par value from ARI for $2.4 million as a paydown on an affiliate loan balance. This note bears interest at 10%, requires interest only payments in November 2007 and matures in October 2008.

 

In January 2002, TCI purchased 100% of the outstanding common shares of ART Two Hickory Corporation (“Two Hickory”), a wholly-owned subsidiary of ARI, a related party, for $4.4 million cash. Two Hickory owns the 96,217 sq. ft. Two Hickory Centre Office Building in Farmers Branch, Texas. ARI has guaranteed that the asset shall produce at least a 12% annual return of the purchase price for a period of three years from the purchase date. If the asset fails to produce the 12% annual return, ARI shall pay TCI any shortfall. In addition, if the asset fails to produce the 12% return for a calendar year and ARI fails to pay the shortfall, TCI may require ARI to repurchase the shares of Two Hickory for the purchase price. Because ARI has guaranteed the 12% return and TCI has the option of requiring ARI to repurchase the entities, management has classified this related party transaction as a note receivable from ARI. In June 2002, the asset was refinanced. TCI received $1.3 million of the proceeds as a principal reduction on its note receivable from ARI.

 

In April 2002, TCI purchased 100% of the following entities: ART One Hickory Corporation (“One Hickory”), Garden Confederate Point, LP (“Confederate Point”), Garden Foxwood, LP (“Foxwood”), and Garden Woodsong, LP (“Woodsong”), all wholly-owned subsidiaries of ARI, a related party, for $10.0 million. One Hickory owns the 120,615 sq. ft. One Hickory Centre Office Building in Farmers Branch, Texas. Confederate Point owns the 206 unit Confederate Apartments in Jacksonville, Florida. Foxwood owns the 220 unit Foxwood Apartments in Memphis, Tennessee. Woodsong owned the 190 unit Woodsong Apartments in Smyrna, Georgia. ARI has guaranteed that these assets shall produce at least a 12% return annually of the purchase price for a period of three years from the purchase date. If the assets fail to produce the 12% return, ARI shall pay TCI any shortfall. In addition, if the assets fail to produce the 12% return for a calendar year and ARI fails to pay the shortfall, TCI may require ARI to repurchase the entities for the purchase price. Because ARI has guaranteed the 12% return and TCI has the option of requiring ARI to repurchase the entities, management has classified this related party transaction as a note receivable from ARI. In October 2003, TCI sold One Hickory to IORI for $12.2 million, less prorations, for a wrap-round promissory note of $12.0 million. This note bears interest at 5.49% interest, requires monthly interest and principal payments and matures in June 2006. This transaction effectively discharged the note receivable TCI had from ARI for the financing of One Hickory. Also, in November 2003, Confederate Point sold the Confederate Apartments and paid $2.1 million to TCI to pay off the loan and accrued but unpaid interest.

 

In July 2002, the Woodsong Apartments were sold. ARI received $2.8 million from the proceeds as payment of principal and accrued but unpaid interest on the note receivable. The $2.6 million received by ARI is included in other assets on the accompanying balance sheet.

 

In December 2001, TCI purchased 100% of the outstanding common shares of National Melrose, Inc. (“NM”), a wholly-owned subsidiary of ARI, a related party, for $2.0 million cash. NM owns the 41,840 sq. ft. Executive Court Office Building in Memphis, Tennessee. ARI has guaranteed that the asset will produce at least a 12% annual return of the purchase price for a period of three years from the purchase date. If the asset fails to produce the 12% annual return, ARI will pay TCI any shortfall. In addition, if the asset fails to produce 12% return for a calendar year, TCI may require ARI to repurchase the shares of NM for the purchase price. Management has classified this related party transaction as a note receivable from ARI.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 4.   ALLOWANCE FOR ESTIMATED LOSSES

 

Activity in the allowance for estimated losses was as follows:

 

     2003

   2002

   2001

Balance January 1,

   $ 1,337    $ 818    $ 537

Provision for loss

     —        169      281

Fully reserved notes receivable

     119      350      —  
    

  

  

Balance December 31,

   $ 1,456    $ 1,337    $ 818
    

  

  

 

NOTE 5.   INVESTMENT IN EQUITY METHOD REAL ESTATE ENTITIES

 

Investment in equity method real estate entities consisted of the following:

 

     2003

    2002

American Realty Investors, Inc. (“ARI”)

   $ 9,654     $ 9,468

Income Opportunity Realty Investors, Inc. (“IORI”)

     4,423       3,983

Sacramento Nine (“SAC 9”)

     219       285

Other

     (25 )     21
    


 

     $ 14,271     $ 13,757
    


 

 

TCI owns an approximate 6.5% interest in ARI, a publicly held real estate company, having a market value of $104.0 million at December 31, 2003. At December 31, 2003, ARI had total assets of $558.7 million and owned 24 apartments, 10 commercial properties, seven hotels and 39 parcels of unimproved land. In 2003, ARI sold 12 apartments, five commercial properties, two hotels and 18 parcels of unimproved land for a total of $197.5 million, receiving net cash of $37.8 million after paying off $96.5 million in mortgage debt and the payment of various closing costs. ARI recognized gains of $63.0 million on the sales of which TCI’s equity share was $4.1 million. In 2002, ARI sold 18 apartments, five commercial properties and 13 parcels of unimproved land for a total of $287.4 million, receiving net cash of $22.2 million after paying off $155.0 million in mortgage debt and the payment of various closing costs. ARI recognized gains of $50.5 million on the sales of which TCI’s equity share was $3.3 million.

 

Based on the ownership percentage of TCI’s investment in ARI and ARI’s market value, TCI’s investment in ARI has a market value of approximately $6.8 million at December 31, 2003. The carrying value of this investment is approximately $9.7 million at December 31, 2003. Management continues to believe that the market value of ARI temporarily undervalues its assets and therefore, no impairment of TCI’s investment in ARI has been recorded.

 

TCI owns an approximate 24.0% interest in IORI, a publicly held real estate investment company. At December 31, 2003, IORI had total assets of $101.1 million and owned eight apartments in Texas, four office buildings (three in Texas and one in Virginia), one industrial warehouse in Texas, and one parcel of unimproved land in Texas. In 2003, IORI sold three office buildings and a parcel of unimproved land for a total of $55.7 million, receiving net cash of $10.1 million after paying off $9.5 million in mortgage debt and the payment of various closing costs. IORI recognized gains of $3.0 million on the sales of which TCI’s equity share was $715,000. In 2002, IORI sold two office buildings for a total of $19.2 million, receiving net cash of $8.6 million after paying off $9.3 million in mortgage debt and the payment of various closing costs. IORI recognized gains of $6.8 million on the sales of which TCI’s equity share was $1.6 million.

 

Prior to the first quarter of 2002, TCI accounted for its investments in Tri-City, Nakash and Jor-Trans on the equity method. TCI was a 63.7% limited partner and IORI was a 36.3% general partner in Tri-City, and TCI is a 60% general partner and IORI is a 40% limited partner in Nakash. TCI owns a 55% limited and general partnership interest in Jor-Trans. TCI makes all partnership operating and policy decisions of the partnerships and TCI has the right to approve the sale or refinancing of principal assets, or approve the acquisition of partnership assets. For Tri-City, IORI as general partner only had protective rights in the partnership. TCI and IORI share two of the same members of the Board of Directors. Consequently, because TCI has a greater than 50% ownership over the operations of Tri- City, Nakash and Jor-Trans, the operations of the partnership have been consolidated. In the first quarter of 2002, TCI began accounting for its investment in Tri-City, Nakash and Jor-Trans using a consolidated basis. The effect of these consolidations increased TCI’s assets, liabilities, and minority interest in 2002 by $5.4 million, $3.9 million and $1.5 million, respectively. In November 2002, Tri-City sold it’s only asset, a shopping center, for $4.2 million. Tri-City received net cash of $1.9 million after the payment of various closing costs. TCI received a distribution of $1.2 million of the net proceeds and recognized a gain of $431,000 on its investment in Tri-City. Also, in July 2003, TCI sold the Jor-Trans partnership and the Lincoln Court Apartments to the 45% limited partner in Jor-Trans for $1.8 million. TCI recognized a gain of $1.7 million on this transaction and has withdrawn from the partnership.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

TCI is a non-controlling 30% general partner in SAC 9, which at December 31, 2003 owned an office building in Rancho Cordova, California.

 

In March 2001, in conjunction with the sale of the 211 unit Park at Colonade Apartments in San Antonio, Texas, TCI received a 23% limited partner interest in the acquiring partnership. TCI is to receive payments of $5,000 monthly from the partnership, a $50,000 distribution in June 2001 which was received and its remaining investment in March 2002. In July 2001, TCI assigned its limited partnership interest to the general partner, receiving a discounted payoff of $490,000. In conjunction with this assignment, TCI recognized a previously deferred gain on the sale of the apartments of $540,000.

 

Set forth below are summarized financial data for the entities accounted for using the equity method:

 

     2003

    2002

 

Real estate, net of accumulated depreciation ($97,270 in 2003 and $111,029 in 2002)

   $ 402,309     $ 548,446  

Notes receivable

     91,992       82,197  

Other assets

     165,559       170,990  

Notes payable

     (448,930 )     (414,914 )

Other liabilities

     (84,269 )     (268,181 )
    


 


Shareholders/partners’ capital

   $ 126,661     $ 118,538  
    


 


 

     2003

    2002

    2001

 

Rents and interest income

   $ 125,880     $ 145,759     $ 181,570  

Depreciation

     (10,964 )     (12,182 )     (19,930 )

Operating expenses

     (137,100 )     (154,764 )     (153,557 )

Interest expense

     (43,747 )     (62,650 )     (83,154 )
    


 


 


Income (loss) before gain on sale of real estate

     (65,931 )     (83,837 )     (75,071 )

Gain on sale of real estate

     68,411       82,077       83,414  
    


 


 


Net income (loss)

   $ 2,480     $ (1,760 )   $ 8,343  
    


 


 


TCI’s equity share of:

                        
     2003

    2002

    2001

 

Income (loss) before gain on sale of real estate

   $ (4,291 )   $ (3,818 )   $ (5,938 )

Gain on sale of real estate

     4,853       5,013       5,310  
    


 


 


Net income (loss)

   $ 562     $ 1,195     $ (628 )
    


 


 


 

NOTE 6.   MARKETABLE EQUITY SECURITIES

 

In March 2003, TCI obtained a loan in the amount of $5.0 million to acquire equity securities of Realty Korea CR-REIT Co., Ltd. No. 1 representing approximately a 9.2% ownership interest. As of May 2003, the loan was paid in full. This investment is considered an available-for-sale security. The change in market value between the date of purchase and December 31, 2003 was not material.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 7.   NOTES AND INTEREST PAYABLE

 

Notes and interest payable consisted of the following:

 

     2003

   2002

    

Estimated

Fair Value


  

Book

Value


  

Estimated

Fair Value


  

Book

Value


Notes payable

   $ 616,088    $ 621,516    $ 637,071    $ 598,085
    

         

      

Interest payable

            4,949             4,267
           

         

            $ 626,465           $ 602,352
           

         

 

Scheduled principal payments are due as follows:

 

2004

   $ 178,386

2005

     68,461

2006

     47,151

2007

     57,752

2008

     17,692

Thereafter

     252,074
    

     $ 621,516
    

 

Notes payable at December 31, 2003, bore interest at rates ranging from 3.3% to 17.9% per annum, and mature between 2004 and 2044. The mortgages were collateralized by deeds of trust on real estate having a net carrying value of $773.0 million.

 

In 2003, TCI financed/refinanced the following properties:

 

Property


 

Location


 

Sq. Ft./

Units/Acres


 

Debt

Incurred


 

Debt

Discharged


 

Net Cash

Received/

(Paid)


   

Interest

Rate


   

Maturity

Date


Apartments

                                     

Mountain Plaza

  El Paso, TX   188 Units   $ 4,350   $ 4,034   $ 15     6.63 %(1)   03/06

Plantation

  Tulsa, OK   138 Units     2,320     1,924     173     5.60     01/10

Stone Oak

  San Antonio, TX   252 Units     2,500           2,500     5.00     04/03

Tree House

  Irving, TX   160 Units     5,100     2,518     2,183     5.00 (1)   08/13

Office Building

                                     

1010 Common

  New Orleans, LA   494,579 Sq. Ft.     5,574     7,876     1,320     5.50 (1)   12/06

225 Baronne

  New Orleans, LA   416,834 Sq. Ft.     6,286     7,108     —       5.50 (1)   12/06

Ambulatory Surgery Center

  Sterling, VA   33,832 Sq. Ft.     3,425     6,269     —       5.25 (1)    

Amoco

  New Orleans, LA   378,244 Sq. Ft.     10,140     14,408     —       5.50 (1)   12/06

Bonita Plaza

  Bonita, CA   47,777 Sq. Ft.     6,000     4,824     1,134     5.25 (1)   01/10

Countryside Retail Center

  Sterling, VA   133,422 Sq. Ft.     17,342     16,102     101     5.25 (1)   12/06

Harmon

  Sterling, VA   72,062 Sq. Ft.     8,869     7,569     —       5.25 (1)    

Mimado

  Sterling, VA   35,127 Sq. Ft.     4,790     4,486     —       5.25 (1)    

Industrial Warehouse

                                     

Ogden Industrial

  Ogden, UT   107,112 Sq. Ft.     1,800     —       1,722     6.25 (1)   04/05

Shopping Center

                                     

Bridgeview

  LaCrosse, WI   116,008 Sq. Ft.     6,500     —       6,152     6.25 (1)   04/05

Cullman

  Cullman, AL   92,433 Sq. Ft.     1,700     2,650     1,048     6.25 (1)   04/05

Land

                                     

Rasor

  Plano, TX   24.5 Acres     1,260     —       —   (2)   7.00 (1)   11/04

(1) Variable rate.
(2) Funds received by an affiliate increasing the affiliate receivable balance by $1,226.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In 2002, TCI financed/refinanced the following properties:

 

Property


 

Location


 

Sq. Ft./

Units/Acres


 

Debt

Incurred


   

Debt

Discharged


 

Net Cash

Received/

(Paid)


   

Interest

Rate


   

Maturity

Date


Apartments

                                       

Echo Valley

  Dallas, TX   216 Units   $ 1,639 (1)   $ —     $ 448     6.65 %   12/43

Marina Landing

  Galveston, TX   256 Units     11,348       11,397     (699 )   5.80     12/37

Metra

  See Below (2)   1,977 Units     30,314       18,822     10,362     7.57     05/12

Paramount Terrace

  Amarillo, TX   181 Units     2,700       2,797     (214 )   6.63 (3)   07/04

Quail Creek

  Lawrence, KS   95 Units     3,300       2,157     924     6.63 (3)   09/05

Verandas at City View

  Ft. Worth, TX   314 Units     2,779 (4)     2,197     (2,224 )   7.00     06/42

Office Building

                                       

Institute Place

  Chicago, IL   144,915 Sq. Ft.     8,025       5,225     2,434     4.75     12/07

Industrial Warehouse

                                       

Addison Hanger (5)

  Addison, TX   23,650 Sq. Ft.     2,687       1,580     942     6.75 (3)   02/07

Shopping Center

                                       

Sheboygan

  Sheboygan, WI   74,532 Sq. Ft.     600       387     63     6.60     10/05

Land

                                       

Dominion

  Dallas, TX   14.39 Acres     772       —       758     13.00     04/03

Manhatten

  Farmers Branch, TX   108.9 Acres     5,846       —       5,733     13.00     04/03

McKinney 36 (6)

  Collin County, TX   34.58 Acres     425       956     (539 )   9.50     04/03

Pac Trust

  Farmers Branch, TX   7.11 Acres     382       —       370     13.00     04/03

Red Cross

  Dallas, TX   2.89 Acres     4,000       —       —       5.00     04/04

Sandison (6)

  Collin County, TX   97.97 Acres     1,199       1,040     145     9.50     04/03

Solco-Allen (6)

  Collin County, TX   55.80 Acres     686       305     374     9.50     04/03

Stacy Road (6)

  Allen, TX   160.38 Acres     1,979       1,345     613     9.50     04/03

State Highway 121 (6)

  Collin County, TX   101.94 Acres     1,475       873     582     9.50     04/03

Watters Road (6)

  Collin County, TX   97.00 Acres     1,189       —       1,180     9.50     04/03

Whisenant (6)

  Collin County, TX   16.16 Acres     199       133     64     9.50     04/03

(1) The Echo Valley Apartments are under construction. The $1.6 million debt incurred was to fund construction to date. The total construction funding for the project is $12.7 million.
(2) In April 2002, TCI sold 12 residential properties to partnerships controlled by Metra Capital, LLC (“Metra”). These properties include: the 75 unit Apple Lane Apartments in Lawrence, Kansas; the 195 unit Arbor Point Apartments in Odessa, Texas; the 264 unit Fairway View Estates Apartments in El Paso, Texas; the 152 unit Fairways Apartments in Longview, Texas; the 166 unit Fountain Lake Apartments in Texas City, Texas; the 172 unit Fountains of Waterford Apartments in Midland, Texas; the 122 unit Harper’s Ferry Apartments in Lafayette, Louisiana; the 108 unit Oak Park IV Apartments in Clute, Texas; the 131 unit Quail Oaks Apartments in Balch Springs, Texas; the 300 unit Sunchase Apartments in Odessa, Texas; the 180 unit Timbers Apartments in Tyler, Texas; and the 112 unit Willow Creek Apartments in El Paso, Texas. Innovo Group, Inc. (“Innovo”) is a limited partner in the partnerships that purchased the properties. Joseph Mizrachi, a director of ARI, a related party, controls approximately 11.67% of the outstanding common stock of Innovo. Management has determined to account for this sale as a refinancing transaction, in accordance with SFAS No. 66, “Accounting for Sales of Real Estate.” TCI will continue to report the assets and the new debt incurred by the Metra partnerships on the TCI financial statements. The sales price for the properties totaled $37.6 million. TCI received net cash of $10.5 million after paying off the existing debt of $18.0 million and various closing costs. The new debt of $30.3 million bears interest at 7.57% per annum, requires monthly interest only payments of $212,000 and matures in May 2012. TCI also received $8.0 million of 8% non-recourse, non-convertible Series A Preferred Stock (“Preferred Shares”) of Innovo.
(3) Variable interest rate.
(4) The Verandas at City View Apartments are under construction. The $2.8 million debt incurred was to fund construction to date. The total construction funding for the project is $19.4 million.
(5) The mortgage is cross-collateralized with the 29,000 sq. ft. Addison Hanger II in Addison, Texas.
(6) The mortgages are cross-collateralized.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 8.   RELATED PARTY TRANSACTIONS

 

Throughout the period in which TCI qualified as a REIT for tax purposes, TCI charged rent to Regis Hotel Corporation, a related party, for TCI’s four hotel properties that were managed by Regis Hotel Corporation. As of December 31, 2000, when TCI no longer qualified as a REIT, the receivable from these rents totaled $2.1 million. During 2002 and 2003, this receivable was reduced by management fees earned by Regis Hotel Corporation. As of December 31, 2003 and 2002, the receivable from Regis Hotel Corporation was $1.7 million and $1.7 million, respectively.

