Tender-Offer Statement — Third-Party Tender Offer — Schedule 14D-1
Filing Table of Contents
Document/Exhibit Description Pages Size
1: SC 14D1 Tender-Offer Statement -- Third-Party Tender Offer 11 38K
2: EX-1.(A) Exhibit (A)(1) 91 443K
3: EX-2.(A) Exhibit (A)(2) 15 64K
4: EX-3.(A) Exhibit (A)(3) 4 14K
5: EX-4.(A) Exhibit (A)(4) 3 13K
6: EX-5.(A) Exhibit (A)(5) 2 14K
7: EX-6.(A) Exhibit (A)(6) 4 17K
8: EX-7.(A) Exhibit (A)(7) 4 15K
9: EX-8.(A) Exhibit (A)(8) 1 7K
10: EX-8.(C)1 Exhibit (C)(1) 4 17K
Exhibit (a)(1)
Offer to Purchase for Cash
Up to 10 Million Depositary Units
Representing Limited Partner Interests
in
AMERICAN REAL ESTATE PARTNERS, L.P.
(CUSIP: 029169109)
for
$10.50 Net Per Unit
by
LEYTON LLC
|-------------------------------------------------------|
|THE OFFER, WITHDRAWAL RIGHTS AND PRORATION PERIOD WILL |
| EXPIRE AT 12:00 MIDNIGHT, NEW YORK CITY TIME, |
| ON DECEMBER 18, 1998, UNLESS THE OFFER IS EXTENDED. |
|-------------------------------------------------------|
IMPORTANT
Leyton LLC, a Delaware limited liability company (the "Purchaser"), is
offering to purchase up to 10 million of the outstanding depositary units
representing limited partner interests ("Units") in American Real Estate
Partners, L.P., a Delaware limited partnership (the "Partnership"), at a
purchase price of $10.50 per Unit (the "Purchase Price"), net to the seller in
cash, without interest, upon the terms and subject to the conditions set forth
in the Offer to Purchase and in the related Letter of Transmittal, including the
Instructions thereto, as it may be supplemented or amended from time to time
(the "Letter of Transmittal" which, collectively with the Offer to Purchase,
constitute the "Offer"). As a result of the relationship of Carl C. Icahn,
Beckton Corp. and High Coast Limited Partnership with the Purchaser each of them
may be deemed to be a "co-bidder" with the Purchaser. Holders of Units
("Holders") who tender their Units will not be obligated to pay any sales
commissions. The 10 million Units sought represent approximately 21.7% of the
total units outstanding as of November 1, 1998.
Holders are urged to consider the following factors:
* The Purchaser's sole member, High Coast Limited Partnership, a
Delaware limited partnership ("High Coast") has a majority
interest in the Partnership and is an affiliate of and is
under common control with the Partnership's general partner,
American Property Investors, Inc. ("API"). Mr. Icahn, as the
indirect owner of more than 99% of the ownership interest in
API and the Purchaser, respectively, has substantial conflicts
of interest with respect to the Offer. Additionally, as a
result the position of Mr. Icahn, the Purchaser has access to
certain non-public information regarding the Partnership.
* The last sales price of the Units on the last full trading day
prior to the date of announcement of the Offer, as reported by
the New York Stock Exchange ("NYSE") Composite Tape (as
reported by The Wall Street Journal) was $7 1/4 per Unit. (See
Section 12 - "Price Range of Units"). As of November 1, 1998,
the liquidation value of the Partnership's assets was
estimated by the Purchaser to be $18.36 per Unit or $16.45 per
Unit on a fully diluted basis. The Purchaser's analysis of
liquidation value described herein is merely theoretical,
assumes the availability of a willing buyer and may not itself
reflect the value of the Units because, among
other things: (i) there is no assurance that any such
liquidation could occur in the foreseeable future; and (ii)
any liquidation in which the estimated values contemplated
herein might be realized could take an extended period of time
(at least a year and quite possibly significantly longer, with
the exception of cash and marketable securities) during which
the Partnership and its partners would continue to be exposed
to the risk of fluctuations in asset values because of
changing market conditions and other factors. (See Section 13
- "Purchase Price Considerations").
* The Purchase Price was established by the Purchaser and is not
the result of arm's length negotiations.
* No independent person has been retained by the Purchaser to
evaluate or render any opinion with respect to the fairness of
the Purchase Price.
* The Purchaser (which is an affiliate of and is under common
control with the Partnership's general partner, API) is making
the Offer with a view to making a profit. Accordingly, there
is a conflict between the desire of the Purchaser to purchase
Units at a low price and the desire of the Holders to sell
their Units at a high price.
THE OFFER IS NOT CONDITIONED UPON ANY MINIMUM AMOUNT OF UNITS BEING
TENDERED. THE OFFER IS SUBJECT TO CERTAIN CONDITIONS. If, as of the Expiration
Date (as defined in Section 1 - "Terms of the Offer; Expiration Date;
Proration"), more than 10 million Units are validly tendered and not properly
withdrawn, the Purchaser will accept for purchase on a pro rata basis only 10
million Units, subject to the term and conditions set forth herein. (See Section
14 - "Conditions of the Offer").
Any Holder desiring to tender all or any portion of such Holder's Units
should either: (i) complete and sign the Letter of Transmittal (or a manually
signed facsimile thereof) in accordance with the instructions in the Letter of
Transmittal and mail or deliver the Letter of Transmittal (or such manually
signed facsimile) together with the depositary receipt evidencing the tendered
Units and any other required documents to the Depositary (as defined below), or
tender such Units pursuant to the procedures for book-entry transfer set forth
in Section 3 "Procedure for Tendering Units"; or (ii) request such Holder's
broker, dealer, commercial bank, trust company or other nominee to effect the
transaction for such Holder. A Holder whose Units are registered in the name of
a broker, dealer, commercial bank, trust company or other nominee must contact
such broker, dealer, commercial bank, trust company or other nominee if such
Holder desires to tender such Units.
Questions and requests for assistance or for additional copies of the
Offer to Purchase and the Letter of Transmittal may be directed to the
Information Agent (as defined below) at the address and telephone number set
forth below and on the back cover of the Offer to Purchase. No soliciting dealer
fees or other payments to brokers for tenders are being paid by the Purchaser.
For More Information or for Further Assistance,
Please Call the Information Agent:
BEACON HILL PARTNERS, INC.
90 Broad Street
New York, New York 10004
(212) 843-8500 (Collect)
or
(800) 792-2829 (Toll Free)
[Enlarge/Download Table]
TABLE OF CONTENTS
Page
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INTRODUCTION......................................................................................................1
SECTION 1. TERMS OF THE OFFER; EXPIRATION DATE; PRORATION.........................................3
SECTION 2. ACCEPTANCE FOR PAYMENT AND PAYMENT FOR UNITS...........................................4
SECTION 3. PROCEDURE FOR TENDERING UNITS..........................................................6
SECTION 4. WITHDRAWAL RIGHTS......................................................................8
SECTION 5. EXTENSION OF TENDER PERIOD; TERMINATION; AMENDMENT.....................................9
SECTION 6. CERTAIN FEDERAL INCOME TAX CONSEQUENCES TO HOLDERS....................................10
SECTION 7. EFFECTS OF THE OFFER..................................................................12
SECTION 8. FUTURE PLANS OF THE PURCHASER.........................................................13
SECTION 9. CERTAIN INFORMATION CONCERNING THE PARTNERSHIP........................................14
SECTION 10. INFORMATION CONCERNING THE PURCHASER AND CERTAIN
AFFILIATES OF THE PURCHASER.........................................................22
SECTION 11. SOURCE OF FUNDS.......................................................................27
SECTION 12. PRICE RANGE OF UNITS..................................................................29
SECTION 13. PURCHASE PRICE CONSIDERATIONS.........................................................29
SECTION 14. CONDITIONS OF THE OFFER...............................................................32
SECTION 15. INTEREST IN THE SECURITIES OF THE PARTNERSHIP.........................................34
SECTION 16. CERTAIN LEGAL MATTERS.................................................................34
SECTION 17. FEES AND EXPENSES.....................................................................35
SECTION 18. MISCELLANEOUS.........................................................................35
SCHEDULE I
DESCRIPTION OF REAL ESTATE.............................................................................I-1
SCHEDULE II
EXECUTIVE OFFICERS AND DIRECTOR OF BECKTON CORP. .....................................................II-1
i
To the Holders of Depositary
Units Representing Limited Partner
Interests in American Real Estate Partners, L.P.
INTRODUCTION
The Purchaser hereby offers to purchase up to 10 million Units at a
purchase price of $10.50 per Unit (the "Purchase Price"), net to the seller in
cash, upon the terms and subject to the conditions set forth in the Offer.
Holders who tender their Units in response to the Offer will not be obligated to
pay any sales commissions. The Purchaser has retained Beacon Hill Partners, Inc.
to act as Information Agent (the "Information Agent") and Harris Trust Company
of New York to act as Depositary (the "Depositary") in connection with the
Offer. The Purchaser will pay all charges and expenses in connection with the
services of the Information Agent and the Depositary. The Offer is not
conditioned on any minimum number of Units being tendered.
Some Factors To Be Considered By Holders. In considering the Offer,
Holders may wish to consider the following:
* The Purchaser's sole member, High Coast has a majority
interest in the Partnership and is an affiliate of and is
under common control with the Partnership's general partner,
API. Mr. Icahn, as the indirect owner of substantially all of
the ownership interest in API and the Purchaser, respectively,
has substantial conflicts of interest with respect to the
Offer. Additionally, as a result the position of Mr. Icahn,
the Purchaser has access to certain non-public information
regarding the Partnership.
* The last sales price of the Units on the last full trading day
prior to the date of the announcement of the Offer, as
reported by the New York Stock Exchange Composite Tape (as
reported by The Wall Street Journal) was $7 1/4 per Unit. (See
Section 12 - "Price Range of Units"). As of November 1, 1998,
the liquidation value of the Partnership's assets was
estimated by the Purchaser to be $18.36 per Unit or $16.45 per
Unit on a fully diluted basis.1 The Purchaser's analysis of
liquidation value described herein is merely theoretical,
assumes the availability of a willing buyer and may not itself
reflect the value of the Units because, among other things:
(i) there is no assurance that any such liquidation could
occur in the foreseeable future; and (ii) any liquidation in
which the estimated values contemplated herein might be
realized could take an extended period of time (at least a
year and quite possibly significantly longer with the
exception of cash and marketable securities) during which the
Partnership and its partners would continue to be exposed to
the risk of fluctuations in asset values because of changing
market conditions and other factors. (See Section 13 -
"Purchase Price Considerations").