 

During 2003, ARI sold properties with fair value totaling $10.7 million to TCI. Each of these property sales was approved by TCI’s Board of Directors. TCI’s affiliate receivables from ARI and BCM were reduced by $8.1 million as a result of these transfers. See NOTE 2. REAL ESTATE.

 

In March 2003, TCI sold 4135 Beltline to a related party for $4.4 million, including the assumption of debt. Due to the sale being to a related party to TCI and TCI having continued involvement and control of this entity, this transaction has not been recorded as a sale. This property and corresponding debt will continue to be consolidated by TCI.

 

In March 2003, TCI sold a note receivable for $2.6 million to a third party. The proceeds of this sale were received by BCM. The funds were added to TCI’s affiliate receivable from BCM. See NOTE 3. NOTES AND INTEREST RECEIVABLE.

 

In May 2003, TCI sold a piece of raw land in Texas. The proceeds of the sale were received by BCM. The funds were used to increase TCI’s affiliate receivable from BCM $2.0 million. See NOTE 2. REAL ESTATE.

 

In June 2003, TCI received the proceeds from the refinancing of an ARI property. This transaction was used to reduce TCI’s affiliate receivables from ARI and BCM by $757,000. See NOTE 7. NOTES AND INTEREST PAYABLE.

 

In July 2003, TCI paid $1.7 million to BCM for prior year’s legal fees incurred by Gene Phillips. Mr. Phillips is a related party and advisor to TCI.

 

In August 2003, TCI sold three Chicago hotels to a related party for $13.5 million, including the assumption of debt. Due to the sale being to a related party to TCI and TCI having continued involvement and control of this entity, this transaction has not be been recorded as a sale. These hotels and corresponding debt will continue to be consolidated by TCI.

 

In September 2003, TCI sold a shopping center to a third party. The proceeds of the sale were received by ARI. The funds were used to increase TCI’s affiliate receivable from Prime and ARI by $1.6 million. See NOTE 2. REAL ESTATE.

 

In September 2003, TCI sold a piece of raw land in California. The proceeds of the sale were received by an affiliate. The funds were used to increase TCI’s affiliate receivable from Prime by $2.6 million. See NOTE 2. REAL ESTATE.

 

In November 2003, TCI financed a raw piece of land in Texas. The proceeds of the financing were received by ARI. The funds were used to increase TCI’s affiliate receivable from Prime and ARI by $1.2 million. See NOTE 7. NOTES AND INTEREST PAYABLE.

 

In November 2003, TCI received the proceeds of the sale of an ARI apartment complex. $2.1 million was used to pay off TCI’s note receivable from ARI and $1.1 million was used to reduce TCI’s affiliate receivable from ARI. See NOTE 3. NOTES AND INTEREST RECEIVABLE.

 

In November 2003, ARI paid $6.3 million in principal, accrued interest and closing costs on behalf of TCI as payment of the notes payable on five tracts of land in Collin County, Texas. These funds were applied to the affiliate receivable from ARI.

 

In December 2003, TCI sold Treehouse Apartments and Parkway Centre to IORI for $11.5 million, including the assumption of debt. This transaction was used to reduce TCI’s affiliate payable to Prime by $4.8 million. See NOTE 2. REAL ESTATE.

 

In December 2003, TCI sold Eagle Crest land to IORI for $4.0 million. This transaction was used to reduce TCI’s intercompany payable to IORI by $4.0 million. See NOTE 2. REAL ESTATE.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In December 2003, TCI purchased a note receivable secured by a second lien on raw land for $2.4 million. This transaction was approved by TCI’s Board of Directors. TCI’s affiliate receivables from ARI and Prime were reduced by $2.4 million as a result of this transaction. See NOTE 3. NOTES AND INTEREST RECEIVABLE.

 

In December 2003, TCI’s Board of Directors approved the payment to Regis of a six percent (6%) construction management fee on all construction projects in process at December 31, 2003, to be applied to all construction costs incurred during 2003 on each project. The resulting calculation of $4.1 million was treated as a reduction in the affiliate receivable balance from Prime.

 

In December 2003, TCI sold six properties to subsidiaries of United Housing Foundation, Inc. (“UHF”), a Texas Non-Profit 501(c)3 Corporation. TCI sold 10.72 acres of Marine Creek land for $1.5 million, the Limestone at Vista Ridge apartments for $19.0 million, the Cliffs of El Dorado apartments for $13.4 million, the Limestone Canyon apartments for $18.0 million, the Sendero Ridge apartments for $29.4 million, and Tivoli apartments for $16.1 million. All of the transactions include the assumption of debt and notes receivable to TCI for the remainder of the purchase price. Ted Stokely, Chairman of the Board of TCI, is the General Manager of UHF. Richard Humphrey, who is employed by Regis Realty I, LLC, an affiliate, is President of UHF. Due to UHF being considered a related party to TCI and TCI having continued involvement and control of these entities, these transactions will not be recorded as sales. Instead, these transactions will be accounted for on the deposit method and the properties and corresponding debt will continue to be consolidated by TCI. All of these transactions were approved by TCI’s Board of Directors. Mr. Stokely abstained from voting on all of these transactions. Management is seeking lender approval on the transfer of the notes associated with these property transactions.

 

During 2002, TCI’s Board of Directors authorized the Chief Financial Officer of the Company to advance funds either to or from the Company, through BCM, in an amount up to $15.0 million, on the condition that such advances shall be repaid in cash or transfers of assets within 90 days. Several property transfers from BCM or Prime were made during 2003 and 2002 to reduce the affiliate balance. Each of these transactions was approved by TCI’s Board of Directors.

 

Affiliate receivable with Prime and Regis Hotel Corporation are included within Other Assets, and the affiliate payable to ARI and IORI is included within Other Liabilities in the accompanying consolidated balance sheet. Prime replaced BCM as the contractual advisor in July 2003 and assumed all of BCM’s affiliate balances and obligations from TCI. The following table reconciles the beginning and ending balances of affiliate receivables (payables) as of December 31, 2003:

 

     BCM

    Prime

    ARI

    IORI

 

Balance, December 31, 2002

   $ 11,398     $ —       $ 6,039     $ (5,260 )

Cash transfers

     29,810       34,070       —         —    

Cash repayments

     (31,496 )     (39,647 )     —         —    

Advance through property transfers

     —         4,760       —         —    

Repayments through property transfers

     (8,050 )     —         —         4,000  

Fees payable to Advisor

     —         (2,790 )     —         —    

Advance through sale of note receivable

     2,633       —         —         —    

Repayment through purchase of note receivable

     —         (2,428 )     —         —    

Repayment through affiliate refinance

     (757 )     —         —         —    

Advance through property sale receipts

     4,599       1,640       —         —    

Repayment through property sale receipts

     —         (1,080 )     —         —    

Advance through receipt of refinancing proceeds

     —         1,226       —         —    

Repayments through payments on debt

     —         —         (6,355 )     —    

Other additions

     27,152       25,075       —         —    

Other reductions

     (35,289 )     (16,435 )     (31 )     1,000  
    


 


 


 


Balance, December 31, 2003

   $ —       $ 4,391     $ (347 )   $ (260 )
    


 


 


 


 

In addition, Other Assets includes $1.7 million due from Regis Property Management, a related party.

 

Returns on Metra Properties.    As described in Note 5, TCI sold residential properties during 2002 to partnerships controlled by Metra. The partnership agreement for each of these partnerships states that the Metra Partners, as defined, receive cash flow distributions at least quarterly in an amount sufficient to provide them with a 15 percent cumulative compounded annual rate of return on their invested capital, as well as a cumulative annual amount of 0.50% of the average outstanding balance of the mortgage indebtedness secured by any of these residential properties. These distributions to the Metra Partners have priority over distributions to any of the other partners.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 9.   PREFERRED STOCK

 

TCI’s Series A Cumulative Convertible Preferred Stock consists of a maximum of 6,000 shares with a par value of $.01 per share and a liquidation preference of $100.00 per share. Dividends are payable at the rate of $5.00 per year or $1.25 per quarter to stockholders of record on the 15th day of each March, June, September and December when and as declared by the Board of Directors. The Series A Preferred Stock may be converted after November 1, 2003, into Common Stock at the daily average closing price of the Common Stock for the prior five trading days. At December 31, 2002 and 2001, 5,829 shares of Series A Preferred Stock were issued and outstanding. On November 13, 2003, the 5,829 shares of Series A Preferred Stock outstanding were converted into 41,075 shares of TCI common stock. The Series A Preferred Stock was eliminated on November 21, 2003.

 

In conjunction with the purchase of the Baywalk, Island Bay and Marina Landing Apartments, TCI issued 30,000 shares of Series C Preferred Stock. TCI’s Series C Cumulative Convertible Preferred Stock consists of a maximum of 30,000 shares with a liquidation preference of $100.00 per share. Dividends are payable at the annual rate of $5.00 per share or $1.25 per quarter through September 2002, then $6.00 per share annually or $1.50 per quarter through September 2003, then $7.00 per share annually or $1.75 per quarter thereafter. After September 30, 2006, the Series C Preferred Stock may be converted into Common Stock at 90% of the daily average closing price of the Common Stock for the prior five trading days. The Series C Preferred Stock is redeemable for cash at any time at the option of TCI. At December 31, 2003, 30,000 shares of Series C Preferred Stock were issued and outstanding.

 

NOTE 10.    DIVIDENDS  

 

In December 2000, the Board of Directors determined not to pay a fourth quarter dividend to holders of TCI’s Common Stock. The non-payment decision was based on the Board determining that TCI needed to retain cash for acquisitions that were anticipated in 2001 and 2002. No dividends were paid on the Common Stock of TCI in 2003, 2002 or 2001.

 

NOTE 11.    STOCK   OPTIONS

 

In October 2000, TCI’s stockholders approved the 2000 Stock Option Plan (“2000 Plan”). The 2000 Plan is administered by the Stock Option Committee, which currently consists of two Independent Directors of TCI. The exercise price per share of an option will not be less than 100% of the fair market value per share on the date of grant thereof. As of December 31, 2003, TCI had 300,000 shares of Common Stock reserved for issuance under the 2000 Plan. No options have been granted under the 2000 Plan.

 

In October 2000, TCI’s stockholders approved the Director’s Stock Option Plan (the “Director’s Plan”) which provides for options to purchase up to 140,000 shares of TCI’s Common Stock. Options granted pursuant to the Director’s Plan are immediately exercisable and expire on the earlier of the first anniversary of the date on which a Director ceases to be a Director or 10 years from the date of grant. Each Independent Director was granted an option to purchase 5,000 Common shares at an exercise price of $14.875 per share on October 10, 2000, the date stockholders approved the plan. On January 1, 2001, 2002 2003 and 2004, each Independent Director was granted an option to purchase 5,000 Common shares. The exercise price was $17.64, $16.05 and $8.875 per Common shares for 2003, 2002 and 2001, respectively. Each Independent Director will be awarded an option to purchase an additional 5,000 shares on January 1 of each year.

 

     2003

   2002

    

Number

of Shares


  

Exercise

Price


  

Number

of Shares


   

Exercise

Price


Outstanding at January 1,

   —      $ —      50,000     $ 11.875

Granted

   15,000      17.640    10,000       16.050

Exercised

   —        —      (30,000 )     —  

Canceled

   —        —      (30,000 )     —  
    
         

     

Outstanding at December 31,

   15,000           —          
    
         

     

 

The fair value of each option is estimated on the date of grant using the Black-Scholes option-pricing model with the following weighted average assumptions:

 

     2003

    2002

 

Dividend yield

   —       —    

Expected volatility

   33.45 %   54.50 %

Risk-free interest rate

   4.04 %   3.88 %

Expected lives (in years)

   9     9  

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The weighted average fair value per share of options granted in 2003 and 2002 was $11.82 and $10.51, respectively.

 

NOTE 12.    ADVISORY   AGREEMENT

 

Basic Capital Management, Inc. (“BCM”), an affiliate, served as advisor to TCI from March 28, 1989 to June 30, 2003. Effective July 1, 2003, BCM was replaced as contractual advisor to TCI by Prime Asset Management, Inc., (“PAMI”). PAMI is owned by Realty Advisors (79%) and Syntek West (21%), related parties. Syntek West is owned by Gene Phillips. Effective August 18, 2003, PIAMI changed its name to Prime Income Asset Management, Inc., (“PIAMI”). On October 1, 2003, Prime Income Asset Management, LLC (“Prime”), which is owned 100% by PIAMI, replaced PIAMI as the advisor to TCI. Prime is indirectly owned by a trust for the children of Gene E. Phillips. Mr. Phillips is not an officer or director of BCM or PIAMI or Prime, but serves as a representative of the trust, is involved in daily consultation with the officers of Prime and has significant influence over the conduct of Prime’s business, including the rendering of advisory services and the making of investment decisions for itself and for TCI.

 

Under the Advisory Agreement, Prime is required to annually formulate and submit for Board approval a budget and business plan containing a twelve-month forecast of operations and cash flow, a general plan for asset sales and purchases, lending, foreclosure and borrowing activity and other investments. Prime is required to report quarterly to the Board on TCI’s performance against the business plan. In addition, all transactions require prior Board approval unless they are explicitly provided for in the approved business plan or are made pursuant to authority expressly delegated to Prime by the Board.

 

The Advisory Agreement also requires prior Board approval for the retention of all consultants and third party professionals, other than legal counsel. The Advisory Agreement provides that Prime shall be deemed to be in a fiduciary relationship to the stockholders and contains a broad standard governing Prime’s liability for losses incurred by TCI.

 

The Advisory Agreement provides for Prime to be responsible for the day-to-day operations and to receive an advisory fee comprised of a gross asset fee of .0625% per month (.75% per annum) of the average of the gross asset value (total assets less allowance for amortization, depreciation or depletion and valuation reserves) and an annual net income fee equal to 7.5% of net income.

 

The Advisory Agreement also provides for Prime to receive an annual incentive sales fee. Prime or an affiliate of Prime is to receive an acquisition commission for supervising the purchase or long-term lease of real estate. Prime or an affiliate of Prime is also to receive a mortgage brokerage and equity refinancing fee for obtaining loans to or refinancing of TCI’s properties. In addition, Prime receives reimbursement of certain expenses incurred by it in the performance of advisory services for TCI.

 

The Advisory Agreement requires Prime or any affiliate of Prime to pay to TCI one-half of any compensation received from third parties with respect to the origination, placement or brokerage of any loan made by TCI.

 

Under the Advisory Agreement, all or a portion of the annual advisory fee must be refunded if the Operating Expenses of TCI (as defined in the Advisory Agreement) exceed certain limits specified in the Advisory Agreement. In 2003 and 2002, Prime and BCM, respectively, were required to refund to TCI $1.3 and $1.4 million of Prime and BCM’s respective advisory fees. BCM was not required to refund any of its 2001 advisory fee.

 

Additionally, if management were to request that Prime render services other than those required by the Advisory Agreement, Prime or an affiliate of Prime would be separately compensated for such additional services on terms to be agreed upon from time to time. As discussed in NOTE 13. “PROPERTY MANAGEMENT,” Triad Realty Services, Ltd. (“Triad”), an affiliate of Prime, provides property management services and as discussed in NOTE 14. “REAL ESTATE BROKERAGE,” Regis Realty, Inc. (“Regis”), a related party, provided, on a non-exclusive basis, brokerage services until December 2002. Since January 1, 2003, Regis Realty I, LLC, a related party, provided brokerage services.

 

NOTE 13.    PROPERTY   MANAGEMENT

 

Triad provides property management services for a fee of 5% or less of the monthly gross rents collected on residential properties and 3% or less of the monthly gross rents collected on commercial properties under its management. Triad subcontracts with other entities for property-level management services at various rates. The general partner of Triad is BCM. The limited partner of Triad is Highland Realty Services, Inc. (“Highland”), a related party. Triad subcontracted to Regis, a related party, which is a company owned by Highland, the property-level management and leasing of 39 of TCI’s commercial properties, and its five hotels until December 2002. Since January 1, 2003, Regis Realty I, LLC, provided property management services. Regis was and Regis Realty I, LLC is entitled to receive property and construction management fees and leasing commissions in accordance with the terms of its property-level management agreement with Triad.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

During 2002 and 2003, Regis provided construction management services for TCI’s properties under construction. Regis charged fees of 6% of certain construction costs. Those fees totaled $4.1 million and $4.7 million for 2003 and 2002, respectively.

 

NOTE 14.    REAL   ESTATE BROKERAGE

 

Regis also provided brokerage services on a non-exclusive basis until December 2003. Regis was and Regis Realty I, LLC is entitled to receive a commission for property purchases and sales, in accordance with a sliding scale of total brokerage fees to be paid by TCI.

 

NOTE 15.    ADVISORY   FEES, PROPERTY MANAGEMENT FEES, ETC.

 

Revenue, fees and cost reimbursements to BCM or Prime and their affiliates:

 

     2003

   2002

   2001

Fees

                    

Advisory

   $ 4,935    $ 4,465    $ 5,346

Net income

     —        374      1,850

Incentive fees

     —        —        3,167

Property acquisition

     117      657      774

Real estate brokerage

     1,451      3,049      —  

Mortgage brokerage and equity refinancing

     845      806      45
    

  

  

     $ 7,348    $ 9,351    $ 11,182
    

  

  

Cost reimbursements

   $ 1,630    $ 1,974    $ 2,582
    

  

  

Rent revenue

   $ 175    $ 88    $ 120
    

  

  

 

Costs incurred by BCM and Prime related to TCI, ARI and IORI are allocated based on the relative book values of each company’s assets.

 

Fees paid to Regis, a related party:

 

     2003

   2002

   2001

Fees

                    

Property acquisition

   $ 91    $ 45    $ 1,668

Real estate brokerage

     1,451      3,007      3,760

Construction supervision

     4,050      4,678      —  

Property and construction management and leasing commissions

     2,122      8,176      2,599
    

  

  

     $ 7,714    $ 15,906    $ 8,027
    

  

  

 

NOTE 16.    INCOME   TAXES

 

During the third quarter of 2000, due to a concentration of ownership, TCI no longer met the requirements for tax treatment as a Real Estate Investment Trust (REIT), as defined by Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”), under the Code, and is prohibited from re-qualifying for REIT tax status for at least five years.

 

TCI had net income for federal income tax purposes before the application of operating loss carryforwards in 2003, 2002 and 2001; therefore, TCI recorded no provision for income taxes. TCI’s tax basis in its net assets differs from the amount at which its net assets are reported for financial statement purposes, principally due to the accounting for gains and losses on property sales, depreciation on owned properties and investments in joint venture partnerships. At December 31, 2003, TCI’s tax basis in its net assets was exceeded by their net basis for financial statement purposes by approximately $87.4 million and TCI’s tax basis in its net liabilities was exceeded by their net basis for financial statement purposes by approximately $91.9 million. As a result, aggregate future income for income tax purposes will be less than such amount for financial statement purposes by approximately $4.5 million. Additionally, at December 31, 2003, TCI has current and prior year tax net operating loss carryforwards of $33.8 million expiring through the year 2018. Also, TCI’s state income tax expense is included in general and administrative expenses on the income statement.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

At December 31, 2003, TCI had a net deferred tax asset of $14.6 million due to tax deductions available to it in future years. However, as management cannot determine that it is more likely than not that TCI will realize the benefit of the deferred tax asset, a 100% valuation allowance has been established.

 

NOTE 17.    RENTS UNDER OPERATING LEASES

 

Operations include the leasing of commercial properties (office buildings, industrial warehouses and shopping centers). The leases thereon expire at various dates through 2020. The following is a schedule of minimum future rents on non-cancelable operating leases at December 31, 2003:

 

2004

   $ 34,028

2005

     28,459

2006

     19,949

2007

     15,200

2008

     9,592

Thereafter

     25,397
    

     $ 132,625
    

 

NOTE 18.    OPERATING SEGMENTS

 

Significant differences among the accounting policies of the operating segments as compared to the Consolidated Financial Statements principally involve the calculation and allocation of general and administrative expenses. Management evaluates the performance of the operating segments and allocates resources to each of them based on their operating income and cash flow. Items of income that are not reflected in the segments are interest, other income, gain on debt extinguishment, gain on condemnation award, equity in partnerships, and equity gains on sale of real estate totaling $16.4 million, $5.3 million and $2.3 million for 2003, 2002 and 2001, respectively. Expenses that are not reflected in the segments are provision for losses, advisory, net income and incentive fees, general and administrative, realized loss on investments, minority interests, foreign currency transaction loss and discontinued operations totaling $13.2 million, $15.7 million and $25.8 million for 2003, 2002 and 2001, respectively. Excluded from operating segment assets are assets of $99.2 million at December 31, 2003 and $100.3 million at December 31, 2002, which are not identifiable with an operating segment. There are no intersegment revenues and expenses. See “NOTE 2. “REAL ESTATE” and NOTE 3. “NOTES AND INTEREST RECEIVABLE.”

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Presented below is the operating income of each operating segment and each segments’ assets for the years 2003, 2002 and 2001.

 

     Land

   

Commercial

Properties


    Apartments

    Hotels

   Total

 

2003

                                       

Rents

   $ 540     $ 56,081     $ 49,681     $ 8,120    $ 114,422  

Property operating expenses

     1,565       31,525       34,297       6,216      73,603  
    


 


 


 

  


Segment operating income (loss)

   $ (1,025 )   $ 24,556     $ 15,384     $ 1,904    $ 40,819  
    


 


 


 

  


Depreciation

   $ 45     $ 14,558     $ 4,819     $ 1,777    $ 21,199  

Interest

     3,564       19,144       14,150       2,085      38,943  

Real estate improvements and construction

     322       4,436       79,286       2,939      86,983  

Provision for asset impairment

     198       4,515       —         —        4,713  

Assets

     144,098       252,319       349,904       34,211      780,532  

Property Sales

                                       

Sales price

   $ 11,087     $ 40,994     $ 34,290            $ 86,371  

Cost of sales

     (9,446 )     (31,232 )     (22,402 )            (63,080 )
    


 


 


        


Gain on sale

   $ 1,641     $ 9,762     $ 11,888            $ 23,291  
    


 


 


        


2002

                                       

Rents

   $ 521     $ 51,582     $ 37,425     $ 6,266    $ 95,794  

Property operating expenses

     1,643       30,206       26,745       5,768      64,362  
    


 


 


 

  


Segment operating income (loss)

   $ (1,122 )   $ 21,376     $ 10,680     $ 498    $ 31,432  
    


 


 


 

  


Depreciation

   $ 30     $ 11,533     $ 3,952     $ 1,628    $ 17,143  

Interest

     3,793       18,192       12,162       2,012      36,159  

Real estate improvements and construction

     1,605       4,620       100,974       5,467      112,666  

Provision for asset impairment

     707       —         1,872       —        2,579  

Assets

     109,427       314,834       300,332       34,894      759,487  

Property Sales

                                       

Sales price

   $ 3,600     $ 60,207     $ 54,388            $ 118,195  

Cost of sales

     (2,934 )     (43,539 )     (32,777 )            (79,250 )
    


 


 


        


Gain on sale

   $ 666     $ 16,668     $ 21,611            $ 38,945  
    


 


 


        


2001

                                       

Rents

   $ 636     $ 50,895     $ 61,165     $ 2,743    $ 115,439  

Property operating expenses

     770       25,844       41,683       213      68,510  
    


 


 


 

  


Segment operating income (loss)

   $ (134 )   $ 25,051     $ 19,482     $ 2,530    $ 46,929  
    


 


 


 

  


Depreciation

   $ —       $ 9,327     $ 6,813     $ 996    $ 17,136  

Interest

     1,652       19,268       14,308       1,581      36,809  

Real estate improvements

     1,424       7,365       14,973       9,855      33,617  

Assets

     62,209       304,657       224,986       30,835      622,687  

Property Sales

                                       

Sales price

   $ 3,351     $ 54,083     $ 104,021            $ 161,455  

Cost of sales

     (2,235 )     (38,875 )     (71,384 )            (112,494 )
    


 


 


        


Gain on sale

   $ 1,116     $ 15,208     $ 32,637            $ 48,961  
    


 


 


        


 

NOTE 19.    DISCONTINUED   OPERATIONS

 

Effective January 1, 2002, TCI adopted Statement of Financial Accounting Standard No. 144, “Accounting for the Impairment or Disposal of Long-Lived Assets,” which established a single accounting model for the impairment or disposal of long-lived assets, including discontinued operations. This statement requires that the operations related to properties that have been sold or properties that are intended to be sold be presented as discontinued operations in the statement of operations for all periods presented, and properties intended to be sold are to be designated as “held-for-sale” on the balance sheet.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

For 2003, 2002 and 2001, income (loss) from discontinued operations relates to 17 properties that TCI sold during 2003 and 18 properties that TCI sold during 2002. The following table summarizes revenue and expense information for these properties sold.

 

     2003

    2002

   2001

Revenue

                     

Rental

   $ 9,753     $ 26,996    $ 20,719

Property operations

     5,716       15,813      12,522
    


 

  

       4,037       11,183      8,167

Expenses

                     

Interest

     4,128       7,287      4,639

Depreciation

     1,456       3,523      2,825
    


 

  

       5,584       10,810      7,464

Net income (loss) from discontinued operations

     (1,547 )     373      703

Gain on sale of real estate

     23,291       38,945      —  

Equity in gain on sale of real estate by equity investees

     4,853       5,013      —  
    


 

  

Net income (loss) from discontinued operations

   $ 26,597     $ 44,331    $ 703
    


 

  

 

NOTE 20.    QUARTERLY   RESULTS OF OPERATIONS

 

The following is a tabulation of TCI’s quarterly results of operations for the years 2003, 2002, 2001 (unaudited):

 

     Three Months Ended

 
     March 31,

    June 30,

    September 30,

    December 31,

 

2003

                                

Rents

   $ 25,751     $ 26,684     $ 29,637     $ 32,350  

Property expense

     17,104       16,705       19,518       20,276  
    


 


 


 


Operating income

     8,647       9,979       10,119       12,074  

Interest income

     848       660       486       863  

Other income

     —         —         —         13,019  

Income (loss) in equity partnerships

     (1,296 )     (296 )     (1,174 )     (1,526 )
    


 


 


 


       (448 )     364       (688 )     12,356  

Other expense

     17,486       17,389       21,759       23,488  
    


 


 


 


Net loss from continuing operations

     (9,287 )     (7,046 )     (12,328 )     942  

Discontinued operations

     1,883       8,612       10,983       5,119  
    


 


 


 


Net income (loss)

     (7,404 )     1,566       (1,345 )     6,061  

Preferred dividend requirement

     (45 )     (14 )     (7 )     (60 )
    


 


 


 


Net income (loss) applicable to Common shares

   $ (7,449 )   $ 1,552     $ (1,352 )   $ 6,001  
    


 


 


 


Basic and Diluted Earnings (Loss) Per Share

                                

Net income (loss) applicable to Common shares

   $ (.92 )   $ .18     $ (.16 )   $ .74  
    


 


 


 


 

In the first quarter of 2003, TCI recognized $1.5 million for TCI’s share of gains recognized by ARI, equity investee. In the second quarter of 2003, gains on sale of real estate totaling $8.7 million were recognized on the sale of Willow Wick Apartments, McLeod Industrial, Tricon consolidated warehouses, Solco-Valley Ranch land, and TCI’s share of gains recognized by ARI. In the third quarter of 2003, gains on sale of real estate totaling $11.8 million were recognized on the sale of Lincoln Court Apartments, Quail Creek Apartments, Stone Oak Apartments, Bonita Plaza Office Building, K-Mart Sheboygan, Oak Tree Village shopping center, Palm Desert land, and TCI’s share of gains recognized by ARI and IORI. In the fourth quarter of 2003, gains on sale of real estate totaling $6.1 million were recognized on Summerfield Apartments, Treehouse Apartments, Remington Office Building, Parkway shopping center, Kelly 301 Hilltop, Kelly 108th street, Eagle Crest land, Sendero Ranch land, Highway 121/Watters Road land and TCI’s share of gains recognized by ARI and IORI. Also in the fourth quarter of 2003, TCI recognized $3.8 million for a litigation settlement, $4.4 million for gain on extinguishment of debt and $4.8 million for a condemnation award.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

     Three Months Ended

 
     March 31,

    June 30,

    September 30,

    December 31,

 

2002

                                

Rents

   $ 22,197     $ 23,841     $ 25,053     $ 24,703  

Property expense

     14,177       15,561       17,909       16,715  
    


 


 


 


Operating income

     8,020       8,280       7,144       7,988  

Interest income

     1,067       984       756       1,324  

Income (loss) in equity partnerships

     (1,276 )     (291 )     (1,181 )     (1,070 )
    


 


 


 


       (209 )     693       (425 )     254  

Other expense

     14,711       18,184       19,245       19,085  
    


 


 


 


Net loss from continuing operations

     (6,900 )     (9,211 )     (12,526 )     (10,843 )

Discontinued operations

     5,565       7,358       14,365       17,043  
    


 


 


 


Net income (loss)

     (1,335 )     (1,853 )     1,839       6,200  

Preferred dividend requirement

     (45 )     (45 )     (45 )     (55 )
    


 


 


 


Net income (loss) applicable to Common shares

   $ (1,380 )   $ (1,898 )   $ 1,794     $ 6,145  
    


 


 


 


Basic and Diluted Earnings (Loss) Per Share

                                

Net income (loss) applicable to Common shares

   $ (.17 )   $ (.24 )   $ .22     $ .75  
    


 


 


 


 

In the first quarter of 2002, gains on sale of real estate totaling $5.4 million were recognized on the sale of the Primrose Apartments, Central Storage Industrial Warehouse, a deferred gain on the sale of Madison at Bear Creek Apartments, and TCI’s share of gains recognized by ARI and IORI, equity investees. In the second quarter of 2002, gains on sale of real estate totaling $7.3 million were recognized on the sale of Southgreen Apartments, Jefferson Office Building, NASA Office Building, Windsor Plaza Office Building, a deferred gain on the sale of McCallum Glen Apartments, and TCI’s share of gains recognized by ARI. In the third quarter of 2002, gains on sale of real estate totaling $13.7 million were recognized on the sale of 4242 Cedar Springs, Camelot, Country Crossing, Gladstell Forest, and Heritage on the River Apartments, Savings of America Office Building, and TCI’s share of gains recognized by ARI. In the fourth quarter of 2002, gains on sale of real estate totaling $17.5 million were recognized on Grove Park and Trails of Windfern Apartments, Plaza Tower Office Building, Chelsea Square Shopping Center, and TCI’s share of gains recognized by ARI.

 

     Three Months Ended

 
     March 31,

    June 30,

    September 30,

    December 31,

 

2001

                                

Rents

   $ 34,405     $ 33,533     $ 25,708     $ 21,793  

Property expense

     19,854       18,401       15,410       14,845  
    


 


 


 


Operating income

     14,551       15,132       10,298       6,948  

Interest income

     638       670       945       671  

Income (loss) in equity partnerships

     (1,373 )     624       (1,040 )     1,161  

Gain on sale of real estate

     6,484       20,623       17,736       4,118  
    


 


 


 


       5,749       21,917       17,641       5,950  

Other expense

     19,916       22,588       16,914       19,660  
    


 


 


 


Net income (loss) from continuing operations

     384       14,461       11,025       (6,762 )

Discontinued operations

     (68 )     (130 )     91       810  
    


 


 


 


Net income (loss)

     316       14,331       11,116       (5,952 )

Preferred dividend requirement

     (7 )     (8 )     (7 )     (150 )
    


 


 


 


Net income applicable to Common shares

   $ 309     $ 14,323     $ 11,109     $ (6,102 )
    


 


 


 


Basic and Diluted Earnings Per Share

                                

Net income applicable to Common shares

   $ .04     $ 1.65     $ 1.28     $ (.74 )
    


 


 


 


 

In the first quarter of 2001, gains on sale of real estate totaling $6.5 million were recognized on the sale of Heritage Apartments, Forest Ridge Apartments, Park at Colonade Apartments, the Zodiac Warehouse, a portion of the McKinney 36 land parcel, a portion of the Round Mountain land parcel, and TCI’s share of gains recognized by ARI, an equity investee. In the second quarter of 2001, gains on sale of real estate totaling $22.3 million were recognized on the sale of Glenwood Apartments, Fontenelle Hills Apartments, Bent Tree Gardens Apartments, McCallum Glen Apartments, Moss Creek lots land parcel, Waterstreet Office Building, Technology Trading Center, Daley Office Building, and TCI’s share of gains recognized by ARI. In the third quarter of 2001, gains on sale of real estate totaling $18.8 million were recognized on the sale of Park Lane Apartments, McCallum Crossing Apartments, Carseka

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Apartments, Sunset Lakes Apartments, Oak Run Apartments, a portion of the Eagle Crest land parcel, Chesapeake Office Building, and TCI’s share of gains recognized by ARI. In the fourth quarter of 2001, gains on sale of real estate totaling $6.7 million were recognized on the sale of South Cochran Apartments, Madison at Bear Creek Apartments, Summerstone Apartments, Valley Rim Office Building, a previously deferred gain on the sale of Town and Country Shopping Center, and TCI’s share of gains recognized by ARI. See NOTE 2. “REAL ESTATE” and NOTE 5. “INVESTMENT IN EQUITY METHOD REAL ESTATE ENTITIES.”