* The Purchaser Price was established by the Purchaser and is
not the result of arm's length negotiations.
* No independent person has been retained by the Purchaser to
evaluate or render any opinion with respect to the fairness of
the Purchase Price.
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1 In estimating the diluted liquidation value per Unit in the Offer, the
Purchaser divided the estimated net liquidation value attributable to
limited partner interests by the number of Units and Unit equivalents
outstanding. For this purpose, Preferred Units (as defined below) were
treated as Unit equivalents based on the methodology for the redemption
of Preferred Units in exchange for Units as set forth in the
Partnership Agreement (as defined below).
* The Purchaser (which is an affiliate of and is under common
control with the Partnership's general partner, API) is making
the Offer with a view to making a profit. Accordingly, there
is a conflict between the desire of the Purchaser to purchase
Units at a low price and the desire of the Holders to sell
their Units at a high price.
* Entities directly or indirectly owned by Mr. Icahn that are
under common control or members of a controlled group, in each
case within the meaning of Section 4001 of the Employee
Retirement Income Security Act of 1974, as amended ("ERISA")
and Section 414 of the Internal Revenue Code of 1986, as
amended (the "Code") and the rules and regulations promulgated
thereunder (the "Controlled Group"), are subject to liability
under ERISA and the Code. If more than approximately 4.4
million Units are tendered to the Purchaser and accepted for
payment, the Partnership may be deemed to be included in the
Controlled Group. If the Partnership is deemed to be a member
of the Controlled Group, it would become jointly and severally
liable with the members of that group for potential pension
plan minimum funding and termination liabilities and would be
subject to certain advance reporting requirements to the
Pension Benefit Guaranty Corporation ("PBGC"). If the
Purchaser acquires pursuant to the Offer a number of Units
such that the Partnership is deemed to be a member of the
Controlled Group, Starfire Holding Corporation, a Delaware
corporation ("Starfire") which is directly 100% owned by Mr.
Icahn, has undertaken to indemnify the Partnership from losses
resulting from any imposition of such termination or minimum
funding liabilities on the Partnership or its assets. (See
Section 10 - "Information Concerning the Purchaser and Certain
Affiliates of the Purchaser; Pension Liability
Considerations").
* Holders may no longer wish to continue with their investment
in the Partnership for a number of reasons, including:
The Offer represents a premium over the current
market price for Units. (See Section 12 - "Price
Range of Units").
The Offer will provide Holders with an immediate
opportunity to liquidate their investment in the
Partnership without the usual transaction costs
associated with market sales.
Holders may disagree (and in the past certain Holders
have communicated to the Partnership indicating they
do disagree) with the Partnership's stated position
regarding distributions and the use of cash. The
Partnership has stated its belief in its public
filings that excess cash should be used to enhance
long-term Holder value through investments in assets
and companies with assets undervalued by the market.
(See Section 13 - "Purchase Price Considerations").
The Offer gives Holders the ability to make an
individual determination on whether to tender their
Units at the Purchase Price.
The Offer may be attractive to certain Holders who
wish in the future to avoid the expenses, delays and
complications in filing complex income tax returns
which result from an ownership of Units.
To the extent that any losses recognized by Holders
for tax purposes with respect to the Partnership in
prior years were considered "suspended" losses from a
passive activity, such losses may, depending on a
Holder's particular circumstances, be available to
2
offset all or a portion of any gain recognized by
such Holder on the sale of Units. (See Section 6 -
"Certain Federal Income Tax Consequences to
Holders").
Holders should consult with their respective advisors about the
financial, tax, legal and other implications of accepting the Offer. Holders are
urged to read the Offer to Purchase and the related materials carefully and in
their entirety before deciding whether to tender their Units.
The Purchaser makes no recommendation to any Holder as to whether to
tender or to refrain from tendering Units.
The Purchaser reserves the right to transfer or assign, in whole or
from time to time in part, to one or more persons, the right to purchase Units
tendered pursuant to the Offer, but any such transfer or assignment will not
relieve the Purchaser of its obligations under the Offer or prejudice the rights
of tendering Holders to receive payment for Units validly tendered and accepted
for payment pursuant to the Offer.
The Purchaser. The Purchaser is a Delaware limited liability company,
formed in November, 1998. The sole member of the Purchaser is High Coast Limited
Partnership, a Delaware limited partnership ("High Coast"). The general partner
of High Coast, Beckton Corp., a Delaware corporation ("Beckton"), is directly
100% owned by Mr. Icahn and the limited partners of High Coast, ACF Industries,
Incorporated, a New Jersey corporation, ("ACF") and Tortoise Corp., a New York
corporation, ("Tortoise") are each indirectly, more than 99% owned by Mr. Icahn.
The Purchaser's principal office is located at 100 South Bedford Road, Mt.
Kisco, N.Y. 10549.
Conditions. The Offer is not conditioned on any minimum number of Units
being tendered. Certain other conditions, however, do apply. (See Section 14 -
"Conditions of the Offer").
Outstanding Units. As of November 1, 1998, there were 46,098,284 Units
issued and outstanding, which were held of record by approximately 15,000
Holders. High Coast beneficially owns 31,515,044 Units. (See Section 15 -
"Interest in the Securities of the Partnership").
Additional Information. The Partnership is subject to the information
and reporting requirements of the Securities Exchange Act of 1934, as amended
(the "Exchange Act"), and in accordance therewith is required to file reports
and other information with the Commission relating to its business, financial
condition and other matters. Such reports and other information may be inspected
at the public reference facilities maintained by the Commission at Room 1024,
Judiciary Plaza, 450 Fifth Street, N.W., Washington, D.C. 20549, and are
available for inspection and copying at the regional offices of the Commission
located in Northwestern Atrium Center, 500 West Madison Street, Suite 1400,
Chicago, Illinois 60661 and at 7 World Trade Center, 13th Floor, New York, New
York 10048 and at the Commission's World Wide Website at http://www.sec.gov.
Copies of such material can also be obtained from the Public Reference Room of
the Commission in Washington, D.C. at prescribed rates. In addition, the
Purchaser will provide such material to Holders upon request at the cost of the
Purchaser.
SECTION 1. TERMS OF THE OFFER; EXPIRATION DATE; PRORATION.
Upon the terms and subject to the conditions of the Offer, the
Purchaser will accept (and thereby purchase) up to 10 million Units that are
validly tendered on or prior to the Expiration Date and not withdrawn in
accordance with the procedures set forth in Section 4 - "Withdrawal Rights". For
purposes of the Offer, the term "Expiration Date" shall mean 12:00 midnight, New
York City time, on December 18, 1998, unless the Purchaser in its sole
discretion shall have extended the period of time for which the Offer is open,
in which event the term "Expiration Date" shall mean the latest time and date on
which the Offer, as extended by the Purchaser,
3
shall expire. See Section 5 - "Extension of Tender Period; Termination;
Amendment", for a description of the Purchaser's right to extend the period of
time during which the Offer is open and to amend or terminate the Offer.
If, prior to the Expiration Date, the Purchaser increases the
consideration offered to Holders pursuant to the Offer, the increased
consideration will be paid for all Units accepted for payment pursuant to the
Offer, whether or not the Units were tendered prior to the increase in
consideration.
If more than 10 million Units are validly tendered and not properly
withdrawn on or prior to the Expiration Date, the Purchaser will, upon the terms
and subject to the conditions of the Offer, accept for payment and pay for an
aggregate of 10 million of the Units so tendered, pro rata according to the
number of Units validly tendered by each Holder and not properly withdrawn on or
prior to the Expiration Date, with appropriate adjustments to avoid purchase of
fractional Units. If the number of Units validly tendered and not properly
withdrawn on or prior to the Expiration Date is less then or equal to 10 million
Units, the Purchaser will purchase all Units so tendered and not properly
withdrawn, upon the terms and subject to the conditions of the Offer, subject to
the adjustments referred to in the preceding sentence.
If proration of tendered Units is required, because of the difficulty
of determining the number of Units validly tendered and not withdrawn, the
Purchaser may not be able to announce the final results of such proration until
at least approximately seven business days after the Expiration Date. Subject to
the Purchaser's obligation under Rule 14e-1(c) under the Exchange Act to pay
Holders the Purchase Price in respect of Units tendered or return those Units
promptly after the termination of withdrawal of the Offer, the Purchaser does
not intend to pay for any Units accepted for payment pursuant to the Offer until
the final proration results are known. NOTWITHSTANDING ANY SUCH DELAY IN
PAYMENT, NO INTEREST WILL BE PAID ON THE PURCHASE PRICE.
The Offer is conditioned on satisfaction of certain conditions. See
Section 14 - "Conditions of the Offer", which sets forth in full the conditions
of the Offer. Except as otherwise specified in Section 14 hereof, the Purchaser
reserves the right (but in no event shall be obligated), in its sole discretion,
to waive any or all of those conditions. If, on or prior to the Expiration Date,
any or all of the conditions have not been satisfied or waived, the Purchaser
reserves the right to: (i) decline to purchase any of the Units tendered,
terminate the Offer and return all tendered Units to tendering Holders; (ii)
waive all the unsatisfied conditions (subject to the terms of Section 14 hereof)
and, subject to complying with applicable rules and regulations of the
Commission, purchase all Units validly tendered; (iii) extend the Offer and,
subject to the right of Holders to withdraw Units until the Expiration Date,
retain the Units that have been tendered during the period or periods for which
the Offer is extended; and (iv) amend the Offer.
The Partnership has provided the Purchaser with a list of Holders for
the purpose of making the Offer, and the Offer to Purchase, the Letter of
Transmittal and, if required, any other relevant materials are being mailed to
the Holders to the extent their names and addresses are on such list.
SECTION 2. ACCEPTANCE FOR PAYMENT AND PAYMENT FOR UNITS.
Upon the terms and subject to the conditions of the Offer, the
Purchaser will purchase by accepting for payment and will pay for Units validly
tendered and not withdrawn in accordance with the procedures specified in
Section 4 - "Withdrawal Rights", as promptly as practicable following the
Expiration Date. A tendering beneficial owner of Units whose Units are owned of
record by an Individual Retirement Account or other qualified plan will not
receive direct payment of the Purchase Price; rather, payment will be made to
the custodian of such account or plan.
4
In all cases, payment for Units tendered and accepted for payment
pursuant to the Offer will be made only after timely receipt by the Depositary
of: (i) the depositary receipts evidencing such Units (the "Depositary
Receipts,") or timely confirmation (a "Book-Entry Confirmation") of a book-entry
transfer of such Units, if such procedure is available, into the Depositary's
account at The Depositary Trust Company (the "Book-Entry Transfer Facility")
pursuant to the procedures set forth in Section 3; (ii) the Letter of
Transmittal (or a facsimile thereof), properly completed and duly executed with
the required signature guarantees, if any, or an Agent's Message (as defined
below) in connection with a book-entry transfer; and (iii) any other documents
required by the Letter of Transmittal.
The term "Agent's Message" means a message from the Book-Entry Transfer
Facility transmitted to, and received by, the Depositary forming a part of a
Book-Entry Confirmation, which states that the Book-Entry Transfer Facility has
received an express acknowledgment from the participant in the Book-Entry
Transfer Facility tendering the Units that are the subject of the Book-Entry
Confirmation that: (i) the participant has received and agrees to be bound by
the terms of the Letter of Transmittal and (ii) the Purchaser may enforce such
agreement against the participant.
For purposes of the Offer, the Purchaser will be deemed to have
accepted for payment (and thereby purchased) Units validly tendered and not
properly withdrawn if, as and when the Purchaser gives oral or written notice to
the Depositary of the Purchaser's acceptance of such Units for payment pursuant
to the Offer. Upon the terms and subject to the conditions of the Offer, payment
for Units accepted for payment pursuant to the Offer will be made by deposit of
the purchase price therefor with the Depositary, which will act as agent for
tendering shareholders for the purpose of receiving payments from the Purchaser
and transmitting those payments to Holders whose Units have been accepted for
payment. Under no circumstances will interest on the purchase price for Units be
paid, regardless of any extension of the Offer or any delay in making such
payment.
If any tendered Units are not purchased for any reason, the Letter of
Transmittal shall be effective to transfer to the Purchaser only that number of
the Holder's Units as is accepted for payment and thereby purchased by the
Purchaser. If, for any reason, acceptance for payment of, or payment for, any
Units tendered pursuant to the Offer is delayed or the Purchaser is unable to
accept for payment, purchase or pay for Units tendered pursuant to the Offer,
then, without prejudice to the Purchaser's rights under Section 14 - "Conditions
of the Offer", the Depositary may, nevertheless, on behalf of the Purchaser
retain tendered Units, and those Units may not be withdrawn except to the extent
that the tendering Holders are entitled to withdrawal rights as described in
Section 4 - "Withdrawal Rights"; subject, however, to the Purchaser's obligation
under Rule 14e-1(c) under the Exchange Act to pay Holders the Purchase Price in
respect of Units tendered or return those Units promptly after termination or
withdrawal of the Offer.
If any tendered Units are not accepted for payment for any reason or if
Depositary Receipts are submitted for more Units than are tendered, Depositary
Receipts evidencing unpurchased or untendered Units will be returned (or, in the
case of Units tendered by book-entry transfer into the Depositary's account at
the Book-Entry Transfer Facility pursuant to the procedures set forth in Section
3, such Units will be credited to an account maintained at the Book-Entry
Facility), without expense to the tendering shareholder, as promptly as
practicable following the expiration, termination or withdrawal of the Offer.
The Purchaser reserves the right to transfer or assign, in whole or
from time to time in part, to one or more persons, the right to purchase Units
tendered pursuant to the Offer, but any such transfer or assignment will not
relieve the Purchaser of its obligations under the Offer or prejudice the rights
of tendering Holders to receive payment for Units validly tendered and accepted
for payment pursuant to the Offer.
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SECTION 3. PROCEDURE FOR TENDERING UNITS.
Valid Tender. Except as set forth below, in order for Units to be
validly tendered pursuant to the Offer, the Letter of Transmittal (or a manually
signed facsimile thereof), properly completed and duly executed, together with
the required signature guarantees, or an Agent's Message in connection with a
book-entry delivery of Units, and any other documents required by the Letter of
Transmittal, must be received by the Depositary at one of its addresses set
forth on the back cover of this Offer to Purchase on or prior to the Expiration
Date and either: (i) Depositary Receipts evidencing tendered Units must be
received by the Depositary at such address or such Units must be tendered
pursuant to the procedure for book-entry transfer described below and a
Book-Entry Confirmation must be received by the Depositary, in each case on or
prior to the Expiration Date; or (ii) the guaranteed delivery procedures
described below must be complied with. Tender of fractional Units will not be
permitted, except by a Holder who is tendering all of the Units owned by that
Holder. No alternative, conditional or contingent tenders will be accepted.
Book-Entry Transfer. The Depositary will establish an account with
respect to the Units at the Book- Entry Transfer Facility for purposes of the
Offer within two business days after the date of this Offer to Purchase. Any
financial institution that is a participant in the system of the Book-Entry
Transfer Facility may make book-entry delivery of Units by causing the
Book-Entry Transfer Facility to transfer such Units into the Depositary's
account at the Book-Entry Transfer Facility in accordance with the Book-Entry
Transfer Facility's procedures for such transfer. However, although delivery of
Units may be effected through book-entry transfer at the Book- Entry Transfer
Facility, the Letter of Transmittal (or a manually signed facsimile thereof),
properly completed and duly executed, together with any required signature
guarantees, or an Agent's Message in connection with a book-entry transfer, and
any other documents required by the Letter of Transmittal, must in any case be
received by the Depositary at one of its addresses set forth on the back cover
of this Offer to Purchase on or prior to the Expiration Date, or the guaranteed
delivery procedures described below must be complied with. Delivery of documents
to the Book-Entry Transfer Facility in accordance with the Book-Entry Transfer
Facility's procedures does not constitute delivery to the Depositary.
THE METHOD OF DELIVERY OF DEPOSITARY RECEIPTS AND ALL OTHER REQUIRED
DOCUMENTS, INCLUDING DELIVERY THROUGH THE BOOK-ENTRY TRANSFER FACILITY, IS AT
THE OPTION AND RISK OF THE TENDERING HOLDER AND THE DELIVERY WILL BE DEEMED MADE
ONLY WHEN ACTUALLY RECEIVED BY THE DEPOSITARY (INCLUDING, IN THE CASE OF
BOOK-ENTRY TRANSFER, BY BOOK-ENTRY CONFIRMATION). IF DELIVERY IS BY MAIL,
REGISTERED MAIL WITH RETURN RECEIPT REQUESTED, PROPERLY INSURED, IS RECOMMENDED.
IN ALL CASES, SUFFICIENT TIME SHOULD BE ALLOWED TO ENSURE TIMELY DELIVERY.
Signature Guarantees. No signature guarantee is required if either: (a)
the Letter of Transmittal is signed by the registered holder of the Units (which
term, for purposes hereof, shall include any participant in the Book-Entry
Transfer Facility whose name appears on a security position listing as the owner
of such Units) tendered hereby and payment and delivery are to be made directly
to such owner and such owner has not completed the box entitled "Special Payment
Instructions" or the box entitled "Special Delivery Instructions" in the Letter
of Transmittal; or (b) such Units are tendered for the account of a bank,
broker, dealer, credit union, savings association or other entity which is a
member in good standing of the Securities Transfer Agents Medallion Program
(each of the foregoing constituting an "Eligible Institution").
If the Depositary Receipts are registered in the name of a person other
than the signer of the Letter of Transmittal, or if payment is to be made to a
person other then the registered holder, the Depositary Receipts must be
endorsed or accompanied by appropriate stock powers, in either case, signed
exactly as the name of the
6
registered holder appears on such depositary receipt, with the signatures on
each certificate or stock powers guaranteed as aforesaid.
If Depositary Receipts are forwarded separately to the Depositary, a
properly completed and duly executed Letter of Transmittal (or a manually signed
facsimile thereof) must accompany each such delivery.
Guaranteed Delivery. If a Holder desires to tender Units pursuant to
the Offer and such Holder's Depositary Receipts are not immediately available,
or such stockholder cannot deliver the Depositary Receipts and all other
required documents to reach the Depositary on or prior to the Expiration Date,
or such Holder cannot complete the procedure for delivery by book-entry transfer
on a timely basis, such Depositary Receipts may nevertheless be tendered,
provided that all of the following conditions are satisfied:
(i) such tender is made by or through an Eligible Institution;
(ii) a properly completed and duly executed Notice of
Guaranteed Delivery substantially in the form made available by the
Purchaser is received by the Depositary as provided below on or prior
to the Expiration Date; and
(iii) the Depositary Receipts (or a Book-Entry Confirmation),
representing all tendered Units in proper form for transfer, together
with the Letter of Transmittal (or a manually signed facsimile thereof)
properly completed and duly executed, with any required signature
guarantees (or, in the case of a book-entry transfer, an Agent's
Message) and any other documents required by the Letter of Transmittal
are received by the Depositary within three NYSE trading days after the
date of execution of such Notice of Guaranteed Delivery.
The Notice of Guaranteed Delivery may be delivered by hand or
transmitted by facsimile transmission or mail to the Depositary and must include
a guarantee by an Eligible Institution and a representation that the Holder owns
the Units tendered within the meaning of, and that the tender of the Units
effected thereby complies with, Rule 14e-4 under the Exchange Act, each in the
form set forth in such Notice of Guaranteed Delivery.
Notwithstanding any other provision hereof, payment for Units accepted
for payment pursuant to the Offer will in all cases be made only after timely
receipt by the Depositary of Depositary Receipts for, or of Book- Entry
Confirmation with respect to, such Units, a properly completed and duly executed
Letter of Transmittal (or a manually signed facsimile thereof), together with
any required signature guarantees (or, in the case of a book-entry transfer, an
Agent's Message), and any other documents required by the Letter of Transmittal.