 

NOTE 21.    DERIVATIVE   FINANCIAL INSTRUMENTS

 

During the first quarter of 2002, TCI entered into an interest rate swap agreement with a bank. This agreement contains a notional amount of $12.8 million and requires TCI to pay the bank a fixed rate of 4.3%, and requires the bank to pay to TCI based on the 30 day LIBOR rate. This agreement was entered into in order to effectively fix the rate on TCI’s debt associated with the Limestone Canyon property. The swap agreement expires on December 9, 2004.

 

TCI has not designated the interest rate swap agreement as a hedge, as defined within Statement of Financial Accounting Standards No. 133, “Accounting for Derivative Instruments and Hedging Activities,” and as such, changes in the fair value of the swap agreement are recognized in earnings during the period of change and reflected in the statement of operations as interest expense.

 

The fair value of the swap agreement at December 31, 2003 represents a liability to the Company of $370,000 and is included within other liabilities in the accompanying balance sheet. Amounts paid or received under the swap agreement are settled monthly and are reflected as a reduction in the liability when paid. Interest expense at December 31, 2003, was decreased by $191,000 representing both amounts paid to the bank under the agreement and decreases in the fair value of the related liability.

 

NOTE 22.    COMMITMENTS   AND CONTINGENCIES AND LIQUIDITY

 

In February 1990, TCI, together with National Income Realty Trust, CMET and IORI, three real estate entities which, at the time, had the same officers, directors or trustees and advisor as TCI, entered into a settlement (the “Settlement”) of a class and derivative action entitled Olive et al. v. National Income Realty Trust et al. (the “Olive Litigation”), relating to the operation and management of each of the entities. On April 23, 1990, the Court granted final approval of the terms of the Settlement. The Settlement was modified in 1994 (the “Modification”), which was amended on January 27, 1997, by Amendment to the Modification, effective January 9, 1994 (the “First Amendment”).

 

In October 2000, plaintiffs’ counsel asserted that loans made by TCI to BCM and American Realty Trust, Inc. breached the Modification. The Board believes that the provisions of the Settlement, Modification and the First Amendment terminated on April 28, 1999. However, the Court ruled that certain provisions continue to be effective after the termination date. This ruling was appealed by TCI and IORI.

 

On October 23, 2001, TCI, IORI and ARI jointly announced a preliminary agreement with the plaintiff’s legal counsel for complete settlement of all disputes in the lawsuit. In February 2002, the court granted final approval of the proposed settlement (the “Second Amendment”). Under the Second Amendment, the appeal was dismissed with prejudice and ARI agreed to either (i) acquire all of the outstanding shares of IORI and TCI not currently owned by ARI for a cash payment or shares of ARI preferred stock or (ii) make a tender offer for all of the outstanding common shares of IORI and TCI not currently owned by ARI. At that time, TCI had the same advisor as ARI and IORI. Two of the directors of IORI also served as directors for ARI and TCI.

 

On November 15, 2002, ARI commenced, through subsidiaries, a tender offer for shares of common stock of TCI and IORI. The price per share was $17.50 for TCI shares and $19.00 for IORI shares. The tender offers were completed on March 19, 2003. ARI acquired 265,036 IORI shares and 1,213,226 TCI shares. The completion of the tender offer fulfilled the obligations under the Second Amendment and the Olive Litigation was dismissed with prejudice.

 

Partnership Buyouts.    TCI is the limited partner in 12 partnerships formed to construct residential properties. As permitted in the respective partnership agreements, TCI intends to purchase the interests of the general and any other limited partners in these partnerships subsequent to the completion of these projects. The amounts paid to buyout the nonaffiliated partners are limited to development fees earned by the nonaffiliated partners, and are set forth in the respective partnership agreements. The total amount of the expected buyouts as of December 31, 2003 is approximately $2.3 million.

 

53


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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Liquidity.    Although management anticipates that TCI will generate excess cash from operations in 2004, due to increased rental rates at its properties, such excess, however, will not be sufficient to discharge all of TCI’s debt obligations as they mature. Management intends to selectively sell income producing real estate, refinance real estate and incur additional borrowings against real estate to meet its cash requirements.

 

Other Litigation.    TCI is also involved in various other lawsuits arising in the ordinary course of business. Management is of the opinion that the outcome of these lawsuits will have no material impact on TCI’s financial condition, results of operations or liquidity.

 

At December 31, 2003, TCI was in default on a second lien note secured by Bay Plaza office building. TCI paid off this second lien note in February 2004.

 

At December 31, 2003, TCI was in default on a loan secured by Marine Creek land. TCI refinanced this land in February 2004 and paid off this loan in February 2004.

 

TCI was in default on loans secured by the three hotels in Chicago. The total principal amount of $9.6 million matured at the end of February 2003 and had been in default since August 2002 due to the hotels not achieving the necessary debt service coverage ratios. Because of the default, the lender began charging default interest at the rate of 12% per annum. In March 2003, TCI sold the three hotels to a related party and placed them in bankruptcy. New terms are being negotiated with the lender and TCI expects these hotels to emerge as viable assets. The sale of the hotels was not recorded due to TCI retaining control and having continued involvement.

 

In 2002, TCI was in default on a $1.0 million loan secured by interests in the partnership which owns the Tivoli Apartments in Dallas, Texas. TCI attempted to negotiate an extension for this loan maturing in December 2002. In January 2003, the lender commenced a lawsuit against TCI to collect the amount. In August 2003, TCI settled with the lender for $1.0 million, which paid off the principal and accrued interest of this note.

 

TCI was in default on a $5.3 million loan secured by the Majestic Hotel in San Francisco, California. TCI ceased making monthly payments of principal and interest in May 2002. In March 2003, TCI sold the hotel to a related party, who placed it in bankruptcy. New terms are being negotiated with the lender and TCI expects this hotel to emerge as a viable asset. The sale of the hotel was not recorded due to TCI retaining control and having continued involvement.

 

In January 2001, TCI exercised its option under the loan documents to extend the maturity date of three loans with a principal balance of $30.0 million secured by three office buildings in New Orleans, Louisiana. The lender has disputed TCI’s right to extend the loans. This dispute was the subject of litigation pending in the United States District Court for the Eastern District of Louisiana. On September 11, 2003, TCI settled with the lender. On September 18, 2003, TCI paid $5.0 million to lender, which gave TCI the right to retire the remaining debt outstanding on the three office buildings on or before December 10, 2003 for $20.0 million. TCI paid the remaining $20.0 million on December 10, 2003, which resulted in a $4.4 million gain on extinguishment of debt.

 

NOTE 23.    SUBSEQUENT EVENTS

 

In 2004, TCI sold the following property:

 

Property


  

Location


  

Units/

Sq. Feet /Acres


  

Sales

Price


  

Net Cash

Received


  

Debt

Discharged


  

Gain/(Loss)

on Sale


Shopping Center

                                     

Countryside Retail

   Sterling, VA    133,422 Sq. Ft.    $ 27,100    $ 3,407    $ 22,800    $ 5,475

Countryside Harmon

   Sterling, VA    72,062 Sq. Ft.    $ 2,650    $ 216    $ 2,200    $ 1,861

Industrial Warehouse

                                     

Ogden Industrial

   Ogden, UT    107,112 Sq. Ft.      2,600      756      1,775      1,361

Land

                                     

Red Cross

   Dallas, TX    2.89 Acres      8,500      3,768      4,450      —  

 

In February 2004, TCI received $1.9 million as a deposit on the Sandstone Apartments in Mesa, Arizona. The buyer has the option to purchase the property within 90 days of receipt of the deposit.

 

54


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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

In 2004, TCI refinanced or financed the following properties:

 

Property


   Location

  

Sq. Ft./

Units/Acres


  

Debt

Incurred


  

Debt

Discharged


  

Net Cash

Received/

(Paid)


   

Interest

Rate


   

Maturity

Date


Land

                                          

Dominion/Hollywood

   Farmers Branch, TX    57.20 Acres    $ 6,985    $ 6,222    $ 33     7.00 %(1)   02/05

Marine Creek (2)

   Fort Worth, TX    54 Acres      1,286      991      (192 )   5.75     06/05

Centura

   Farmers Branch, TX    8.75 Acres      4,485      4,400      (138 )          

(1) Variable rate.
(2) Construction loan for apartment construction.

 

Also in 2004, TCI guaranteed a $10 million line of credit for its parent, ARI. TCI pledged assets, in the form of securities and partnership interests in construction properties, as additional collateral for this line of credit.

 

55


Table of Contents

SCHEDULE III

 

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2003

 

          Initial Cost

  

Cost Capitalized
Subsequent to

Acquisition


   

Gross Amounts of Which

Carried at End of Year


                  

Life on

Which

Depreciation

In Latest

Statement

of Operation
is Computed


Property/
Location


   Encumbrances

   Land

  

Building &

Improvements


   Improvements

   Other

    Land

   Building &
Improvements


  

(1)

Total


  

Accumulated

Depreciation


  

Date of

Construction


    Date
Acquired


  
     (dollars in thousands)

Held for Investment:

                                                                               

Apartments

                                                                               

4400, Midland, TX

   $ 1,024    $ 349    $ 1,396    $ —      $ —       $ 349    $ 1,396    $ 1,745    $ 198    1981     04/98    40 years

Apple Lane, Lawrence, KS

     1,400      168      1,259      —        —         168      1,259      1,427      134    1989     01/00    40 years

Arbor Point, Odessa, TX

     2,010      321      1,285      526      —         321      1,811      2,132      730    1975     08/96    5-40 years

Ashton Way, Midland, TX

     1,024      384      1,536      52      —         384      1,588      1,972      284    1978     04/98    5-40 years

Autumn Chase, Midland, TX

     873      141      1,265      —        —         141      1,265      1,406      119    1985     04/00    40 years

Baywalk, Galveston, TX

     5,359      679      6,106      —        —         679      6,106      6,785      370    1979     09/01    40 years

Blue Lake Villas, Waxahachie, TX

     8,632      1,049      —        9,770      —         1,049      9,770      10,819      101    2002     01/02    40 years

Bluffs At Vista Ridge

     2,201      —        —        2,791      —                2,791      2,791      —      —   (11)   08/03     

Breakwater Bay, Beaumont, TX

     1,554      740             1,951      —         740      1,951      2,691      —      —   (11)   05/03     

By the Sea, Corpus Christi, TX

     5,393      644      5,797      —        —         644      5,797      6,441      352    1973     08/01    40 years

Capitol Hill, Little Rock, AR

     1,718      932      973      1,398      —         932      2,371      3,303           —   (11)   03/03     

Cliffs of Eldorado, McKinney, TX

     10,369      2,647      10,589      —        —         2,647      10,589      13,236      1,427    1997     10/98    40 years

Courtyard, Midland, TX

     997      151      1,359      —        —         151      1,359      1,510      91    1976     05/01    40 years

Coventry, Midland, TX

     1,197      236      369      173      —         236      542      778      241    1977     08/96    5-40 years

DeSoto Ranch, DeSoto, TX

     15,586      1,472      —        17,186      —         1,472      17,186      18,658      —      2002     05/02    40 years

Echo Valley, Dallas, TX

     8,801      788      —        10,057              788      10,057      10,845      —      2002     01/02    40 years

El Chapparal, San Antonio, TX

     4,125      279      2,821      —        (402 )(2)     279      2,419      2,698      1,015    1963     01/88    5-40 years

Fairway View Estates, El Paso, TX

     4,963      548      4,530      261      —         548      4,791      5,338      722    1977     03/99    40 years

Fairways, Longview, TX

     3,441      657      1,532      119      (266 )(2)     657      1,385      2,042      489    1980     03/93    5-40 years

Falcon Lakes, Arlington, TX

     11,120      1,437      —        13,058              1,437      13,058      14,495      247    2001     10/01    40 years

Fountain Lake, Texas City, TX

     3,226      861      2,585      19      (254 )(2)     861      2,350      3,211      612    1975     12/94    5-40 years

Fountains of Waterford, Midland, TX

     1,682      311      852      1,538      —         311      2,390      2,701      1,309    1977     05/98    5-40 years

Harper’s Ferry, Lafayette, LA

     3,303      349      1,398      223      —         349      1,621      1,970      583    1972     02/92    5-40 years

Heather Creek, Mesquite, TX

     11,052      1,100      —        11,536      —         1,100      11,536      12,636      —      —   (11)   03/03     

Hunters Glen, Midland, TX

     1,844      519      2,075      321      —         519      2,396      2,915      631    1982     01/98    5-40 years

In the Pines, Gainesville, FL

     5,274      1,288      5,154      91      (573 )(2)     1,288      4,672      5,960      1,184    1972     12/94    5-40 years

Island Bay, Galveston, TX

     15,061      2,095      18,852      —        —         2,095      18,852      20,947      1,141    1973     09/01    40 years

Kingsland Ranch, Houston, TX

     12,291      1,188             13,018      —         1,188      13,018      14,206           —   (11)   03/03     

Limestone Canyon, Austin, TX

     12,585      1,998      —        12,247      1,895 (4)     1,998      14,142      16,140      1,305    1997     07/98    40 years

Limestone Ranch, Lewisville, TX

     13,000      1,620      —        13,058      —         1,620      13,058      14,678      527    2001     05/01    40 years

Marina Landing, Galveston, TX

     12,927      1,240      11,161      —        —         1,240      11,161      12,401      650    1985     09/01    40 years

Mountain Plaza, El Paso, TX

     4,299      837      3,347      139      —         837      3,486      4,323      640    1972     01/98    5-40 years

Oak Park IV, Clute, TX

     969      224      674      27      (95 )(2)     224      606      830      173    1981     06/94    5-40 years

Paramount Terrace, Amarillo, TX

     2,659      340      3,061      —        —         340      3,061      3,401      349    1983     05/00    40 years

 

56


Table of Contents

SCHEDULE III

(Continued)

 

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2003

 

        Initial Cost

 

Cost Capitalized

Subsequent to

Acquisition


   

Gross Amounts of Which

Carried at End of Year


             

Life on
Which

Depreciation

In Latest

Statement

of Operation
is Computed


Property/
Location


  Encumbrances

  Land

 

Building &

Improvements


  Improvements

  Other

    Land

 

Building &

Improvements


 

(1)

Total


 

Accumulated

Depreciation


 

Date of

Construction


  Date
Acquired


 
    (dollars in thousands)

Plantation, Tulsa, OK

  $ 2,300   $ 344   $ 2,396   $ —     $ —       $ 344   $ 2,396   $ 2,740   334   1968   12/99   40 years

Quail Oaks, Balch Springs, TX

    2,784     90     2,160     152     (187 )(2)     90     2,125     2,215   1,088   1982   02/87   5-40 years

River Oaks, Wiley, TX

    9,811     590     —       11,840     —         590     11,840     12,430   212   2001   10/01   40 years

Sendero Ridge, San Antonio, TX

    20,976     2,635     —       22,802     —         2,635     22,802     25,437   —     2001   11/01   40 years

Somerset, Texas City, TX

    2,872     936     2,811     179     (452 )(2)     936     2,538     3,474   810   1985   12/93   5-40 years

Southgate, Odessa, TX

    1,743     335     1,338     318     —         335     1,656     1,991   564   1976   08/96   5-40 years

Spy Glass, Mansfield, TX

    15,996     1,376     —       16,498     (90 )     1,376     16,408     17,784   —     2002   03/02   40 years

Sunchase, Odessa, TX

    3,461     742     2,842     458     —         742     3,300     4,042   828   1981   10/97   5-40 years

Terrace Hills, El Paso, TX

    6,065     1,286     5,145     167     —         1,286     5,312     6,598   943   1985   03/97   5-40 years

Timbers, Tyler, TX

    2,429     497     1,988     —       —         497     1,988     2,485   289   1973   12/97   40 years

Tivoli, Dallas, TX

    10,000     1,355     —       12,592     —         1,355     12,592     13,947   330   2001   12/01   40 years

Verandas at City View, Fort Worth, TX

    13,745     2,545     —       15,744     —         2,545     15,744     18,289   —     2001   09/01   40 years

Vistas at Pinnacle Park, Dallas, TX

    2,788     1,750     2,236     1,048     473       1,750     3,757     5,507   —     2002   10/02   40 years

Waters Edge IV, Gulfport, MS

    —       443     —       4,258     —         443     4,258     4,701   142   2001   11/01   40 years

Westwood, Odessa, TX

    —       85     341     91     —         85     432     517   157   1977   08/96   5-40 years

Willow Creek, El Paso, TX

    2,369     608     1,832     76     (156 )(2)     608     1,752     2,360   472   1972   05/94   5-40 years