Appointment As Proxy. By executing a Letter of Transmittal, a tendering
Holder irrevocably appoints the Purchaser, and any designees of the Purchaser as
the Holder's true and lawful agents and attorneys-in-fact and proxies, in the
manner set forth in the Letter of Transmittal, each with full power of
substitution, to the full extent of the Holders's rights with respect to the
Units tendered by the Holder and accepted for payment by the Purchaser. The
Purchaser, and the designees of the Purchaser will, as to those Units, be
empowered to exercise all voting and other rights with respect to such Units,
including, without limitation, to assign such power of proxy and/or
power-of-attorney to any person without assigning the related Units with respect
to which the such proxy and power-of-attorney was granted, to deliver such Units
and transfer ownership of such Units on the Partnership books maintained by the
general partners of the Partnership, to become a substituted Holder and to
receive all benefits and otherwise exercise all rights of beneficial ownership
of such Units and as a Holder of the Partnership, all in accordance with the
terms of the Offer. Each such power of attorney and proxy shall be considered
coupled with an interest in the tendered Units and is irrevocable. Such
appointment is subject to and effective upon acceptance for payment of the Units
tendered by the Holder. Upon such acceptance for payment, all prior proxies
given by the Holder with respect to the Units will, without further action, be
revoked, and no subsequent proxies
7
may be given (and if given will not be effective). The Purchaser reserves the
right to require that, in order for Units to be deemed validly tendered,
immediately upon the Purchaser's acceptance for payment of the Units, the
Purchaser must be able to exercise full voting rights with respect to the Units,
including voting at any meeting of Holders then scheduled or acting by written
consent without a meeting. By executing the Letter of Transmittal, a tendering
holder of Units agrees to execute all such documents and take such other actions
as shall be reasonably required to enable the Units tendered to be voted in
accordance with the directions of the Purchaser.
Determination Of Validity; Rejection Of Units; Waiver Of Defects; No
Obligation To Give Notice Of Defects. All questions as to the validity, form,
eligibility (including time of receipt) and acceptance for payment of any tender
of Units pursuant to the Offer will be determined by the Purchaser, in its sole
discretion, which determination shall be final and binding on all parties. The
Purchaser reserves the absolute right to reject any or all tenders of any
particular Units determined by it not to be in proper form or if the acceptance
of or payment for those Units may, in the opinion of the Purchaser's counsel, be
unlawful. The Purchaser also reserves the absolute right to waive or amend any
of the conditions of the Offer that it is legally permitted to waive as to the
tender of any particular Units and to waive any defect or irregularity in any
tender with respect to any particular Units of any particular Holder. The
Purchaser's interpretation of the terms and conditions of the Offer (including
the Letter of Transmittal) will be final and binding on all parties. No tender
of Units will be deemed to have been validly made unless and until all defects
and irregularities have been cured or waived. Neither the Purchaser, the
Depositary nor any other person will be under any duty to give notification of
any defects or irregularities in the tender of any Units or will incur any
liability for failure to give any such notification.
Backup Federal Income Tax Withholding. To prevent the possible
application of backup federal income tax withholding of 31% with respect to
payment of the Purchase Price, a tendering Holder must provide the Purchaser
with the Holder's correct taxpayer identification number by completing the
Substitute Form W-9 included in the Letter of Transmittal. (See Section 6 -
"Certain Federal Income Tax Consequences to Holders" and the Instructions to the
Letter of Transmittal.)
FIRPTA Withholding. To prevent the withholding of federal income tax in
an amount equal to 10% of the amount of the Purchase Price plus Partnership
liabilities allocable to each Unit purchased, each tendering Holder must
complete the FIRPTA Affidavit included in the Letter of Transmittal certifying
the Holder's taxpayer identification number and address and that the Holder is
not a foreign person. ( See Section 6 - "Certain Federal Income Tax Consequences
to Holders" and the Instructions to the Letter of Transmittal).
A tender of Units pursuant to any of the procedures described above and
the acceptance for payment of such Units will constitute a binding agreement
between the tendering Holder and the Purchaser on the terms set forth in the
Offer.
SECTION 4. WITHDRAWAL RIGHTS.
Tenders of Units pursuant to the Offer are irrevocable, except that
Units tendered pursuant to the Offer may be withdrawn at any time prior to the
Expiration Date and, unless already accepted for payment as provided in the
Offer to Purchase, may also be withdrawn at any time after January 18, 1999.
For a withdrawal to be effective, a written or facsimile transmission
notice of withdrawal must be timely received by the Depositary at the addresses
set forth on the back cover of the Offer to Purchase. Any notice of withdrawal
must specify the name of the person who tendered the Units to be withdrawn, the
number of Units to be withdrawn and the name of the registered holder, if
different from that of the person who tendered such Units. If Depositary
Receipts evidencing Units to be withdrawn have been delivered or otherwise
identified to the Depositary, then, prior to the physical release of such
depositary receipts, the serial numbers shown on such
8
depositary receipts must be submitted to the Depositary and the signature(s) on
the notice of withdrawal must be guaranteed by an Eligible Institution, unless
such Units have been tendered for the account of an Eligible Institution. If
Units have been tendered pursuant to the procedure for book-entry transfer as
set forth in Section 3 - "Procedure for Tendering Units" any notice of
withdrawal must specify the name and number of the account at the Book-Entry
Transfer Facility to be credited with the withdrawn Units.
If purchase of, or payment for, Units is delayed for any reason or if
the Purchaser is unable to purchase or pay for Units for any reason, then,
without prejudice to the Purchaser's rights under the Offer, tendered Units may
be retained by the Depositary and may not be withdrawn, except to the extent
that tendering Holders are entitled to withdrawal rights as set forth in this
Section 4; subject, however, to the Purchaser's obligation, pursuant to Rule
14e-1(c) under the Exchange Act, to pay Holders the Purchase Price in respect of
Units tendered or return those Units promptly after termination or withdrawal of
the Offer.
Any Units properly withdrawn will be deemed not to be validly tendered
for purposes of the Offer. Withdrawn Units may be re-tendered, however, by
following the procedures described in Section 3 - "Procedure for Tendering
Units" at any time prior to the Expiration Date.
All questions as to the validity and form (including time of receipt)
of notices of withdrawal will be determined by the Purchaser, in its sole
discretion, which determination shall be final and binding on all parties.
Neither the Purchaser, the Depositary nor any other person will be under any
duty to give notification of any defects or irregularities in any notice of
withdrawal or incur any liability for failure to give any such notification.
SECTION 5. EXTENSION OF TENDER PERIOD; TERMINATION; AMENDMENT.
The Purchaser expressly reserves the right, in its sole discretion, at
any time and from time to time: (i) to extend the period of time during which
the Offer is open and thereby delay acceptance for payment of, and the payment
for, any Units; (ii) to terminate the Offer and not accept for payment any Units
not theretofore accepted for payment or paid for; (iii) upon the occurrence of
any of the conditions specified in Section 14 - "Conditions of the Offer", to
delay the acceptance for payment of, or payment for, any Units not already
accepted for payment or paid for; and (iv) to amend the Offer in any respect
(including, without limitation, by increasing or decreasing the consideration
offered, the number of Units being sought, or both). Notice of any such
extension, termination or amendment will promptly be disseminated to Holders in
a manner reasonably designed to inform Holders of such change in compliance with
Rule 14d-4(c) under the Exchange Act. In the case of an extension of the Offer,
the extension will be followed by a press release or public announcement which
will be issued no later than 9:00 a.m., New York City time, on the next business
day after the scheduled Expiration Date, in accordance with Rule 14e-1(d) under
the Exchange Act.
If the Purchaser extends the Offer, or if the Purchaser (whether before
or after its acceptance for payment of Units) is delayed in its payment for
Units or is unable to pay for Units pursuant to the Offer for any reason, then,
without prejudice to the Purchaser's rights under the Offer, the Depositary may
retain tendered Units and those Units may not be withdrawn except to the extent
tendering Holders are entitled to withdrawal rights as described in Section 4 -
"Withdrawal Rights"; subject, however, to the Purchaser's obligation, pursuant
to Rule 14e-1(c) under the Exchange Act, to pay Holders the Purchase Price in
respect of Units tendered or return those Units promptly after termination or
withdrawal of the Offer.
If the Purchaser makes a material change in the terms of the Offer, or
if it waives a material condition to the Offer, the Purchaser will extend the
Offer and disseminate additional tender offer materials to the extent required
by Rules 14d-4(c) and 14d-6(d) under the Exchange Act. The minimum period during
which an offer must remain open following any material change in the terms of an
offer, other than a change in price or a change
9
in percentage of securities sought or a change in any dealer's soliciting fee,
will depend upon the facts and circumstances, including the materiality of the
change. With respect to a change in price or, subject to certain limitations, a
change in the percentage of securities sought or a change in any dealer's
soliciting fee, a minimum of ten business days from the date of such change is
generally required to allow for adequate dissemination to holders of Units.
Accordingly, if prior to the Expiration Date, the Purchaser increases (other
than increases of not more than two percent of the outstanding Units) or
decreases the number of Units being sought, or increases or decreases the
consideration offered pursuant to an Offer, and if such Offer is scheduled to
expire at any time earlier than the tenth business day from the date that notice
of such increase or decrease is first published, sent or given to holders of
Units, such Offer will be extended at least until the expiration of such ten
business days. As used in the Offer to Purchase, "business day" means any day
other than a Saturday, Sunday or a federal holiday, and consists of the time
period from 12:01 a.m. through 12:00 midnight, New York City time.
SECTION 6. CERTAIN FEDERAL INCOME TAX CONSEQUENCES TO HOLDERS.
The following summarizes certain of the federal income tax consequences
of a sale of Units pursuant to the Offer by a typical Holder. This summary is
based on the Code, applicable Treasury regulations thereunder, administrative
rulings, practice and procedures and judicial authority, all as of the date of
the Offer. All of the foregoing are subject to change, and any such change could
affect the continuing accuracy of this summary. This summary does not discuss
all aspects of federal income taxation that may be relevant to a particular
Holder in light of such Holder's specific circumstances or to certain types of
Holders subject to special treatment under the federal income tax laws (for
example, foreign persons, dealers in securities, banks, insurance companies and
tax-exempt organizations), nor (except as otherwise expressly indicated) does it
describe any aspect of state, local, foreign or other tax laws. Sales of Units
pursuant to the Offer will be taxable transactions for federal income tax
purposes, and also may be taxable transactions under applicable state, local,
foreign and other tax laws. Holders should consult their respective tax advisors
as to the particular tax consequences to each such Holder of selling units
pursuant to the Offer.
In general, a Holder will recognize gain or loss on a sale of Units
pursuant to the Offer equal to the difference between: (i) the Holder's "amount
realized" on the sale; and (ii) the Holder's adjusted tax basis in the Units
sold. The "amount realized" with respect to a Unit will be a sum equal to the
amount of cash received by the Holder for the Unit pursuant to the Offer (that
is, the Purchase Price) plus the Holder's share of the Partnership's liabilities
allocable to the Units (as determined under Code Section 752).
The amount of a Holder's adjusted tax basis in such Units will vary
depending upon the Holder's particular circumstances. Generally, a Holder's
basis in the Units will be equal to cash paid for such Units, increased by: (i)
his share of the Partnership's liabilities allocable to the Unit (as determined
under Code Section 752); and (ii) his share of items of partnership income and
gain, and reduced, but not below zero, by: (a) his share of items of Partnership
loss and deduction; and (b) any cash distributions received by such Holder from
the Partnership. If a Holder tenders pursuant to the Offer less than all of his
or her Units, then such Holder's adjusted tax basis in Units is determined by
allocating between the tendered shares and the shares retained (including any of
the 5% cumulative pay-in-kind redeemable preferred units representing limited
partner interest (the "Preferred Units")). Generally, the IRS takes the position
that a partner has a single aggregate basis in all of the partner's partnership
interests and that, to determine gain or loss upon a sale of a part of such
partnership interests, the portion of the partner's basis allocated to the
interests being sold equals the partner's share of partnership liabilities
transferred in the sale plus the partner's aggregate tax basis (excluding basis
attributable to partnership liabilities) multiplied by the ratio of the fair
market value of the interests sold to the fair market value of all of the
partner's partnership interests. It is not clear whether the IRS's ruling
position applies to interests in publicly traded partnerships represented by
separate certificates.
10
The gain or loss recognized by a Holder on a sale of a Unit pursuant to
the Offer generally will be treated as a capital gain or loss if (as is
generally expected to be the case) the Unit was held by the Holder as a capital
asset. That capital gain or loss will be treated as long-term capital gain or
loss if the tendering Holder's holding period for the Unit exceeds 12 months.
Under current law, long-term capital gains of individuals and other
non-corporate taxpayers are taxed at a maximum marginal federal income tax rate
of 20%, whereas the maximum marginal federal income tax rate for ordinary income
of such persons is 39.6%. Corporate taxpayers are taxed at a maximum federal
income tax rate of 35% on both long-term capital gains and ordinary income.
Capital losses are deductible only to the extent of capital gains, except that
non-corporate taxpayers may deduct up to $3,000 of capital losses in excess of
the amount of their capital gains against ordinary income. Excess capital losses
generally can be carried forward to succeeding years (a corporation's carry
forward period is five years and a non-corporate taxpayer may carry forward such
losses indefinitely); in addition, a corporation is permitted to carry back
excess capital losses to the three preceding taxable years, provided the
carryback does not increase or produce a net operating loss for any of those
years.
If any portion of the amount realized by a Holder is attributable to
"unrealized receivables" (which includes depreciation recapture) or "inventory"
as defined in Code Section 751, then a portion of the Holder's gain or loss will
be ordinary rather than capital.
A tendering Holder will be allocated a portion of the Partnership's
taxable income or loss for the year of sale with respect to the Units sold in
accordance with the provisions of the Partnership Agreement concerning transfers
of Units. Such allocation and any cash distributed by the Partnership to the
Holder for that year will affect the Holder's adjusted tax basis in Units and,
therefore, the amount of such Holder's taxable gain or loss upon a sale of Units
pursuant to the Offer.
Under Code Section 469(k), the passive activity rules apply separately
to items attributable to each publicly traded partnership such as the
Partnership. Therefore, under Code Section 469, a non-corporate taxpayer or
personal service corporation generally can deduct "passive activity losses" (if
any) from a publicly traded partnership or loss on a sale of Units in any year
only to the extent of the person's passive activity income for that year from
such publicly traded partnership. Closely held corporations may not offset such
losses against so-called "portfolio" income from any publicly traded
partnerships or other sources. Substantially all post-1986 losses (if any) of
Holders from the Partnership are passive activity losses. To the extent that the
Partnership incurred losses or a Holder disposed of Units at a loss, Holders may
have "suspended" passive activity losses from the Partnership (i.e., post-1986
net taxable losses in excess of statutorily permitted "phase-in" amounts and
which have not been used to offset income from the Partnership).
If a Holder sells Units pursuant to the Offer and after the Expiration
Date, the Holder owns no Units or Preferred Units, either actually or
constructively (within the meaning of Code Sections 267(b) or 707(b)(1)), any
"suspended" losses (if any) and any losses realized by the Holder upon the sale
of the Units, will first be allowed as a deduction against any other net passive
gain to the Holder from the sale of the Units and any other net passive activity
income attributable to the Units or other passive activity investments, and the
balance of any "suspended" net losses (if any) from the Units will no longer be
subject to the passive activity loss limitation and, therefore, will be
deductible by such Holder against his other income (subject to any other
applicable limitations).
If a Holder who participates in the Offer owns, either actually or
constructively, Units or Preferred Units after the Expiration Date, a loss
recognized by that Holder will be allowed as a deduction (subject to other
applicable limitations) only to the extent of the Holder's passive income from
the Partnership for that year, and if a gain is recognized by a Holder upon the
sale of Units, such Holder's current or "suspended" passive activity losses (if
any) from the Partnership will be allowed as a deduction against such gain. If
such Holder subsequently disposes of his Units or Preferred Units in a taxable
transaction, and, as a result, no longer owns any Units or
11
Preferred Units, then any remaining "suspended" losses and any losses realized
by the Holder upon the sale of Units or Preferred Units will generally be
allowed in the manner provided in the preceding paragraph.
Holders who tender Units may be subject to 31% backup withholding
unless those Holders provide a taxpayer identification number ("TIN") and
certify that the TIN is correct or properly certify that they are awaiting a
TIN. A Holder may avoid backup withholding by properly completing and signing
the Substitute Form W-9 included as part of the Assignment of Partnership
Interest. If a Holder who is subject to backup withholding does not properly
complete and sign the Substitute Form W-9, the Purchaser will withhold 31% from
payments to such Holder.
A Holder who tenders Units must file an information statement with his
federal income tax return for the year of the sale which provides the
information specified in Treasury Regulation ss.1.751-1(a)(3). The selling
Holder also must notify the Partnership of the date of the transfer and the
names, addresses and TINs of the transferor and transferee within 30 days of the
date of the transfer (or, if earlier, by January 15 of the following calendar
year).
Gain realized by a foreign Holder on the sale of a Unit pursuant to the
Offer will be subject to federal income tax. Under Code Section 1445, the
transferee of an interest held by a foreign person in a partnership which owns
United States real property generally is required to deduct and withhold a tax
equal to 10% of the amount realized on the disposition. In order to comply with
this requirement, the Purchaser will withhold 10% of the amount realized by a
tendering Holder unless the Holder properly completes and signs the FIRPTA
Affidavit included as part of the Assignment of Partnership Interest certifying
the Holder's TIN, that such Holder is not a foreign person and the Holder's
address. Amounts withheld would be creditable against a foreign Holder's federal
income tax liability and, if in excess thereof, a refund could be obtained from
the Internal Revenue Service by filing a U.S. income tax return.
SECTION 7. EFFECTS OF THE OFFER
(i) Holders. In exchange for the Purchase Price, each tendering
Holder will give up its rights as a Holder with respect to all Units purchased,
including, without limitation, the right to receive distributions from the
Partnership or to derive any benefit from any appreciation in the value of the
Units. The Partnership has not made any distributions of cash during the past 4
years. Mr. Icahn, the indirect owner of all of the ownership interest of API,
the general partner of the Partnership, believes that the Partnership should
continue to hold and invest, rather than distribute cash. (See Section 8 -
"Future Plans of the Purchaser").
(ii) Partnership. The Controlled Group is subject to liability
under ERISA and the Code with respect to certain pension plan funding
obligations and liabilities for underfunding. If more than approximately 4.4
million Units are tendered to the Purchaser and accepted for payment, the
Partnership may be deemed to be included in the Controlled Group. If the
Partnership is deemed a member of the Controlled Group, it would become jointly
and severally liable with the members of that group for potential pension plan
minimum funding and termination liabilities and would be subject to certain
advance reporting requirement to the PBGC. If the Purchaser acquires pursuant to
the Offer a number of Units such that the Partnership is deemed to be a member
of the Controlled Group, Starfire which is directly 100% owned by Mr. Icahn, has
undertaken to indemnify the Partnership from losses resulting from any
imposition of such termination or minimum funding liabilities on the Partnership
or its assets. (See Section 10 - "Information Concerning the Purchaser and
Certain Affiliates of the Purchaser; Pension Liability Considerations").
12
(iii) Market for Units. If a substantial number of Units are
purchased pursuant to the Offer, the likely result will be a reduction in the
number of Holders. Such a reduction in the number of Holders may result in a
reduction in the liquidity and volume of activity in the trading market for the
Units.
SECTION 8. FUTURE PLANS OF THE PURCHASER.
The purpose of the Offer is to enable Mr. Icahn to increase his already
significant interest in the Partnership based on his belief that the Units
represent an attractive long term investment at the Purchase Price.
There can be no assurance, however, that the Purchaser's judgment is correct,
and, as a result, ownership of Units (either by the Purchaser or Holders who
retain their Units) will remain a speculative investment.
The Partnership has previously disclosed: (i) that it may consider the
acquisition of, or seek to effect control of, land development companies and
other real estate operating companies; (ii) that from time to time the
Partnership has discussed, and in the future may discuss, and may make such
acquisitions from Mr. Icahn or his affiliates, provided that the terms thereof
are fair and reasonable to the Partnership; and (iii) that in this regard, in
1997 an offer was made by the Partnership, acting through the audit committee of
API, to purchase a land development company owned by Mr. Icahn for approximately
$48.5 million, which offer was not accepted.
At a meeting of the Board of Directors of API held on November 15,
1998, a member of the audit committee raised the issue of whether the
Partnership should again consider the purchase of Mr. Icahn's land development
company, Bayswater Realty and Capital Corp. ("Bayswater"), in light of the
Partnerships consideration of land development activities, and in particular the
possibility that Raleigh may acquire the general partner interest, and
additional limited partnership interest, in Arvida. (See Section 10 -
"Information Concerning the Partnership; Certain Transactions; ARVIDA
Transaction"). Arvida is principally engaged in the development of planned
resort and primary home communities. Mr. Icahn indicated that he would be
willing to engage in discussions regarding such a transaction. Any such
transaction could involve cash, Units or a combination thereof. There can be no
assurance whether any such transaction will be pursued. If such transaction is
not completed, Mr. Icahn may discuss the possibility of the Partnership
utilizing the services of Bayswater in connection with the Partnership's land
development and property management activities.