Will-O-Wick, Pensacola, FL

    2,990     747     2,990     174     (281 )(2)     747     2,883     3,630   784   1974   05/95   5-40 years

Windsong, Fort Worth, TX

    10,745     790     —       11,242     —         790     11,242     12,032   —     2003   07/03   40 years

Woodview, Odessa, TX

    1,991     716     2,864     102     —         716     2,966     3,682   504   1974   05/98   5-40 years

Office Buildings

                                                                 

1010 Commons, New Orleans, LA

    5,799     2,113     15,010     19,291     (1,218 )(2)     2,113     33,084     35,197   8,106   1971   03/98   5-40 years

225 Baronne, New Orleans, LA

    6,258     1,162     10,457     7,212     (1,293 )(2)     1,162     16,376     17,538   4,907   1960   03/98   5-40 years

4135 Beltline, Addison, TX

    2,858     476     4,280     182     —         476     4,462     4,938   539   1981/1982   06/99   40 years

9033 Wilshire Blvd., Los Angeles, CA

    6,616     956     8,609     479     —         956     9,088     10,044   958   1957   04/00   5-40 years

Ambulatory Surgery Center, Sterling, VA

    3,388     908     8,170     —       —         908     8,170     9,078   664   1991   07/00   40 years

AMOCO, New Orleans, LA

    10,088     894     3,582     6,859     (1,149 )(2)     895     9,292     10,187   4,959   1974   06/97   5-40 years

Atrium, Palm Beach, FL

    3,773     1,147     4,590     221     —         1,147     4,811     5,958   770   1985   06/98   40 years

Bay Plaza, Tampa, FL

    2,198     895     3,582     557     (384 )(2)     895     3,755     4,650   941   1988   07/97   5-40 years

Bay Plaza II, Tampa, FL

    3,416     506     4,550     143     —         506     4,693     5,198   448   1985   06/00   40 years

Brandeis, Omaha, NE

    8,750     1,451     13,061     114     (4,802 )     1,451     8,373     9,824   1,003   1921   11/00   40 years

Centura, Farmers Branch, TX

    40,239     5,000     45,000     705     —         5,000     45,705     50,705   1,648   1999   06/02   40 years

Corporate Point, Chantilly, VA

    3,656     830     3,321     547     —         830     3,868     4,698   1,145   1992   10/94   5-40 years

Durham Center, Durham, NC

    13,315     4,233     16,932     1,441     (1,362 )(2)     4,233     17,011     21,244   3,553   1988   07/97   5-40 years

Eton Square, Tulsa, OK

    10,045     1,469     13,219     615     —         1,469     13,834     15,303   1,671   1985   09/99   5-40 years

Forum, Richmond, VA

    4,990     1,360     5,439     772     —         1,360     6,211     7,571   1,971   1987   10/92   2-40 years

Institute Place, Chicago, IL

    7,886     665     7,057     139     —         665     7,196     7,861   4,399   1910   01/93   2-40 years

Lexington Center, Colorado Springs, CO

    3,975     1,103     4,413     558     —         1,103     4,971     6,074   1,157   1986   12/97   3-40 years

Mimado, Sterling, VA

    —       582     5,236     52     —         582     5,288     5,870   448   1986   09/00   40 years

One Steeplechase, Sterling, VA

    7,702     1,380     5,520     2,633     72 (4)     1,380     8,225     9,605   3,954   1987   12/92   5-40 years

Parkway North, Dallas, TX

    3,566     1,173     4,692     980     —         1,173     5,672     6,845   1,332   1980   02/98   2-40 years

 

57


Table of Contents

SCHEDULE III

(Continued)

 

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2003

 

          Initial Cost

   Cost Capitalized
Subsequent to
Acquisition


   

Gross Amounts of Which

Carried at End of Year


                 

Life on

Which

Depreciation

In Latest

Statement

of Operation
is Computed


Property/
Location


   Encumbrances

   Land

  

Building &

Improvements


   Improvements

   Other

    Land

  

Building &

Improvements


  

(1)

Total


  

Accumulated

Depreciation


  

Date of

Construction


  

Date

Acquired


  
     (dollars in thousands)

Signature Athletic Club, Dallas, TX

   2,453    1,075    2,921    1,227    (465 )(2)   1,075    3,683    4,758    1,142    1985    02/99    5-40 years

Venture Center, Atlanta, GA

   2,567    411    2,746    220    —       411    2,966    3,377    1,220    1981    07/89    1-40 years

Westgrove Air Plaza, Addison, TX

   3,397    211    1,898    114          211    2,012    2,223    378    1982    10/97    5-40 years

Industrial Warehouses

                                                            

5360 Tulane, Atlanta, GA

   364    95    514    50    (44 )(2)   95    520    615    332    1970    11/97    5-40 years

5700 Tulane, Atlanta, GA

   —      —      —      720    (100 )(2)   —      620    620    153    1998    11/97    40 years

Addison Hangar, Addison, TX

   1,168    928    1,481    33    —       928    1,514    2,442    178    1992    12/99    5-40 years

Addison Hanger II, Addison, TX

   1,440    —      1,150    248    —       —      1,398    1,398    476    2000    12/99    5-40 years

Encon, Fort Worth, TX

   3,408    984    3,934    67    —       984    4,001    4,985    620    1958    10/97    5-40 years

Space Center, San Antonio, TX

   1,063    247    1,332    112    (131 )(2)   247    1,313    1,560    826    1970    11/97    5-40 years

Texstar, Arlington, TX

   1,157    333    1,331    216    —       333    1,547    1,880    545    1967    12/93    5-40 years

Shopping Centers

                                                            

Bridgeview Plaza

   6,446    870    7,830               870    7,830    8,700    1,958               

Cullman SC

   1,684    200    1,800               200    1,800    2,000    450               

Dunes Plaza, Michigan City, IN

   2,845    1,230    5,430    1,931    (482 )(5)   1,230    6,879    8,109    2,323    1978    03/92    5-40 years

Fiesta, San Angelo, TX

   —      44    —      —      —       44    —      44    —      —      12/91    —  

K-Mart, Cary, NC

   1,692    1,358    1,157    162    —       1,358    1,319    2,677    124    1981    08/98    40 years

Promenade, Highlands Ranch, CO

   6,979    1,749    6,995    546    (679 )(2)   1,749    6,862    8,611    1,549    1985    07/96    5-40 years

Sadler Square, Amelia Island, FL

   2,722    679    2,715    164    —       679    2,879    3,558    860    1987    11/93    3-40 years

Hotels

                                                            

Akademia, Wroclaw, Poland

   21,423    2,184    —      16,164    —       2,184    16,164    18,348    1,114    2001    02/01    40 years

The Majestic, Chicago, IL

   2,215    572    2,365    1,515    —       572    3,880    4,452    1,007    1995    12/98    5-40 years

City Suites, Chicago, IL

   3,695    950    3,847    1,106    —       950    4,953    5,903    1,317    1995    12/98    5-40 years

Majestic Inn, San Francisco, CA

   5,255    1,139    4,555    985    —       1,139    5,540    6,679    2,366    1902    12/90    5-40 years

Willows, Chicago, IL

   3,670    945    3,851    1,416    —       945    5,267    6,212    1,577    1995    12/98    5-40 years

Land

                                                            

1013 Commons, New Orleans, LA

   —      615    —      159    (36 )(2)   738    —      738    51    —      08/98    —  

2301 Valley Branch, Farmers Branch, TX

   3,023    4,169    —      84    —       4,253    —      4,253    —      —      09/02    —  

Alamo Springs, Dallas, TX

   —      1,385    —      —      —       1,385    —      1,385    —      —      09/99    —  

Centura, Farmers Branch, TX

   6,150    13,300    —      65    30     13,395    —      13,395    —      —      12/02    —  

Dominion, Dallas, TX

   552    3,931    —      —      —       3,931    —      3,931    —      —      03/99    —  

Folsom

   —      1,781    —      450    —       2,231    —      2,231    —      —      10/00    —  

Fruitland, Fruitland Park, FL

   —      253    —      —      (100 )(6)   153    —      153    —      —      05/92    —  

Hollywood Casino, Farmers Branch, TX

   6,222    16,987    —      2    —       16,989    —      16,989    —      —      06/02    —  

Lakeshore Villas, Harris County, TX

   —      950    —      112    (1 )   1,061    —      1,061    —      —      03/02    —  

Lamar Parmer/LimestoneII, Austin, TX

   —      1,999    —      635    (79 )   2,555    —      2,555    —      —      01/00    —  

Las Colinas, Las Colinas, TX

   —      995    —      5    —       1,000    —      1,000    —      —      01/96    —  

Lemon Carlisle, Dallas, TX

   1,745    3,576    —      30    —       3,606    —      3,606    —      —      02/98    —  

Manhattan, Farmers Branch, TX

   4,171    11,186    —      927    44     12,157    —      12,157    74    —      02/00    —  

Marine Creek, Ft. Worth, TX

   1,012    3,713    —      106    —       3,819    —      3,819    —      —      06/02    —  

Mason Park, Houston, TX

        2,790    —      301    (1,188 )   1,903    —      1,903    —      —      06/02    —  

 

58


Table of Contents

SCHEDULE III

(Continued)

 

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2003

 

           Initial Cost

  

Cost Capitalized

Subsequent to

Acquisition


   

Gross Amounts of Which

Carried at End of Year


                 

Life on

Which

Depreciation

In Latest

Statement

of Operation

is Computed


Property/
Location


   Encumbrances

    Land

  

Building &

Improvements


   Improvements

   Other

    Land

   Building &
Improvements


  

(1)

Total


  

Accumulated

Depreciation


  

Date of

Construction


  

Date

Acquired


  
     (dollars in thousands)

Mira Lago, Farmers Branch, TX

     —         541      —        82      —         623      —        623      —      —      05/01    —  

Maumelle Town Center, Maumelle, AR

     640       1,153             11              1,164             1,164                      

Nakash

     161       113                            113             113                      

Nashville, Nashville, TN

     —         1,890      —        34      —         1,924      —        1,924      —      —      06/02    —  

Pac-Trust, Dallas, TX

     277       1,232      —        —        —         1,232      —        1,232      —      —      10/01    —  

Pulaski, Pulaski County, AR

     1,400       2,095                            2,095             2,095                      

Rasor, Plano, TX

     1,260       2,319      —        227      —         2,546      —        2,546      —      —      03/02    —  

Round Mt, Austin, TX

     —         5,740      —        —        (5,421 )(2)(3)     319      —        319      —      —      12/86    —  

Seminary West, Fort Worth, TX

     —         234      —        —        —         234      —        234      —      —      07/01    —  

Shefield Village, Grand Prairie, Texas

     975       1,643      —        —        —         1,643      —        1,643      —      —      09/03    —  

West End, Dallas, TX

     5,766       11,405      —        77      (4,013 )(8)     7,469      —        7,469      —      —      08/97    —  
    


 

  

  

  


 

  

  

  

              

Investment Properties

     562,539       185,964      363,491      281,103      (23,189 )     178,506      628,863      807,369      88,294               
    


 

  

  

  


 

  

  

  

              

Properties Held for Sale

                                                                               

Land

                                                                               

Countryside Retail Center, Sterling, VA

     22,027       2,088      18,791      40      —         2,088      18,831      20,919      1,513    1986    09/00    40 years

Harmon, Sterling, VA

     8,827       1,054      9,487      219      —         1,054      9,706      10,760      809    1987    09/00    5-40 years

Kelly Warehouses, Dallas, TX

     1,910       1,136      4,856      224      (2,856 )(2)(9)     1,136      2,224      3,360      713    1966/1973    03/95    5-40 years

McKinney 36, Collin County, TX

     50 (7)     2,203      —        —        (230 )(2)     1,973      —        1,973      —      —      01/98    —  

Ogden, Ogden, UT

     1,780       52      1,568      112      (70 )     52      1,610      1,662      627    1979    01/86    5-40 years

Red Cross, Dallas, TX

     4,475       7,676      —        2      (197 )     7,481      —        7,481      —      —      05/99    —  

Sandison, Collin County, TX

     140 (7)     5,021      —        —        (392 )(2)     4,629      —        4,629      —      —      05/98    —  

Sandstone, Mesa, AZ

     5,526       1,656      6,625      95      —         1,656      6,720      8,376      1,130    1986    10/97    5-40 years

Solco Allen, Collin County, TX

     80 (7)     1,388      —        —        (80 )(2)     1,308      —        1,308      —      —      05/98    —  

Stacy Road, Allen, TX

     232 (7)     2,665      —        —        (193 )(2)     2,472      —        2,472      —      —      04/97    —  

State Highway 121, Collin County, TX

     173 (7)     4,354      —        —        (2,878 )(2)     1,476      —        1,476      —      —      02/97    —  

Watters Road, Collin County, TX

     140 (7)     1,787      —        —        (527 )(2)     1,260      —        1,260      —      —      02/97    —  

Whisenant, Collin County, TX

     23 (7)     631      —        —        (59 )(2)     572      —        572      —      —      05/98    —  
    


 

  

  

  


 

  

  

  

              

Properties Held for Sale

     44,440       31,711      41,327      692      (7,482 )     27,157      39,091      66,248      4,792               
    


 

  

  

  


 

  

  

  

              
     $ 606,979     $ 217,675    $ 404,818    $ 281,795    $ (30,671 )   $ 205,663    $ 667,954    $ 873,617    $ 93,086               
    


 

  

  

  


 

  

  

  

              

(1) The aggregate cost for federal income tax purposes is $751.9 million.
(2) Purchase accounting basis adjustment.
(3) Writedown of property to estimated net realizable value.
(4) Construction period interest and taxes.
(5) Forgiveness of debt and cash received deducted from the basis of the property, offset by land acquired in 1992.
(6) Cash received for easement deducted from the basis of the property.
(7) The Sandison land is collateralized with the Solco Allen and Whisenant land. All of the land in McKinney and Collin County, Texas is cross-collateralized and cross defaulted.
(8) Cash received for condemnation of part of property.
(9) Sale of portion of property.
(10) The Countryside Retail Center is collateralized with the Mimado Building.
(11) Property under construction.

 

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SCHEDULE III

(Continued)

 

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

REAL ESTATE AND ACCUMULATED DEPRECIATION

 

     2003

    2002

    2001

 
     (dollars in thousands)  

Reconciliation of Real Estate

                        

Balance at January 1,

   $ 841,146     $ 713,348     $ 729,051  

Additions

                        

Purchases, improvements and construction

     113,561       220,164       97,703  

Real estate added from consolidation of partnerships

     —         4,257       —    

Deductions

                        

Sale of real estate

     (80,872 )     (88,680 )     (111,986 )

Asset impairments

     (5,007 )     (2,579 )     —    

Asset retirements

     —         (5,364 )     —    

Sale of foreclosed properties

     —         —         (1,420 )
    


 


 


Balance at December 31,

   $ 868,828     $ 841,146     $ 713,348  
    


 


 


Reconciliation of Accumulated Depreciation

                        

Balance at January 1,

   $ 81,659     $ 90,661     $ 88,187  

Additions

                        

Depreciation

     22,655       20,445       19,705  

Real estate added from consolidation of partnerships

             817       —    

Deductions

                        

Sale of real estate

     (16,019 )     (24,900 )     (17,231 )

Asset retirements

     —         (5,364 )     —    
    


 


 


Balance at December 31,

   $ 88,295     $ 81,659     $ 90,661  
    


 


 


 

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SCHEDULE IV

 

TRANSCONTINENTAL REALTY INVESTORS, INC.

 

MORTGAGE LOANS ON REAL ESTATE

December 31, 2003

 

Description


  

Interest

Rate


   

Final

Maturity

Date


  

Periodic Payment Terms


  

Prior

Liens


  

Face

Amount of

Mortgage


  

Carrying

Amounts of

Mortgage (1)


   

Principal

Amount of

Loans

Subject to

Delinquent

Principal
or Interest


                          (dollars in thousands)      

FIRST MORTGAGE LOANS

                                            

400 St. Paul

Secured by an office building in Dallas, TX. Includes LOC of $250,000.

   6.5 %   03/07    Monthly interest only payments.    $ —      $ 4,299    $ 4,299     $ —  

Executive Court

Secured by a 41,840 sq. ft. office building in Memphis, TN.

   12.0 %   12/04    Excess property cash flow payments.      —        1,970      1,970       —  

WRAPAROUND MORTGAGE LOANS

                                            

Pinemont

Secured by an office building in Houston, TX.

   10.40 %   07/08    Monthly principal and interest payments of $6,281.      274      467      266       —  

Nakash

Secured by a shopping Center in Malden, MO.

              Monthly interest only payments of $13,000.      305      902      902       —  

JUNIOR MORTGAGE LOANS

                                            

Dallas Fund XVII

Secured by an assignment of litigation proceeds. Nonperforming

   Varies     05/03    One note bearing interest at the default rate of 18%.      —        4,303      4,303       —  

Pioneer Development

Secured by 33.33 acres of unimproved land in Travis County, TX.

   10.0 %   10/08    Interest only payments start in November 2007.      12,000      2,386      2,386       —  

Foxwood

Secured by an apartment building in Memphis, TN.

   12.0 %        Excess property cash flow payments.      5,719      1,092      1,092       —  

One Hickory

Secured by an office building in Farmers Branch, TX.