The Partnership has not made any distributions to Holders for the last
four years (other than in connection with the 1997 Rights Offering (see Section
9 - "Certain Information Concerning the Partnership") and a similar rights
offering conducted by the Partnership in March, 1995). The Partnership has
stated its belief in its public filings that excess cash should be used to
enhance long-term Holder value through investments in assets and companies with
assets undervalued by the market. Mr. Icahn, the indirect owner of all of the
ownership interest in API, the general partner of the Partnership, believes that
the Partnership should continue to hold and invest, rather than to distribute,
cash and that the cash assets of the Partnership should be applied prudently to:
(i) enhance the Partnerships existing properties; (ii) support the Partnership's
existing debt and property maintenance obligations; and (iii) provide to the
Partnership the opportunity to engage in additional investments in and relating
to real property, including, without limitation, land and land development
projects, and securities, including, without limitation, high yield bonds, on a
domestic and international basis, as appropriate opportunities arise. In
addition, Mr. Icahn does not believe that it is an appropriate time for any
substantial dispositions of the Partnership's real property assets.
Except to the extent set forth above, the Purchaser does not have any
present plans or proposals which relate to or would result in (but reserves the
right to engage in transactions that may relate to or result in) an
extraordinary transaction, such as a merger, reorganization or liquidation,
involving the Partnership or any of its subsidiaries; a sale or transfer of a
material amount of the Partnership's or any of its subsidiaries' assets; any
changes in composition of the Partnership's senior management or personnel or
their compensation; any changes
13
in the Partnership's present capitalization or dividend policy; or any other
material changes in the Partnership's corporate structure or business. In
addition, the Purchaser reserves the right to and/or to have persons related to
or affiliated with it to, acquire additional Units or sell Units. Any such
acquisition may be made through private purchases, through open market
purchases, through one or more future tender or exchange offers or by any other
means deemed advisable. Any acquisition may be at a price higher or lower than
the price to be paid for the Units purchased pursuant to the Offer, and may be
for cash or other consideration. The Purchaser also reserves the right to sell
some or all of its Units that it owns from time to time.
SECTION 9. CERTAIN INFORMATION CONCERNING THE PARTNERSHIP.
The Partnership's Assets and Business. The Partnership is a limited
partnership formed in 1987 under the laws of the State of Delaware. Its
principal executive offices are located at 100 South Bedford Road, Mt.
Kisco, New York 10549. Its telephone number is (914) 242-7700.
The Partnership's general partner is API, which is wholly-owned by
Beckton, which is wholly-owned by Mr. Icahn. Mr. Icahn is the indirect
beneficial owner of 31,515,044 Units and 6,642,067 Preferred Units. The
Partnership's business is conducted through a subsidiary limited partnership
American Real Estate Holding Limited Partnership ("AREH"), in which the
Partnership owns more than a 99% limited partnership interest. References to the
Partnership herein include AREH, unless the context otherwise requires. API also
acts as the general partner for AREH.
The Partnership has not made any distributions to Holders for the last
four years (other than in connection with the 1997 Rights Offering and a similar
rights offering conducted by the Partnership in March 1995).
The Partnership is primarily engaged in the business of acquiring and
managing real estate and activities related thereto. On August 16,1996, the
amendment (the "Amendment") to the Partnership's limited partnership agreement
(the "Partnership Agreement") became effective which permits the Partnership to
make non-real estate related investments in addition to its real estate
activities. Pursuant to the Partnership Agreement as amended, the Partnership,
while continuing to pursue suitable investments in the real estate markets, may
invest a portion of its funds in securities of issuers that are not necessarily
engaged as one of their primary activities in the ownership, development or
management of real estate. Such investments may include equity and debt
securities of domestic and foreign issuers. The investment objective of the
Partnership with respect to such investments will be to purchase undervalued
securities, so as to maximize total return consisting of current income and/or
capital appreciation. Undervalued securities are those which the Partnership
believes may have greater inherent value than indicated by their then current
trading price and/or may lend themselves to "activist" shareholder involvement.
The equity securities in which the Partnership may invest may include common
stocks, preferred stocks and securities convertible into common stocks, as well
as warrants to purchase such securities. The debt securities in which the
Partnership may invest may include bonds, debentures, notes, mortgage-related
securities and municipal obligations. Certain of such securities may include
lower rated securities which may provide the potential for higher yields and
therefore may entail higher risk. The Partnership has stated that it will
conduct its investment activities in such a manner so as not to be deemed an
investment company under the 1940 Act.
The Partnership's primary investment strategy in recent periods has
been to seek to acquire undervalued assets including residential development
projects, land parcels for future residential and commercial development,
commercial properties, non-performing loans and securities of entities which
own, manage or develop significant real estate assets, including limited
partnership units and securities issued by real estate investment trusts. In
addition to holding real property, the Partnership may consider the acquisition
or seek effective control of land development companies and other real estate
operating companies which may have significant assets under
14
development and may enhance its ability to develop and manage the Partnership's
properties. The Partnership may originate or purchase mortgage loans including
non-performing mortgage loans. The Partnership will normally acquire
non-performing mortgage loans with a view to acquiring title to or control over
the underlying properties. The Partnership also may retain purchase money
mortgages in connection with its sale of portfolio properties, with such terms
as API deems appropriate at the time of sale. Certain of the Partnership's
investments may be owned by special purpose subsidiaries formed by the
Partnership or by joint ventures (including joint ventures with affiliates of
API).
Properties. As of September 30, 1998, the Partnership held interests in
198 separate real estate assets (primarily consisting of fee and leasehold
interests and, to a limited extent, interests in real estate mortgages) in 32
states. Approximately 91% of the Partnership's properties are currently
net-leased, 2% are operating properties, 2% are in the process of being
developed and 5% are vacant and being marketed for sale. The following table
summarizes the type, number per type and average net effective rent per square
foot of the Partnership's properties:
[Download Table]
Number Average Net Effective
Type of Property of Properties Rent Per Square Foot
---------------- ------------- --------------------
Retail 91 $4.78(1)
Industrial 22 $2.37(1)
Office 28 $7.36(1)
Supermarkets 19 $3.37(1)
Banks 7 $4.85(1)
Other:
Properties That
Collateralize Purchase
Money Mortgages 9 N/A
Land 14 N/A
Truck Terminals 4 $3.72(1)
Hotels 3 N/A
Apartment Complexes 1 N/A
---------------------------
(1) Based on net-lease rentals.
The following table summarizes the number of the Partnership's
properties in each region specified below:
Location of Property Number of Properties
-------------------- --------------------
United States:
Southeast 90
Northeast 41
South Central 9
Southwest 13
North Central 41
Northwest 4
Additional detailed information concerning the real property of the
Partnership is set forth on Schedule I hereto and incorporated herein by
reference.
15
From January 1, 1997 through December 31, 1997, the Partnership sold or
otherwise disposed of 24 properties. In connection with such sales and
dispositions, The Partnership received an aggregate of approximately $37,643,000
in cash, net of closing costs and amounts utilized to satisfy mortgage
indebtedness which encumbered such properties. As of December 31, 1997, the
Partnership owned seven properties that were being actively marketed for sale.
The aggregate net realizable value of such properties is estimated to be
approximately $4,164,000.
From January 1, 1998 through September 30, 1998, the Partnership sold
or otherwise disposed of 11 properties. In connection with such sales and
dispositions, the Partnership received an aggregate of approximately $22,000,000
in cash, net of closing costs and amounts utilized to satisfy mortgage
indebtedness which encumbered such properties. As of September 30, 1998, the
Partnership owned seven properties that were being actively marketed for sale.
The aggregate net realizable value of such properties is estimated to be
approximately $4,049,000.
On January 7, 1997 the Partnership sold three properties tenanted by
Federal Realty Investment Trust ("FRIT") for a total selling price of
approximately $9,363,000. Two first mortgages with principal balances
outstanding of approximately $878,000 were repaid at closing. In addition,
closing costs of approximately $40,000 were incurred. As a result, the
Partnership recognized a gain of approximately $1,778,000 in 1997. In addition,
on January 7, 1997, FRIT made a loan to the Partnership in the approximate
amount of $8,759,000 secured by a fourth property tenanted by FRIT located in
Broomal, Pennsylvania. Concurrently with this loan, the Partnership granted and
FRIT exercised an option to purchase the Broomal property with a closing to
occur on or about June 30, 1998. The purchase price is the unpaid balance of the
mortgage loan of approximately $8,500,000 at the closing date. The nonrecourse
mortgage loan bears interest at the rate of 8% per annum and requires monthly
debt service payments of approximately $72,000.
On January 16, 1997, the Partnership sold the Travelodge Hotel it had
been operating since January 18, 1996 when the former tenant, Forte Hotels, Inc.
entered into a Lease Termination and Mutual Release Agreement. The selling price
was approximately $2,165,000 net of closing costs. A gain of $1,403,000 was
recorded in 1997.
In April 1997, the Partnership sold the hotel property located in
Phoenix, Arizona. The selling price was approximately $15,525,000 net of
approximately $250,000 of closing costs. A gain of approximately $7,863,000 was
recognized in 1997.
On December 12, 1997, the Partnership sold the property tenanted by
Hancock Bank located in Baton Rouge, Louisiana. The selling price was $5,075,000
and closing costs of approximately $84,000 were incurred.
As a result, the Partnership recognized a gain of approximately $1,345,000.
On February 19, 1998, the Partnership sold a property located in Palo
Alto, California to its tenant, Lockheed Missile and Space Company, for a
selling price of approximately $9,400,000. As a result, the Partnership
recognized a gain of approximately $4,130,000 in the nine months ended September
30, 1998.
On May 21, 1998, the Partnership sold a property located in Atlanta,
Georgia tenanted by AT&T, Corp. for a selling price of $8,600,000. As a result,
the Partnership recognized a gain of approximately $1,266,000 in the nine months
ended September 30, 1998.
In accordance with a previously executed option agreement, the
Partnership sold a property located in Broomal, Pennsylvania to its tenant
Federal Realty Investment Trust. The consideration received by the Partnership
was a satisfaction of mortgage payable in the amount of approximately
$8,500,000. A gain of approximately $2.6 million was recorded in the nine months
ended September 30, 1998.