   10.0 %   09/04    Excess property cash flow payments.      7,306      11,974      11,974       —  

Two Hickory

Secured by an office building in Farmers Branch, TX.

   12.0 %        Excess property cash flow payments.      7,500      4,448      3,115       —  

OTHER

                                            

Mehrdad Moayedi

Unsecured

   12.0 %   01/04    Principal and interest due January 2004.      —        34      22       —  

North Augusta Plans

Unsecured

   5.0 %   02/04    Principal and interest due February 2004.      —        42      42       —  

Apartment Development Services

Secured by 100% interest in partnership.

   12.0 %   06/05    Principal and interest due February 2004.      —        300      300       —  
                    

  

  


 

                     $ 33,104    $ 32,217      30,671     $ —  
                    

  

          

Interest

                                   1,526        

Allowance for estimated losses

                                   (1,456 )      
                                  


     
                                   $ 30,741        
                                  


     

(1) The aggregate cost for federal income tax purposes is $24.6 million.

 

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TRANSCONTINENTAL REALTY INVESTORS, INC.

 

MORTGAGE LOANS ON REAL ESTATE

 

     2003

    2002

    2001

 
     (dollars in thousands)  

Balance at January 1,

   $ 28,447     $ 22,689     $ 8,668  

Additions

                        

New mortgage loans

     14,692       25,037       20,063  

Mortgages added from consolidation of partnerships

     —         902       —    

Deductions

                        

Collections of principal

     (12,364 )     (18,737 )     (6,042 )

Mortgages eliminated from consolidation of partnerships

     —         (1,369 )     —    

Discount on sale of note receivable

     (104 )     —         —    

Write off of principal due to discount for early payoff

     —         (75 )     —    
    


 


 


Balance at December 31,

   $ 30,671     $ 28,447     $ 22,689  
    


 


 


 

ITEM 9.   CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

 

Not applicable.

 

ITEM 9A.   CONTROLS AND PROCEDURES

 

As required by rule 13a-15(b), TCI’s management, including the Acting Principal Executive Officer and Principal Accounting Officer, conducted an evaluation as of the end of the period covered by this report, of the effectiveness of TCI’s disclosure controls and procedures as defined in Exchange Act Rule 13a-15(e). Based on that evaluation, the chief executive officer and the chief financial officer concluded that TCI’s disclosure controls and procedures were effective as of the end of the period covered by this report. As required by rule 13a-15(d), TCI’s management, including the Acting Principal Executive Officer and Principal Accounting Officer, also conducted an evaluation of TCI’s internal controls over financial reporting to determine whether any changes occurred during the fourth fiscal quarter that have materially affected, or are reasonably likely to materially affect, TCI’s internal control over financial reporting. Based on the evaluation, there has been no such change during the fourth fiscal quarter.

 

It should be noted that any system of controls, however well designed and operated, can only provide reasonable, and not absolute, assurance that the objectives of the system will be met. In addition, the design of any control system is based in part upon certain assumptions about the likelihood of future events.

 

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Table of Contents

 

PART III

 

ITEM 10.    DIRECTORS,   EXECUTIVE OFFICERS AND ADVISOR OF THE REGISTRANT

 

Directors

 

The affairs of Transcontinental Realty Investors, Inc. (“TCI”) are managed by a Board of Directors. The Directors are elected at the annual meeting of stockholders or appointed by the incumbent Board and serve until the next annual meeting of stockholders or until a successor has been elected or approved.

 

After December 31, 2003, a number of changes occurred in the composition of the Board of Directors of TCI, the creation of certain Board committees, the adoption of Committee charters, the adoption of a Code of Ethics for Senior Financial Officers, and the adoption of Guidelines for Director Independence. Also, the composition of the members of the Board of Directors changed with the resignation of Earl D. Cecil (on February 29, 2004) as well as the election of independent directors, Ted R. Munselle and Sharon Hunt on February 20, 2004.

 

It is the Board’s objective that a majority of the Board consist of independent directors. For a director to be considered independent, the Board must determine that the Director does not have any direct or indirect material relationship with TCI. The Board has established guidelines to assist it in determining director independence which conform to, or are more exacting than, the independence requirements in the New York Stock Exchange listing rules. The independence guidelines are set forth in TCI’s “Corporate Governance Guidelines.” The text of this document has been posted on TCI’s internet website at http://www.transconrealty-invest.com and is available in print to any shareholder who requests it. In addition to applying these guidelines, the Board will consider all relevant facts and circumstances in making an independent determination.

 

All members of the Audit Committee and Nominating and Corporate Governance Committee must be independent directors. Members of the Audit Committee must also satisfy additional independence requirements, which provide (i) that they may not accept, directly or indirectly, any consulting, advisory, or compensatory fee from TCI or any of its subsidiaries other than their Director’s compensation (other than in their capacity as a member of the Audit Committee, the Board of Directors, or any other committee of the Board), and (ii) no member of the Audit Committee may be an “affiliated person” of TCI or any of its subsidiaries, as defined by the Securities and Exchange Commission.

 

The current Directors of TCI are listed below, together with their ages, terms of service, all positions and offices with TCI or its former advisor, BCM or Prime, which took over as contractual advisor for BCM on July 1, 2003, their principal occupations, business experience and directorships with other companies during the last five years or more. The designation “Affiliated”, when used below with respect to a Director, means that the Director is an officer, director or employee of BCM, Prime or an officer of TCI or an officer or director of an affiliate of TCI. The designation “Independent”, when used below with respect to a Director, means that the Director is neither an officer of TCI nor a director, officer or employee of BCM or Prime, although TCI may have certain business or professional relationships with such Director as discussed in ITEM 13. “CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS—Certain Business Relationships.”

 

TED P. STOKELY:    Age 70, Director (Affiliated) (since April 1990) and Chairman of the Board (since January 1995).

 

General Manager (since January 1995) of ECF Senior Housing Corporation, a nonprofit corporation; General Manager (since January 1993) of Housing Assistance Foundation, Inc., a nonprofit corporation; Part-time unpaid consultant (since January 1993) and paid consultant (April 1992 to December 1992) of Eldercare Housing Foundation (“Eldercare”), a nonprofit corporation; General Manager (since April 2002) of Unified Housing Foundation, Inc., a nonprofit corporation; Director and Chairman of the Board of ARI (since November 2002); and Director (since April 1990) and Chairman of the Board (since January 1995) of IORI.

 

HENRY BUTLER:    Age 53, Director (Affiliated) (since December 2001).

 

Broker—Land Sales (since 1992) of BCM; Owner/Operator (1989 to 1991) of Butler Interests, Inc.; Director (since July 2003) of ARI; and Director (December 2001 to July 2003) of IORI.

 

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Table of Contents

MARTIN L. WHITE:    Age 64, Director (Independent) (since January 1995).

 

Chief Executive Officer (since 1995) of Builders Emporium, Inc.; Chairman and Chief Executive Officer (since 1993) of North American Trading Company Ltd.; President and Chief Operating Officer (since 1992) of Community Based Developers, Inc.; and Director (January 1995 to March 2004) of IORI.

 

TED R. MUNSELLE:    Age 48, Director (Independent) (since February 2004).

 

Vice President and Chief Financial Officer of Landmark Nurseries, Inc.; Employed in the accounting industry from 1997 until October 1998; Certified Public Accountant in the State of Texas; and Director (since February 2004) of ARI.

 

SHARON HUNT:    Age 61, Director (Independent) (since February 2004).

 

Licensed Realtor in Dallas, Texas with Cook Realtors; President and Owner of Sharon’s Pretzels, Inc.; Director (since 1991) of a 501(c)(3) non-profit corporation involved in the acquisition, renovation and operation of real estate; and Director (since February 2004) of ARI.

 

Board Committees

 

The Board of Directors held 10 meetings during 2003. For such year, no incumbent Director attended fewer than 75% of the aggregate of (1) the total number of meetings held by the Board during the period for which he had been a Director and (2) the total number of meetings held by all committees of the Board on which he served during the period that he served.

 

The Board of Directors has standing Audit, Compensation and Governance and Nominating Committees. The Audit Committee was formed on February 19, 2003, and its function is to review TCI’s operating and accounting procedures. A Charter of the Audit Committee has also been adopted by the Board. The current members of the Audit Committee, all of whom are independent within the meaning of the SEC Regulations, the listing standards of the New York Stock Exchange, Inc. and TCI’s Corporate Governance Guidelines, are Messrs. White and Munselle and Ms. Hunt. Mr. Ted R. Munselle, a member of the Committee is qualified as an Audit Committee financial expert within the meaning of SEC Regulations, and the Board has determined that he has accounting and related financial management expertise within the meaning of the listing standards of the New York Stock Exchange, Inc. The predecessor Audit Committee met nine times during 2003.

 

The Governance and Nominating Committee is responsible for developing and implementing policies and practices relating to corporate governance, including reviewing and monitoring implementation of TCI’s Corporate Governance Guidelines. In addition, the Committee develops and reviews background information on candidates for the Board and makes recommendations to the Board regarding such candidates. The Committee also prepares and supervises the Board’s annual review of director independence and the Board’s performance self-evaluation. The Charter of the Governance and Nominating Committee was adopted on March 22, 2004. The members of the Committee are Messrs. Munselle (Chairman) and White and Ms. Hunt.

 

The Board has also formed a Compensation Committee of the Board of Directors, adopted a Charter for the Compensation Committee on March 22, 2004, and selected Ms. Hunt (Chairman) and Messrs. Munselle and White as the members of such Committee.

 

The members of the Board of Directors on the date of this Report and the Committees of the Board on which they serve are identified below:

 

     Audit Committee

  

Governance and

Nominating Committee


   Compensation Committee

Ted P. Stokley

              

Ted R. Munselle

   T    T    T

Sharon Hunt

   T    T    T

Martin L. White

   T    T    T

Henry A. Butler

              

 

During February 2004, the Board adopted its Corporate Governance Guidelines. The Guidelines adopted by the Board meet or exceed the new listing standards adopted during the year by the New York Stock Exchange, Inc. Pursuant to the Guidelines, the Board undertook its annual review of director independence, and during this review, the Board considered transactions and relationships between each director or any member of his or her immediate family and TCI and its subsidiaries and affiliates, including those reported under Certain Relationships and Related Transactions below. The Board also examined transactions and

 

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relationship between directors or their affiliates and members of TCI’s senior management or their affiliates. As provided in the Guidelines, the purpose of such review was to determine whether such relationships or transactions were inconsistent with the determination that the director is independent.

 

Executive Officers

 

The following persons currently serve as executive officers of TCI: Mark Branigan, Executive Vice President—Residential; Louis J. Corna Executive Vice President—Tax and General Counsel; and Ronald E. Kimbrough, Executive Vice President and Chief Financial Officer. Their positions with TCI are not subject to a vote of stockholders. Their ages, terms of service, all positions and offices with TCI or Prime, other principal occupations, business experience and directorships with other companies during the last five years or more are set forth below.

 

MARK W. BRANIGAN:    Age 49, Executive Vice President—Residential (since June 2001), Executive Vice President and Chief Financial Officer (August 2000 to June 2001), Vice President—Director of Construction (August 1999 to August 2000) and Executive Vice President—Residential Asset Management (January 1992 to October 1997).

 

Executive Vice President—Residential (since July 2003) of Prime and Prime Income Asset Management, Inc. (“PIAMI”); Executive Vice President—Residential (since June 2001), Executive Vice President and Chief Financial Officer (August 2000 to June 2001), Vice President—Director of Construction (August 1999 to August 2000) and Executive Vice President—Residential Management (January 1992 to October 1997) of BCM, American Realty Trust, Inc. (“ART”) and IORI; Executive Vice President and Chief Financial Officer (August 2000 to June 2001) and Director (September 2000 to June 2001) of ARI; and real estate consultant (November 1997 to July 1999).

 

LOUIS J. CORNA:    Age 56, Executive Vice President—General Counsel (since February 2004); Secretary (since February 2004); Executive Vice President—Tax (since October 2001), Executive Vice President and Chief Financial Officer (June 2001 to October 2001), and Senior Vice President—Tax (December 2001 to June 2001).

 

Executive Vice President—Residential (since July 2003) of Prime and PIAMI; Executive Vice President—General Counsel (since February 2004), Secretary (since February 2004), Executive Vice President—Residential (since June 2001), Executive Vice President and Chief Financial Officer (June 2001 to October 2001), and Senior Vice President—Tax (December 2000 to June 2001) of BCM, ARI and IORI; Private Attorney (January 2000 to December 2000); Vice President—Taxes and Assistant Treasurer (March 1998 to January 2000) of IMC Global, Inc.; and Vice President—Taxes (July 1991 to February 1998) of Whitman Corporation.

 

RONALD E. KIMBROUGH:    Age 51, Acting Principal Executive Officer, Executive Vice President and Chief Financial Officer (since January 2002).

 

Acting Principal Executive Officer, Executive Vice President and Chief Financial Officer (since July 2003) of Prime and PIAMI; Acting Principal Executive Officer, Executive Vice President and Chief Financial Officer (since January 2002) of BCM, ARI and IORI; Controller (from September 2000 to January 2002) of BCM; Vice President and Treasurer (from January 1998 to September 2000) of Syntek West, Inc. and One Realco Corporation; and Consultant (1997).

 

Officers

 

Although not an executive officer, Robert A. Waldman at December 31, 2003 served as Senior Vice President, Secretary and General Counsel. His position with TCI was not subject to a vote of stockholders. His age, term of service, all positions and offices with TCI, Prime or BCM, other principal occupations, business experience and directorships with other companies during the last five years or more is set forth below. On February 5, 2004, Mr. Waldman resigned from the company.

 

ROBERT A. WALDMAN:    Age 51, (Resigned on February 5, 2004) Senior Vice President and General Counsel (since July 2003) of Prime and PIAMI; Senior Vice President and General Counsel (since January 1995), Vice President (December 1990 to January 1995) and Secretary (December 1993 to February 1997 and since June 1999).

 

Senior Vice President and General Counsel (since January 1995), Vice President (December 1990 to January 1995) and Secretary (December 1993 to February 1997 and since June 1999) of IORI; Senior Vice President, Secretary and General Counsel (since August 2000) of ARI; Senior Vice President and General Counsel (since January 1995), Vice President (January 1993 to January 1995) and Secretary (since December 1989) of ART; and Senior Vice President and General Counsel (since November 1994), Vice President and Corporate Counsel (November 1989 to November 1994), and Secretary (since November 1989) of BCM.

 

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In addition to the foregoing officers, TCI has several vice presidents and assistant secretaries who are not listed herein.

 

Code of Ethics

 

TCI has adopted a code of ethics entitled “Code of Business Conduct and Ethics” that applies to all directors, officers, and employees (including those of the contractual Advisor to TCI). In addition, TCI has adopted a code of ethics entitled “Code of Ethics for Senior Financial Officers” that applies to the principal executive officer, president, principal financial officer, chief financial officer, principal accounting officer, and controller.

 

The text of these documents has been posted on TCI’s internet website at http://www.transconrealty-invest.com and are available in print to any shareholder who requests them.

 

Compliance with Section 16(a) of the Securities Exchange Act of 1934

 

Under the securities laws of the United States, the Directors, executive officers, and any persons holding more than ten percent of TCI’s shares of Common Stock are required to report their share ownership and any changes in that ownership to the Securities and Exchange Commission (the “Commission”). Specific due dates for these reports have been established and TCI is required to report any failure to file by these dates during 2003. All of these filing requirements were satisfied by TCI’s Directors and executive officers and ten percent holders. In making these statements, TCI has relied on the written representations of its incumbent Directors and executive officers and its ten percent holders and copies of the reports that they have filed with the Commission.

 

The Advisor

 

Although the Board of Directors is directly responsible for managing the affairs of TCI and for setting the policies which guide it, TCI’s day-to-day operations are performed by Prime under the supervision of the Board. The duties of Prime include, among other things, locating, investigating, evaluating and recommending real estate and mortgage note investment and sales opportunities as well as financing and refinancing sources. Prime also serves as a consultant to the Board in connection with the business plan and investment decisions made by the Board.

 

BCM served as TCI’s advisor from March 1989 to June 30, 2003. Effective July 1, 2003, BCM was replaced as contractual advisor to TCI by PAMI under the same terms as BCM’s advisory agreement. PIAMI is owned by Realty Advisors (79%) and Syntek West, Inc. (21%), related parties. Syntek West, Inc. is owned by Gene Phillips. Effective August 18, 2003, PAMI changed its name to Prime Income Asset Management, Inc., (“PIAMI”). On October 1, 2003, Prime, which is owned 100% by PIAMI, replaced PIAMI as the advisor to TCI. The duties of Prime include, among other things, locating, investigating, evaluating and recommending real estate and mortgage note investment and sales opportunities, as well as financing and refinancing sources. Prime also serves as a consultant in connection with TCI’s business plan and investment decisions made by the Board.

 

Prime is a company of which Messrs. Branigan, Corna, and Kimbrough serve as executive officers. Prime is indirectly owned by a trust for the children of Gene E. Phillips. Mr. Phillips is not an officer or director of Prime, but serves as a representative of the trust, is involved in daily consultation with the officers of Prime and has significant influence over the conduct of Primes’s business, including the rendering of advisory services and the making of investment decisions for itself and for TCI.