16
In 1997, the Partnership acquired mortgages for approximately $16
million secured by certain real property in Cape Cod, Massachusetts. The
properties are part of a master planned community and golf resort known as New
Seabury. The debtor filed a Chapter 11 petition in the United States Bankruptcy
Court, District of Massachusetts. In June 1998, a Chapter 11 plan of
reorganization proposed by the Partnership was approved by the Bankruptcy Court.
In late July 1998, the Partnership acquired substantially all of the debtor's
assets including two golf courses, other recreational facilities, a villa rental
program, condominium and time share units and land for future development. The
Partnership assumed mortgage debt of approximately $3.5 million.
For each of the years ended December 31, 1997, 1996 and 1995 and for
the nine months ended September 30, 1998, no single real estate asset or series
of assets leased to the same lessee accounted for more than 10% of the gross
revenues of the Partnership. However, at December 31, 1997, 1996 and 1995, and
for the nine months ended September 30, 1998, PGEC occupied a property, which
represented more than 10% of the Partnership's total real estate assets. PGEC is
an electric utility engaged in the generation, purchase, transmission,
distribution and sale of electricity, whose shares are traded on the NYSE.
The PGEC Property is an office complex consisting of three buildings
containing an aggregate of approximately 803,000 square feet on an approximate
2.7 acre parcel of land located in Portland, Oregon. A Predecessor Partnership
originally purchased the PGEC Property on September 11, 1978 for a price of
approximately $57,143,000.
The PGEC Property is net-leased to a wholly owned subsidiary of PGEC
for forty years, with two ten-year and one five-year renewal options. The annual
rental is $5,137,309 until 2003, $4,973,098 until 2018 and $2,486,549 during
each renewal option. PGEC has guaranteed the performance of its subsidiary's
obligations under the lease. The lessee has an option to purchase the PGEC
Property in September of 2003, 2008, 2013 and 2018 at a price equal to the fair
market value of the PGEC Property determined in accordance with the lease and is
required to make a rejectable offer to purchase the PGEC Property in September
2018 for a price of $15,000,000. A rejection of such offer will have no effect
on the lease obligations or the renewal and purchase options.
On December 5, 1997 the Partnership executed a mortgage loan with
Principal Mutual Life Insurance Company in the original principal amount of
approximately $46.3 million, secured by, among other things, a first deed of
trust, security agreement and assignment of rents on the PGEC Property. The loan
replaced the existing mortgage loan on the complex with an outstanding principal
balance of approximately $24.2 million, bearing interest at 8.5% and maturing in
2002. The interest rate is fixed at 7.51%. The entire net annual rent payable by
PGEC of approximately $5,137,000 is required to be applied toward the debt
service on the loan. The refinancing has a maturity date of September 10, 2008,
at which time a remaining principal payment of approximately $20 million will be
due from the Partnership.
17
Selected Financial Data. Set forth below is a summary of certain
financial data for the Partnership which has been excerpted from the
Partnership's public filings and reports. More comprehensive financial and other
information is included in such reports and other documents filed by the
Partnership with the Commission, and the following summary is qualified in its
entirety by reference to such reports and other documents and all the financial
information and related notes contained therein.
AMERICAN REAL ESTATE PARTNERS L.P.
SELECTED FINANCIAL STATEMENTS
( Dollars in Thousands except per Unit amounts)
[Download Table]
Nine Months Ended
September 30,
----------------------------
1998* 1997*
----------------------------
(unaudited)
Total revenues $ 69,718 $ 48,876
============ ============
Earnings before property
and securities transactions $ 46,253 $ 25,867
Gain on sales and disposition
of real estate 9,760 13,288
Gain on sales of marketable
equity securities -- 29,188
Provision for loss on mortgages
receivable -- --
Provision for loss on real estate (602) (705)
------------ ------------
Net earnings $ 55,411 $ 67,638**
============ ============
Net earnings per limited
partnership unit:
Basic:
Earnings before property
and securities transactions .92 .91
Net gain from property and
securities transactions .19 1.57
------------ ------------
Net earnings $ 1.11 $ 2.48
============ ============
Weighted average limited
partnership units outstanding 46,198,284 26,117,8853
============ ============
Diluted:
Earnings before property
and securities transactions $ .84 $ .90
Net gain from property and
securities transactions .17 1.45
------------ ------------
Net earnings $ 1.01 $ 2.35
============ ============
Weighted average limited partners
units and equivalent partnership
units outstanding 53,918,593 28,230,2653
============ ============
Distributions to partners $-- $--
At end of period:
Real estate leased to others $ 389,587 $ 381,019
Hotel operating properties $ 33,031 $ 4,881
Investment in treasury bills $ 422,600 $--
Mortgages and note receivable $ 87,444 $ 69,633
Total assets $ 1,088,123 $ 966,144
Senior indebtedness $-- $ 11,308
Mortgages payable $ 187,514 $ 141,305
Partners' equity $ 862,183 $ 801,580
[Enlarge/Download Table]
Year Ended December 31,
-------------------------------------------------------------------------
1997* 1996* 1995* 1994* 1993*
------------ ------------ ------------ ------------ ------------
Total revenues $ 70,918 $ 71,774 $ 69,920 $ 61,551 $ 60,157
============ ============ ============ ============ ============
Earnings before property
and securities transactions $ 41,020 $ 34,240 $ 30,833 $ 19,577 $ 18,379
Gain on sales and disposition
of real estate 16,051 24,517 5,091 4,174 4,760
Gain on sales of marketable
equity securities 29,188 -- -- -- --
Provision for loss on mortgages
receivable (9,790) -- -- -- --
Provision for loss on real estate (1,085) (935) (768) (582) (462)
------------ ------------ ------------ ------------ ------------
Net earnings $ 75,384 $ 57,822 $ 35,156 $ 23,169 $ 22,677
============ ============ ============ ============ ============
Net earnings per limited
partnership unit:
Basic:
Earnings before property
and securities transactions $ 1.19 $ 1.27 $ 1.30 $ 1.39 $ 1.30
Net gain from property and
securities transactions 1.08 .90 .19 .25 .30
------------ ------------ ------------ ------------ ------------
Net earnings $ 2.27 $ 2.17 $ 1.49 $ 1.64 $ 1.60
============ ============ ============ ============ ============
Weighted average limited
partnership units outstanding 31,179,246 25,666,640 22,703,180 13,812,800 13,812,800
============ ============ ============ ============ ============
Diluted:
Earnings before property
and securities transactions $ 1.16 $ 1.20 $ 1.17 $ 1.39 $ 1.30
Net gain from property and
securities transactions .97 .82 .16 .25 .30
------------ ------------ ------------ ------------ ------------
Net earnings $ 2.13 $ 2.02 $ 1.33 $ 1.64 $ 1.60
============ ============ ============ ============ ============
Weighted average limited partners
units and equivalent partnership
units outstanding 34,655,395 28,020,392 27,538,840 13,812,800 13,812,800
============ ============ ============ ============ ============
Distributions to partners $-- $-- $-- $-- $ 7,078
At end of period:
Real estate leased to others $ 387,252 $ 357,184 $ 412,075 $ 437,699 $ 444,409
Hotel operating properties $ 5,002 $ 12,955 $ 13,362 $ 13,654 $ 14,070
Investment in treasury bills $ 372,165 $-- $-- $-- $--
Mortgages and note receivable $ 59,970 $ 15,226 $ 15,056 $ 8,301 $ 20,065
Total assets $ 991,230 $ 641,310 $ 620,880 $ 492,868 $ 502,981
Senior indebtedness $ 11,308 $ 22,616 $ 33,923 $ 45,231 $ 55,231
Mortgages payable $ 156,433 $ 115,911 $ 163,968 $ 174,096 $ 195,274
Partners' equity $ 809,325 $ 485,559 $ 404,189 $ 259,237 $ 236,068
------------
* To the extent financial information pertaining to the Partnership is
reflected, such information is consolidated for the Partnership and AREH.
** Includes extraordinary item (early extinguishment of debt).
18
Certain Transactions.
Rights Offering. On September 25, 1997, the Partnership completed a
rights offering (the "1997 Offering"), pursuant to which it raised approximately
$267 million, net of related expenses. Pursuant to the terms of the 1997
Offering, Holders on the record date received one transferable subscription
right (each a "Right") for each five Units held. Each Right was exercisable at a
subscription price of $52 for a combination of securities consisting of four
Units and one Preferred Unit. High Coast acted as guarantor of the 1997
Offering. In consideration of acting as guarantor, High Coast was granted three
demand and unlimited piggyback registration rights with respect to the Units.
Initially, High Coast acquired 11,116,568 Units and 2,779,142 Preferred Units as
a result of exercising Rights received based upon its ownership of Units. In
addition, the Purchaser exercised an over-subscription privilege and pursuant to
the foregoing and its subscription guaranty it acquired a total of 6,502,764
additional Units and 1,625,691 additional Preferred Units; as a result, the 1997
Offering was fully subscribed.
Stratosphere. Stratosphere Corp. is a Nevada corporation which owns and
operates the Stratosphere Tower, Casino and Hotel in Las Vegas, Nevada
("Stratosphere"). Stratosphere recently completed a reorganization under Chapter
11 of the United States Bankruptcy Code. Pursuant to Stratosphere's Restated
Second Amended Plan of Reorganization (the "Plan of Reorganization"),
Stratosphere's currently outstanding equity interests were surrendered, and a
certain class of Stratosphere's outstanding debt securities ("Stratosphere
Bonds") was converted into 100% of the equity interests in Stratosphere.
Prior to the effective date of the Plan of Reorganization, AREH owned an
aggregate of 48.5% of the Stratosphere Bonds. As a result of applicable
licensing requirements of the Nevada Gaming Commission and the City of Las
Vegas, AREH was required to obtain licenses to own and operate the Stratosphere
Casino prior to the conversion of its Stratosphere Bonds into equity securities
pursuant to the Plan of Reorganization.
In an effort to ensure compliance with such licensing requirements, on
June 5, 1998, AREH entered into a certain Repurchase Agreement and an associated
Letter Agreement (together, the "Repurchase Agreement") with Nevar LLC, a
newly-formed New York limited liability company wholly owned and operated by Mr.