 

Under the Advisory Agreement, Prime is required to annually formulate and submit, for Board approval, a budget and business plan containing a twelve-month forecast of operations and cash flow, a general plan for asset sales and purchases, lending, foreclosure and borrowing activity, and other investments, and Prime is required to report quarterly to the Board on TCI’s performance against the business plan. In addition, all transactions require prior Board approval, unless they are explicitly provided for in the approved business plan or are made pursuant to authority expressly delegated to Prime by the Board.

 

The Advisory Agreement also requires prior Board approval for the retention of all consultants and third party professionals, other than legal counsel. The Advisory Agreement provides that Prime shall be deemed to be in a fiduciary relationship to the stockholders; contains a broad standard governing Prime’s liability for losses by TCI; and contains guidelines for Prime’s allocation of investment opportunities as among itself, TCI and other entities it advises.

 

The Advisory Agreement provides for Prime to be responsible for the day-to-day operations of TCI and to receive an advisory fee comprised of a gross asset fee of .0625% per month (.75% per annum) of the average of the gross asset value (total assets less allowance for amortization, depreciation or depletion and valuation reserves) and an annual net income fee equal to 7.5% of TCI’s net income.

 

The Advisory Agreement also provides for Prime to receive an annual incentive sales fee equal to 10% of the amount, if any, by which the aggregate sales consideration for all real estate sold by TCI during such fiscal year exceeds the sum of: (1) the cost of each

 

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such property as originally recorded in TCI’s books for tax purposes (without deduction for depreciation, amortization or reserve for losses), (2) capital improvements made to such assets during the period owned, and (3) all closing costs, (including real estate commissions) incurred in the sale of such real estate; provided, however, no incentive fee shall be paid unless (a) such real estate sold in such fiscal year, in the aggregate, has produced an 8% simple annual return on the net investment including capital improvements, calculated over the holding period before depreciation and inclusive of operating income and sales consideration and (b) the aggregate net operating income from all real estate owned for each of the prior and current fiscal years shall be at least 5% higher in the current fiscal year than in the prior fiscal year.

 

Additionally, pursuant to the Advisory Agreement Prime or an affiliate of Prime is to receive an acquisition commission for supervising the acquisition, purchase or long-term lease of real estate equal to the lesser of (1) up to 1% of the cost of acquisition, inclusive of commissions, if any, paid to nonaffiliated brokers or (2) the compensation customarily charged in arm’s-length transactions by others rendering similar property acquisition services as an ongoing public activity in the same geographical location and for comparable property, provided that the aggregate purchase price of each property (including acquisition fees and real estate brokerage commissions) may not exceed such property’s appraised value at acquisition.

 

The Advisory Agreement requires Prime or any affiliate of Prime to pay to TCI, one-half of any compensation received from third parties with respect to the origination, placement or brokerage of any loan made by TCI; provided, however, that the compensation retained by Prime or any affiliate of Prime shall not exceed the lesser of (1) 2% of the amount of the loan commitment or (2) a loan brokerage and commitment fee which is reasonable and fair under the circumstances.

 

The Advisory Agreement also provides that Prime or an affiliate of Prime is to receive a mortgage or loan acquisition fee with respect to the acquisition or purchase of any existing mortgage loan by TCI equal to the lesser of (1) 1% of the amount of the loan purchased or (2) a brokerage or commitment fee which is reasonable and fair under the circumstances. Such fee will not be paid in connection with the origination or funding of any mortgage loan by TCI.

 

Under the Advisory Agreement, Prime or an affiliate of Prime also is to receive a mortgage brokerage and equity refinancing fee for obtaining loans or refinancing on properties equal to the lesser of (1) 1% of the amount of the loan or the amount refinanced or (2) a brokerage or refinancing fee which is reasonable and fair under the circumstances; provided, however, that no such fee shall be paid on loans from Prime or an affiliate of Prime without the approval of TCI’s Board of Directors. No fee shall be paid on loan extensions.

 

Under the Advisory Agreement, Prime receives reimbursement of certain expenses incurred by it in the performance of advisory services.

 

Under the Advisory Agreement, all or a portion of the annual advisory fee must be refunded by the Advisor if the Operating Expenses of TCI (as defined in the Advisory Agreement) exceed certain limits specified in the Advisory Agreement based on the book value, net asset value and net income of TCI during the fiscal year. BCM, as advisor at the time, was required to refund $1.4 million of the 2002 advisory fee under this provision.

 

Additionally, if management were to request that Prime render services to TCI other than those required by the Advisory Agreement, Prime or an affiliate of Prime separately would be compensated for such additional services on terms to be agreed upon from time to time. As discussed below, under “Property Management”, TCI has hired Triad Realty Services, Ltd. (“Triad”), an affiliate of BCM, to provide property management services for TCI’s properties. Also as discussed below, under “Real Estate Brokerage” TCI had engaged, on a non-exclusive basis, Regis Realty, Inc. (“Regis”), a related party, to perform brokerage services for TCI until December 2002. Beginning January 1, 2003, Regis Realty I LLC performs brokerage services for TCI.

 

Prime may assign the Advisory Agreement only with the prior consent of TCI.

 

The directors and principal officers of Prime are set forth below.

 

Mickey N. Phillips:

   Director

Ryan T. Phillips:

   Director

Mark W. Branigan:

   Executive Vice President—Residential

Louis J. Corna:

   Executive Vice President—General Counsel, Executive Vice President—Tax, Secretary

Ronald E. Kimbrough:

   Acting Principal Executive Officer, Executive Vice President and Chief Financial Officer

Dan S. Allred:

   Senior Vice President—Land Development

 

Mickey N. Phillips is Gene E. Phillips’ brother and Ryan T. Phillips is Gene E. Phillips’ son. Gene E. Phillips serves as a representative of the trust established for the benefit of his children, which indirectly owns Prime and, in such capacity, has substantial contact with the management of Prime and input with respect to its performance of advisory services to TCI.

 

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Property Management

 

Since February 1, 1990, affiliates of BCM have provided property management services to TCI. Currently, Triad provides such property management services. Triad subcontracts with other entities for the provision of property-level management services to TCI. The general partner of Triad is BCM. The limited partner of Triad is Highland Realty Services, Inc. (“Highland”), a related party. Triad subcontracted the property-level management and leasing of 39 of TCI’s commercial properties to Regis which was a company owned by Highland, until December 2002. Regis was entitled to receive property and construction management fees and leasing commissions in accordance with the terms of its property-level management agreement with Triad, until December 2002. Regis also was entitled to receive real estate brokerage commissions in accordance with the terms of a non-exclusive brokerage agreement. Since January 1, 2003, Regis Realty I, LLC (“Regis I”), provided these services. Regis I is owned by Highland. Regis Hotel Corporation, a related party, managed TCI’s five hotels, until December 2002. Since January 1, 2003, Regis Hotel I, LLC, managed TCI’s five hotels. The sole member of Regis I and Regis Hotel I, LLC is Highland.

 

Real Estate Brokerage

 

Regis also provided real estate brokerage services to TCI (on a non-exclusive basis), until December 2002. Regis was entitled to receive a real estate commission for property purchases and sales in accordance with the following sliding scale of total fees to be paid: (1) maximum fee of 4.5% on the first $2.0 million of any purchase or sale transaction of which no more than 3.5% would be paid to Regis or affiliates; (2) maximum fee of 3.5% on transaction amounts between $2.0 million-$5.0 million of which no more than 3% would be paid to Regis or affiliates; (3) maximum fee of 2.5% on transaction amounts between $5.0 million-$10.0 million of which no more than 2% would be paid to Regis or affiliates; and (4) maximum fee of 2% on transaction amounts in excess of $10.0 million of which no more than 1.5% would be paid to Regis or affiliates. Beginning January 1, 2003, Regis I provides these services. The sole member of Regis I is Highland.

 

ITEM 11.    EXECUTIVE COMPENSATION

 

TCI has no employees, payroll or benefit plans and pays no compensation to its executive officers. The executive officers of TCI, who are also officers or employees of Prime, TCI’s advisor, are compensated by Prime. Such executive officers perform a variety of services for Prime and the amount of their compensation is determined solely by Prime. Prime does not allocate the cash compensation of its officers among the various entities for which it serves as advisor. See ITEM 10. “DIRECTORS, EXECUTIVE OFFICERS AND ADVISOR OF THE REGISTRANT—The Advisor” for a more detailed discussion of the compensation payable to Prime.

 

The only remuneration paid by TCI is to the Directors who are not officers or directors of Prime or its affiliated companies. The Independent Directors (1) review the business plan of TCI to determine that it is in the best interest of stockholders, (2) review the advisory contract, (3) supervise the performance of the advisor and review the reasonableness of the compensation paid to the advisor in terms of the nature and quality of services performed, (4) review the reasonableness of the total fees and expenses of TCI and (5) select, when necessary, a qualified independent real estate appraiser to appraise properties acquired.

 

Each Independent Director receives compensation in the amount of $30,000 per year, plus reimbursement for expenses. The Chairman of the Board receives an additional fee of $3,000 per year. In addition, each Independent Director receives an additional fee of $1,000 per day for any special services rendered by him to TCI outside of his ordinary duties as Director, plus reimbursement of expenses.

 

During 2003, $91,113 was paid to the Independent Directors in total Directors’ fees for all services, including the annual fee for service during the period January 1, 2003 through December 31, 2003, and 2003 special service fees as follows: Earl D. Cecil, $32,255; Ted P. Stokely, $37,103; and Martin L. White, $32,250.

 

Director’s Stock Option Plan

 

TCI has established a Director’s Stock Option Plan (“Director’s Plan”) for the purpose of attracting and retaining Directors who are not officers or employees of TCI or BCM. The Director’s Plan provides for the grant of options that are exercisable at fair market value of TCI’s Common Stock on the date of grant. The Director’s Plan was approved by stockholders at their annual meeting on October 10, 2000, following which each then-serving Independent Director was granted options to purchase 5,000 shares of Common Stock of TCI. On January 1 of each year, each Independent Director receives options to purchase 5,000 shares of Common Stock. The options are immediately exercisable and expire on the earlier of the first anniversary of the date on which a Director ceases to be a Director or 10 years from the date of grant.

 

As of March 1, 2004, TCI had 140,000 shares of Common Stock reserved for issuance under the Director’s Stock Option Plan of which 30,000 options were outstanding.

 

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Performance Graph

 

The following performance graph compares the cumulative total stockholder return on TCI’s shares of Common Stock with the Dow Jones US Total Market Index (“DJ Total Market Index”) and the Dow Jones Real Estate Investment Index (“DJ Real Estate Index”). The comparison assumes that $100 was invested on December 31, 1998, in TCI’s shares of Common Stock and in each of the indices and further assumes the reinvestment of all distributions. Past performance is not necessarily an indicator of future performance.

 

COMPARISON OF FIVE YEARS CUMULATIVE TOTAL RETURN

 

LOGO

 

     1998

   1999

   2000

   2001

   2002

   2003

TCI

   100.00    103.41    75.95    137.35    150.95    143.17

DJ Real Estate Index

   100.00    94.69    120.74    134.99    139.90    191.51

DJ Total U.S. Market Index

   100.00    122.54    111.35    98.09    76.43    99.92

 

ITEM 12.    SECURITY   OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

 

Securities Authorized for Issuance Under Equity Compensation Plans

 

The following table provides information as of December 31, 2003 regarding compensation plans (including individual compensation arrangements) under which equity securities of TCI are authorized for issuance.

 

Plan Category


  

Number of Securities to

be Issued Upon Exercise

of Outstanding Options,
Warrants and Rights

(a)


  

Weighted-Average

Exercise Price of

Outstanding Options,

Warrants and Rights

(b)


  

Number of Securities

Remaining Available for

Future Issuance Under Equity

Compensation Plans

(Excluding Securities

Reflected in Column (a))

(c)


2000 Stock Option Plan approved by stockholders

   —      —      300,000

Directors Stock Option Plan approved by stockholders

   —      —      65,000
    
  
  

Total

   —      —      365,000
    
  
  

 

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Security Ownership of Certain Beneficial Owners

 

The following table sets forth the ownership of TCI’s Common Stock, both beneficially and of record, both individually and in the aggregate, for those persons or entities known to be beneficial owners of more than 5% of the outstanding shares of Common Stock as of the close of business on March 19, 2004.

 

Name and Address of Beneficial Owner


  

Amount and

Nature

of Beneficial

Ownership


  

Approximate

Percent of

Class(1)


 

EQK Holdings, Inc.(2)

1800 Valley View Lane

Suite 300

Dallas, Texas 75234

   5,278,149    65.1 %

Transcontinental Realty Acquisition Corporation (3)

1800 Valley View Lane

Suite 100

Dallas, Texas 75234

   1,213,226    15.0 %

(1) Percentage is based upon 8,113,669 shares of Common Stock outstanding at March 19, 2004.
(2) EQK Holdings, Inc. (“EQK”) is a wholly-owned subsidiary of ART, which is a wholly-owned subsidiary of ARI.
(3) Transcontinental Realty Acquisition Corporation (“TRAC”) is a wholly-owned subsidiary of ARI.

 

Security Ownership of Management.    The following table sets forth the ownership of TCI’s Common Stock, both beneficially and of record, both individually and in the aggregate, for the Directors and executive officers of TCI as of the close of business on March 19, 2004.

 

Name of Beneficial Owner


  

Amount and

Nature of

Beneficial

Ownership


   

Approximate

Percent of

Class(1)


 

Mark W. Branigan

   6,491,375 (2)   80.0 %

Henry A. Butler

   6,491,375 (3)   80.0 %

Louis J. Corna

   6,491,375 (2)   80.0 %

Ronald E. Kimbrough

   6,491,375 (2)   80.0 %

Ted P. Stokely

   6,501,375 (3)(4)   80.1 %

Martin L. White

   6,501,375 (3)(5)   80.1 %

Sharon Hunt

   6,491,375 (3)   80.0 %

Ted Munselle

   6,491,375 (3)   80.0 %

All Directors and Executive Officers as a group (9 individuals)

   6,501,375 (2)(3)(4)(5)   80.1 %

(1) Percentage is based upon 8,113,669 shares of Common Stock outstanding at March 19, 2004 and 20,000 shares which may be issued under existing Director Stock Options.
(2) Includes 5,278,149 shares owned by EQK and 1,213,226 shares owned by TRAC. Each of the executive officers of ARI may be deemed to be beneficial owners of such shares by virtue of their positions as executive officers of ARI and its subsidiaries, EQK and TRAC. The executive officers of TCI disclaim such beneficial ownership.
(3) Includes 5, 278,149 shares owned by EQK and 1,213,226 shares owned by TRAC. Messrs. Butler, Stokely and Munselle and Ms. Hunt may be deemed to be beneficial owners of such shares by virtue of their positions as directors of ARI. Messrs. Butler, Stokely and Munselle and Ms. Hunt disclaim such beneficial ownership.
(4) Includes 10,000 shares which may be acquired by Mr. Stokely pursuant to the Director Stock Option Plan.
(5) Includes 10,000 shares which may be acquired by Mr. White pursuant to the Director Stock Option Plan.

 

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ITEM 13.    CERTAIN   RELATIONSHIPS AND RELATED TRANSACTIONS

 

Certain Business Relationships

 

In February 1989, the Board of Directors voted to retain BCM as TCI’s advisor. See ITEM 10. “DIRECTORS, EXECUTIVE OFFICERS AND ADVISOR TO THE REGISTRANT—The Advisor.” Effective July 1, 2004, Prime replaced BCM as the contractual advisor to TCI. Prime is indirectly owned by a trust for the children of Gene E. Phillips. Mr. Phillips is not an officer or director of Prime, but serves as a representative of the trust, is involved in daily consultation with the officers of Prime and has significant influence over the conduct of Prime’s business, including the rendering of advisory services and the making of investment decisions for itself and for TCI.

 

Since February 1, 1991, affiliates of BCM have provided property management services to TCI. Currently, Triad provides such property management services. The general partner of Triad is BCM. The limited partner of Triad is Highland, a related party. Triad subcontracted the property-level management and leasing of 39 of TCI’s commercial properties, and its five hotels to Regis, a related party, which is a company owned by Highland, until December 2002. Since January 1, 2003, Regis I provided this service.

 

Regis also provided real estate brokerage services for TCI, on a non-exclusive basis, and receives brokerage commissions in accordance with the brokerage agreement, until December 2002. Since January 1, 2003, Regis I provided this service.

 

Two of TCI’s Directors also serve as directors of IORI. The Directors owe fiduciary duties to IORI as well as to TCI under applicable law. At December 31, 2003, TCI owned approximately 24.0% of the outstanding common shares of IORI. Prime also serves as advisor to ARI. Messrs. Stokely, White, Munselle and Hunt serve also as Directors of ARI and Messrs. Stokley and White serve also as Directors of IORI. Messrs. Branigan, Corna, and Kimbrough serve as executive officers of ARI.

 

Related Party Transactions

 

Historically, TCI has engaged in and may continue to engage in business transactions, including real estate partnerships, with related parties. Management believes that all of the related party transactions represented the best investments available at the time and were at least as advantageous to TCI as could have been obtained from unrelated third parties.

 

Operating Relationships

 

In the year ended December 31, 2003, TCI received $175,000 in rent from BCM for BCM’s lease at Addison Hanger. BCM owns a corporate jet that is housed at the hanger and TCI has available space at the hanger.

 

Property Transactions

 

In January 2002, TCI purchased 100% of the outstanding common shares of ART Two Hickory Corporation from ARI, for $4.4 million. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.” The purchase price was determined based upon the market value of the property exchanged, using a market rate multiple of net operating income (“cap rate”) of 7.0%. The business purpose of the transaction was for TCI to make an equity investment in Two Hickory anticipating a profitable return.

 

In February 2002, TCI sold a $2.0 million senior participation interest in a loan to IORI. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.” Management determined that TCI could benefit from the increase in cash and decrease its notes receivable outstanding portfolio.

 

In March 2002, TCI paid cash of $600,000 and received from ARI two parcels of land, a 24.5 acre tract of Rasor land, a 16.89 acre tract of Lakeshore Villas land, and the 45,623 sq. ft. Oaktree Village Shopping Center in exchange for the 80,278 sq. ft. Plaza on Bachman Creek Shopping Center. The exchange value prices for the shopping centers were determined based on a cap rate of 10.5% and the value for the Rasor and Lakeshore Villas land was determined on appraised rates of $3.36 and $1.29, respectively, per square foot. The business purpose of the transaction was for TCI to construct apartments on the Rasor and Lakeshore Villas land and to give ample value for the property TCI exchanged, the Oaktree Shopping Center was added to the transaction. See NOTE 2. “REAL ESTATE.”

 

In April 2002, TCI purchased 100% of the following entities from ARI: Garden Confederate Point, L.P., Garden Foxwood, L.P., Garden Woodsong, L.P. and ART One Hickory Corporation for $10.0 million. See NOTE 3. “NOTES AND INTEREST RECEIVABLE.” The purchase price for these entities was determined based on a cap rate of 8.41% for the partnerships and 7.0% for ART One Hickory Corporation. The business purpose of the transaction was for TCI to make an equity investment in the entities anticipating a profitable return.

 

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In June 2002, TCI purchased Centura Tower, Ltd. partnership, which owns the Centura Tower Office Building from ARI for $50.0 million. See NOTE 2. “REAL ESTATE.” The purchase price for the Centura Tower was determined based on appraised value and replacement cost. The business purpose of the transaction was for TCI to acquire a Class A office building with significant upside potential anticipating a profitable return.

 

Also in June 2002, TCI purchased five parcels of unimproved land from ARI: the Hollywood Casino, Marine Creek, Mason Park, Nashville and Palm Desert land parcels. See NOTE 2. “REAL ESTATE.” The purchase price of the Hollywood Casino land was determined based on an appraised rate of $9.10 per square foot. The business purpose of the transaction was for TCI to consolidate its holdings within the Mercer Crossing development. The purchase price for the Marine Creek, Mason Park, Nashville and Palm Desert land parcels was determined based on appraised rates of $2.00, $3.56, $4.00 and $1.48 per square foot, respectively. The business purpose of the transaction was for TCI to develop apartments on these four tracts of land.

 

In October 2002, a short term working capital loan to BCM for a total of $4.0 million was assumed by TCI. The loan is secured on the Red Cross land, requires quarterly payments and was due in October 2002. This loan was extended to and paid in full in September 2003. See NOTE 7. “NOTES AND INTEREST PAYABLE.”

 

In December 2002, TCI purchased the NLP/CH, Ltd. partnership, which owns the Centura land parcel, from ARI. See NOTE 2. “REAL ESTATE.” The purchase price was determined based on an appraised rate of $34.89 per share foot. The business purpose of the transaction was for TCI to construct apartments on the land.

 

As more fully described in ITEM 2. “PROPERTIES-Real Estate,” TCI is a partner with IORI in Nakash Income Associates. TCI owns 345,728 shares of IORI’s Common Stock, an approximate 24.0% interest. At December 31, 2003, the market value of the IORI common shares was $5.3 million.

 

At December 31, 2003, TCI owned 746,972 shares of ARI common stock which were primarily purchased in open market transactions in 1990 and 1991 at a total cost of $1.6 million. The officers of TCI also serve as officers of ARI. BCM also serves as advisor to ARI and at March 19, 2004, ARI owned approximately 64.5% of TCI’s outstanding Common Stock. At December 31, 2003, the market value of the ARI common shares owned by TCI was $6.8 million.

 

In February 2002, a short term working capital loan to BCM for a total of $2.5 million was assumed by TCI. The loan is secured by the Stone Oak Apartments in San Antonio, Texas, requires all principal and interest due and payable on April 28, 2003. TCI sold Stone Oak Apartments in July 2003 and paid the principal and accrued interest in full.

 

In 2003, TCI paid BCM and Prime, its affiliates and related parties $6.2 million in advisory, incentive and net income fees, $845,000 in mortgage brokerage and equity refinancing fees, $117,000 in property acquisition fees, $1.5 million in real estate brokerage commissions, $4.1 million in construction supervision fees and $2.1 million in property and construction management fees and leasing commissions, net of property management fees paid to subcontractors, other than affiliates of BCM or Prime. In addition, as provided in the Advisory Agreement, BCM and Prime received cost reimbursements of $1.6 million.

 

In addition, from time-to-time, TCI and its affiliates have made advances to each other, which generally have not had specific repayment terms and have been reflected in TCI’s financial statements as other assets or other liabilities. At December 31, 2003, TCI had receivables of $3.1 million, $1.7 million and $608,000 from Prime, GS Realty, and ARI, respectively. Also at December 31, 2003, TCI owed $706,000 and $260,000 to GS Realty and IORI, respectively.

 

Restrictions on Related Party Transactions

 

Article FOURTEENTH of TCI’s Articles of Incorporation provides that TCI shall not, directly or indirectly, contract or engage in any transaction with (1) any director, officer or employee of TCI, (2) any director, officer or employee of the advisor, (3) the advisor or (4) any affiliate or associate (as such terms are defined in Rule 12b-2 under the Securities Exchange Act of 1934, as amended) of any of the aforementioned persons, unless (a) the material facts as to the relationship among or financial interest of the relevant individuals or persons and as to the contract or transaction are disclosed to or are known by the Board of Directors or the appropriate committee thereof and (b) the Board of Directors or committee thereof determines that such contract or transaction is fair to TCI and simultaneously authorizes or ratifies such contract or transaction by the affirmative vote of a majority of independent directors of TCI entitled to vote thereon. Article FOURTEENTH defines an “Independent Director” as one who is neither an officer or employee of TCI nor a director, officer or employee of TCI’s advisor.

 

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ITEM 14.   PRINCIPAL ACCOUNTING FEES AND SERVICES

 

The following table sets for the aggregate fees for professional services rendered to or for TCI by BDO Seidman, LLP for 2003 and 2002:

 

Type of Fee


   2003

   2002

Audit Fees

   $ 219,524    $ 218,192

Audit Related Fees

             

Tax Fees

     61,093      37,092

All Other Fees

     —        50,192
    

  

Total

   $ 280,617    $ 305,476
    

  

 

The audit fees for 2003 and 2002, respectively, were for professional services rendered for the audits and reviews of the consolidated financial statements of TCI. Tax fees for 2003 and 2002, respectively, were for services related to federal and state tax compliance and advice. Other fees for 2002 were primarily for 8K reviews and filings and assistance related to a tender offer of TCI and IORI by ARI.

 

The audit committee has established policies and procedures for the approval and pre-approval of audit services and permitted non-audit services. The Audit Committee has the responsibility to engage and terminate TCI’s independent auditors, to pre-approve their performance of audit services and permitted non-audit services, to approve all audit and non-audit fees, and to set guidelines for permitted non-audit services and fees. All fees for 2003 and 2002 were pre-approved by the Audit Committee or were within the pre-approved guidelines for permitted non-audit services and fees established by the Audit Committee, and there were no instances of waiver of approved requirements or guidelines during the same periods.

 

Under the Sarbanes-Oxley Act of 2002 (the “SO Act”), and the rules of the Securities and Exchange Commission (the “SEC”), the Audit Committee of the Board of Directors is responsible for the appointment, compensation and oversight of the work of the independent auditor. The purpose of the provisions of the SO Act and the SEC rules for the Audit Committee role in retaining the independent auditor is two-fold. First, the authority and responsibility for the appointment, compensation and oversight of the auditors should be with directors who are independent of management. Second, any non-audit work performed by the auditors should be reviewed and approved by these same independent directors to ensure that any non-audit services performed by the auditor do not impair the independence of the independent auditor. To implement the provisions of the SO Act, the SEC issued rules specifying the types of services that an independent may not provide to its audit client, and governing the Audit Committee’s administration of the engagement of the independent auditor. As part of this responsibility, the Audit Committee is required to preapprove the audit and non-audit services performed by the independent auditor in order to assure that they do not impair the auditor’s independence. Accordingly, the Audit Committee has adopted a preapproval policy of audit and non-audit services (the “Policy”), which sets forth the procedures and conditions pursuant to which services to be performed by the independent auditor are to be preapproved. Consistent with the SEC rules establishing two different approaches to preapproving non-prohibited services, the Policy of the Audit Committee covers Preapproval of audit services, audit-related services, international administration tax services, non-U.S. income tax compliance services, pension and benefit plan consulting and compliance services, and U.S. tax compliance and planning. At the beginning of each fiscal year, the Audit Committee will evaluate other known potential engagements of the independent auditor, including the scope of work proposed to be performed and the proposed fees, and the approval and rejection of each service, taking into account whether services are permissible under applicable law and the possible impact of each non-audit service on the independent auditor’s independence from management. Typically, in addition to the generally preapproved services, other services would include due diligence for an acquisition that may or may not have been known at the beginning of the year. The Audit Committee has also delegated to any member of the Audit Committee designated by the Board or the financial expert member of the Audit Committee responsibilities to preapprove services to be performed by the independent auditor not exceeding $25,000 in value or cost per engagement of audit and non-audit services, and such authority may only be exercised when the Audit Committee is not in session.

 

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PART IV

 

ITEM 15.    EXHIBITS,   FINANCIAL STATEMENTS, SCHEDULES, AND REPORTS ON FORM 8-K

 

  (a) The following documents are filed as part of this Report:

 

  1. Consolidated Financial Statements

 

Report of Independent Certified Public Accountants

 

Consolidated Balance Sheets—December 31, 2003 and 2002

 

Consolidated Statements of Operations—Years Ended December 31, 2003, 2002 and 2001

 

Consolidated Statements of Stockholders’ Equity—Years Ended December 31, 2003, 2002 and 2001

 

Consolidated Statements of Cash Flows—Years Ended December 31, 2003, 2002 and 2001

 

Notes to Consolidated Financial Statements

 

  2. Financial Statement Schedules

 

Schedule III—Real Estate and Accumulated Depreciation

 

Schedule IV—Mortgage Loans on Real Estate

 

All other schedules are omitted because they are not applicable or because the required information is shown in the Consolidated Financial Statements or the Notes thereto.

 

  3. Incorporated Financial Statements

 

Consolidated Financial Statements of Income Opportunity Realty Investors, Inc. (incorporated by reference to Item 8 of Income Opportunity Realty Investors, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2003).

 

Consolidated Financial Statements of American Realty Investors, Inc. (incorporated by reference to Item 8 of American Realty Investors, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2003).

 

  (b) Reports on Form 8-K: During the last quarter of the period covered by this report, the following reports on Form 8-K were filed on the dates indicated reporting the items set forth below:

 

Current Report on Form 8-K for event occurring on October 1, 2003 (dated October 14, 2003) reporting under Item 5 “Other Events and Regulation FD Disclosure.

 

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  (c) Exhibits

 

The following documents are filed as Exhibits to this Report:

 

Exhibit

Number


   

Description of Exhibit


3 .0   Articles of Incorporation of Transcontinental Realty Investors, Inc., (incorporated by reference to Exhibit No. 3.1 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 1991).
3 .1  

Certificate of Amendment to the Articles of Incorporation of Transcontinental Realty Investors, Inc.,

(incorporated by reference to the Registrant’s Current Report on Form 8-K, dated June 3, 1996).

3 .2   Certificate of Amendment of Articles of Incorporation of Transcontinental Realty Investors, Inc., dated October 10, 2000 (incorporated by reference to the Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2000).
3 .3   Articles of Amendment to the Articles of Incorporation of Transcontinental Realty Investors, Inc., setting forth the Certificate of Designations, Preferences and Rights of Series A Cumulative Convertible Preferred Stock, dated October 20, 1998 (incorporated by reference to Exhibit 3.1 to the Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 1998).
3 .4   Certificate of Designation of Transcontinental Realty Investors, Inc., setting for the Voting Powers, Designations, References, Limitations, Restriction and Relative Rights of Series B Cumulative Convertible Preferred Stock, dated October 23, 2000 (incorporation by reference to the Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2000).
3 .5   Certificate of Designation of Transcontinental Realty Investors, Inc., Setting for the Voting Powers, Designating, Preferences, Limitations, Restrictions and Relative Rights of Series C Cumulative Convertible Preferred Stock, dated September 28, 2001 (incorporated by reference to Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2001).
3 .6   Articles of Amendment to the Articles of Incorporation of Transcontinental Realty Investors, Inc. Decreasing the Number of Authorized Shares of and Eliminating Series B Preferred Stock dated December 14, 2001 (incorporated by reference to Exhibit 3.7 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2001).
3 .7   By-Laws of Transcontinental Realty Investors, Inc. (incorporated by reference to Exhibit No. 3.2 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 1991).
10 .0   Advisory Agreement dated as of October 1, 2003, between Transcontinental Realty Investors, Inc. and Prime Income Asset Management LLC (incorporated by reference to Exhibit 10.0 to the Registrant’s Current Report on Form 8-K for event occurring October 1, 2003).
21 .0*   Subsidiaries of the Registrant.
31 .0*   Rule 13a-14(a) Certification by Acting Principal Executive Officer and Chief Financial Officer.
32 .0*   Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

* Filed herewith.

 

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SIGNATURES

 

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

           

TRANSCONTINENTAL REALTY INVESTORS, INC.

Dated:  March 30, 2004

 

By:

 

/s/    RONALD E. KIMBROUGH        


           

Ronald E. Kimbrough

Executive Vice President and

Chief Financial Officer

(Principal Financial and Accounting Officer

and Acting Principal Executive Officer)

 

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 date indicated.

 

Signature


  

Title


 

Date


/s/    TED P. STOKELY        


Ted P. Stokely

  

Chairman of the Board and Director

  March 30, 2004

/s/    HENRY A. BUTLER        


Henry A. Butler

  

Director

  March 30, 2004

/s/    MARTIN L. WHITE        


Martin L. White

  

Director

  March 30, 2004

/s/    TED R. MUNSELLE        


Ted R. Munselle

  

Director

  March 30, 2004

/s/    SHARON HUNT        


Sharon Hunt

  

Director

  March 30, 2004

/s/    RONALD E. KIMBROUGH        


Ronald E. Kimbrough

  

Executive Vice President and Chief Financial Officer (Principal Financial and Accounting Officer and Acting Principal Executive Officer)

  March 30, 2004

 

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ANNUAL REPORT ON FORM 10-K

EXHIBIT INDEX

 

For the Year Ended December 31, 2003

 

Exhibit
Number


   

Description of Exhibit


3.0     Articles of Incorporation of Transcontinental Realty Investors, Inc., (incorporated by reference to Exhibit No. 3.1 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 1991).
3.1    

Certificate of Amendment to the Articles of Incorporation of Transcontinental Realty Investors, Inc.,

(incorporated by reference to the Registrant’s Current Report on Form 8-K, dated June 3, 1996).

3.2     Certificate of Amendment of Articles of Incorporation of Transcontinental Realty Investors, Inc., dated October 10, 2000 (incorporated by reference to the Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2000).
3.3     Articles of Amendment to the Articles of Incorporation of Transcontinental Realty Investors, Inc., setting forth the Certificate of Designations, Preferences and Rights of Series A Cumulative Convertible Preferred Stock, dated October 20, 1998 (incorporated by reference to Exhibit 3.1 to the Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 1998).
3.4     Certificate of Designation of Transcontinental Realty Investors, Inc., setting for the Voting Powers, Designations, References, Limitations, Restriction and Relative Rights of Series B Cumulative Convertible Preferred Stock, dated October 23, 2000 (incorporation by reference to the Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2000).
3.5     Certificate of Designation of Transcontinental Realty Investors, Inc., Setting for the Voting Powers, Designating, Preferences, Limitations, Restrictions and Relative Rights of Series C Cumulative Convertible Preferred Stock, dated September 28, 2001 (incorporated by reference to Registrant’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2001).
3.6     Articles of Amendment to the Articles of Incorporation of Transcontinental Realty Investors, Inc. Decreasing the Number of Authorized Shares of and Eliminating Series B Preferred Stock dated December 14, 2001 (incorporated by reference to Exhibit 3.7 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2001).
3.7     By-Laws of Transcontinental Realty Investors, Inc. (incorporated by reference to Exhibit No. 3.2 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 1991).
10.0     Advisory Agreement dated as of October 1, 2003, between Transcontinental Realty Investors, Inc. and Prime Income Asset Management LLC (incorporated by reference to Exhibit 10.0 to the Registrant’s Current Report on Form 8-K for event occurring October 1, 2003).
21.0 *   Subsidiaries of the Registrant.
31.0 *   Rule 13a-14(a) Certification by Acting Principal Executive Officer and Chief Financial Officer.
32.0 *   Certification Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

 

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