Icahn. AREH entered into the Repurchase Agreement with Nevar because both
parties anticipated that Nevar would obtain licensing to own and operate the
Stratosphere Casino prior to the effective date of the Plan of Reorganization,
while AREH would not. This expectation was based on the premise that
investigations conducted by governmental authorities in connection with the
licensing process would be less time-consuming with respect to Nevar because,
whereas AREH's application for licensing would require the investigation of
AREH's multiple officers, directors and affiliates, the investigation by the
licensing authorities of Nevar, which is owned and operated solely by Mr. Icahn,
would require the investigation of Mr. Icahn only.
The Repurchase Agreement provides, among other things, that AREH would
sell all of its Stratosphere Bonds to Nevar if: (i) Stratosphere's Plan of
Reorganization, converting Stratosphere Bonds to equity interests, became
effective before AREH obtained licensing to own and operate the Stratosphere
Casino; and (ii) Nevar had obtained licensing to own and operate the
Stratosphere Casino by such time. The Repurchase Agreement further provides that
if AREH obtains all licensing necessary to own and operate the Stratosphere
Casino within 18 months of the sale of its Stratosphere Bonds to Nevar, Nevar
will sell back to AREH, at the same purchase price Nevar paid to AREH, plus
interest per annum of 150 basis points over Citibank's prime rate and
reimbursement of certain of Nevar's costs during such term, all of the equity
interests which AREH's Stratosphere Bonds were converted into, along with AREH's
proportionate share of all sale proceeds, stock rights, acquired shares and
other benefits which have accreted to such equity interests or have been
purchased by Nevar during the term of Nevar's ownership.
19
By August 28, 1998, Nevar was fully licensed to own and operate the
Stratosphere Casino. On October 14, 1998, Stratosphere's Plan of Reorganization
became effective. As of the effective date of Stratosphere's Plan of
Reorganization AREH had not yet obtained licensing to own and operate the
Stratosphere Casino and, pursuant to the Repurchase Agreement, AREH sold all of
its Stratosphere Bonds to Nevar.
AREH is currently in the process of seeking to obtain licensing which
will permit it to repurchase its interest in Stratosphere back from Nevar, as
provided for in the Repurchase Agreement.
Phillips Services. AREH and High River Limited Partnership ("High
River"), a Delaware limited partnership of which Mr. Icahn owns more than 99%,
have recently acquired from third parties a position in the bank debt of Philip
Services Corp. and Philip Services (Delaware), Inc. (collectively "Philip"), and
has the status of a lender under Philip's credit facility with Canadian Imperial
Bank of Commerce and certain other lenders (the "Credit Facility"). As of the
date hereof, High River owns approximately 14% of the common shares of Philip,
which were acquired by High River in various purchases made since May 1998.
ARVIDA Transaction. Raleigh Capital Associates, L.P. ("Raleigh"), is a
Delaware limited partnership the sole general partner of which is Zephyr
Partners ("Zephyr"), a New York partnership, and the sole limited partner of
which is Boreas Partners, L.P. ("Boreas"), a Delaware limited partnership. The
partners of Zephyr are GP Aeolus, Inc., a New York corporation wholly-owned by
Mr. Icahn, and AREHGP, Inc. ("AREHGP"), a Delaware corporation wholly-owned by
AREH. The general partners of Boreas are Bayswater and AREHGP, and the limited
partners of Boreas are AREH, Bayswater, Stanmore LLC and Northholt LLC. Stanmore
LLC and Northholt LLC are Delaware limited liability companies, the sole member
of which is AREH. On October 30, 1998, Bayswater, Stanmore LLC and Northholt LLC
subscribed for $40.5 million, $60 million and $34.5 million, respectively, of
capital of Boreas, payable on the earlier of (i) five days after written request
or (ii) April 15, 1999. AREH indirectly owns a 70% interest in Raleigh and Mr.
Icahn indirectly owns a 30% interest in Raleigh. Prior to May 1998, several
entities unaffiliated with AREH or Mr. Icahn were also general or limited
partners of Raleigh. In May 1998, Raleigh redeemed the partnership interests of
all of its partners other than Zephyr and Boreas (the "Redemption"), leaving
Zephyr and Boreas as Raleigh's sole general partner and limited partner. Raleigh
acquired 79,696 units of limited partnership interest ("Arvida Units") in
Arvida/JMB Partners, L.P. ("Arvida") for an aggregate purchase price of
approximately $36.7 million pursuant to a tender offer which expired on August
1, 1996. Raleigh acquired an additional 26,405 Arvida Units for an aggregate
purchase price of approximately $11.6 million pursuant to a subsequent tender
offer which expired on April 29, 1997. Raleigh currently beneficially owns
106,747 Arvida Units, constituting approximately 26.4% of the issued and
outstanding Arvida Units.
Raleigh, Arvida /JMB Managers, Inc., the general partner of Arvida (the
"Arvida General Partner"), The St. Joe Company, a Florida corporation (the
"Arvida Unit Purchaser"), and the Partnership have entered into a Buy/Sell
Agreement, dated as of November 6, 1998 (the "Agreement"), pursuant to which,
among other things (and subject to various conditions and limitations set forth
therein): (i) Raleigh must elect, on or prior to December 10, 1998, either (a)
to sell all of its Arvida Units to the Arvida Unit Purchaser at a price
determined by the Arvida General Partner (the "Buy/Sell Price") (a "Sale
Election") or (b) to purchase substantially all of the assets of the Arvida
General Partner, including its general partner interest and the interests of the
Associate Limited Partners in Arvida (collectively, the "GP Assets")(a "Purchase
Election"). If Raleigh makes a Purchase Election, it must also make a tender
offer (the "Raleigh Tender Offer") for any and all outstanding Arvida Units at a
price determined by Raleigh which is equal to or greater than the Buy/Sell
Price, which Raleigh Tender Offer would close contemporaneously with the closing
of the purchase and sale of the GP Assets. As of the closing of such purchase
and sale, Raleigh would become the general partner of Arvida. Nothing herein
shall be deemed to commence a Raleigh Tender Offer for Arvida Units, which
Raleigh Tender Offer would be commenced by Raleigh only following its making a
Purchase Election pursuant to, and subject to the terms and conditions set forth
in, the Agreement. Raleigh is currently conducting a "due diligence"
investigation of Arvida and the Arvida
20
General Partner to enable it to determine whether to make a Sale Election or a
Purchase Election. No such determination has yet been made. The Partnership has
guaranteed Raleigh's obligations under the Agreement. If Raleigh makes a
Purchase Election and all outstanding Arvida Units not already owned by Raleigh
were tendered pursuant to the Raleigh Tender Offer, the aggregate purchase price
for such Arvida Units and the GP Assets would be in excess of $150 million. As a
condition to the obligation of the Arvida General Partner to sell the GP Assets,
Raleigh is required to obtain the consent of Arvida's senior lenders to such
transaction or arrange for the re-financing of Arvida's senior secured debt
(approximately $61.8 million as of September 30, 1998). In addition, if Raleigh
makes a Purchase Election, at the closing of the purchase and sale of the GP
Assets, the Arvida General Partner will assign to Raleigh a promissory note in
the principal amount of approximately $21 million issued to the Arvida General
Partner by an affiliate in exchange for the assignment by Raleigh to the Arvida
General Partner of a promissory note of like principal amount to be issued to
Raleigh by the Partnership.
In connection with the execution and delivery of the Agreement, Mr. Icahn
has agreed to cause High River, to indemnify the Partnership and its
wholly-owned subsidiary entities against any claims, losses and liabilities
incurred by any of them relating to Raleigh ("Raleigh Losses"), and the
Partnership has agreed to indemnify Mr. Icahn and entities wholly-owned by Mr.
Icahn against any Raleigh Liabilities incurred by any of them, so that all such
Raleigh Liabilities are shared by the Partnership, on the one hand, and Mr.
Icahn, on the other hand, ratably in accordance with their respective ownership
interests in Raleigh.
Kahn Litigation. On or about September 9, 1997, Amanda Heather Kahn and
Kimberly Robin Kahn commenced a litigation captioned Amanda Heather Kahn and
Kimberly Robin Kahn v. Carl C. Icahn, American Property Investors, Inc.,
Bayswater Realty and Capital Corp., Alfred D. Kingsley, John P. Saldarelli,
William A. Leidesdorf, Jack G. Wasserman and American Real Estate Partners, L.
P. in the Delaware Chancery Court in New Castle County (the "Court") (C.A. no.
15916). The plaintiffs' complaint purports to state derivative claims on behalf
of American Real Estate Partners, L.P. claiming breach of fiduciary duty, breach
of the duty of loyalty and usurpation of partnership opportunities arising out
of investments in Stratosphere and Arvida. On or about April 3, 1998, the
defendants moved to dismiss the complaint. On November 12, 1998, the Court
granted the defendants' motion to dismiss the complaint. Plaintiffs have until
December 16, 1998 to appeal the Court's grant of the defendants' motion to
dismiss.
Miller Litigation. On November 18, 1998, Ruth Ellen Miller filed a Class
Action Complaint bearing the caption Ruth Ellen Miller, on behalf of herself and
all others similarly situated v. American Real Estate Partners, L.P., High Coast
Limited Partnership, American Property Investors, Inc. Carl C. Icahn, Alfred
Kingsley, Mark H. Rachesky, William A. Leidesdorf, Jack G. Wasserman and John P.
Saldarelli in the Delaware Chancery Court in New Castle County (Civil Action No.
16788NC) (the "Complaint"). The Complaint purports to state claims on behalf of
a putative class of all holders of Units sounding in breach of fiduciary duty,
aiding and abetting breaches of fiduciary duty, injunction and breach of the
Partnership Agreement. The Complaint seeks to have Ms. Miller appointed as class
representative and that the putative class be certified. The Complaint also
seeks an unspecified amount in damages and injunctive relief: (i) dissolving the
Partnership; (ii) enjoining API from continuing to act as general partner of the
Partnership; (iii) enjoining the Partnership from engaging in any transaction in
which Icahn has either a direct or indirect interest, absent an affirmative vote
of a majority of the outstanding Units held by the putative class, including
this Offer; and (iv) ordering API to exercise its fiduciary obligations. The
Complaint also seeks costs and attorneys' fees.
Other Transactions. In May 1995, the Partnership and an affiliate of API
("Affiliate") entered into an agreement with the third-party landlord of its
leased executive office space. The agreement provided for the Partnership and
the Affiliate to relocate their offices to an adjacent building also owned by
the landlord which relocation occurred in September 1995. In accordance with the
agreement, the Partnership entered into a lease, expiring in 2001, for 7,920
square feet of office space, at an annual rental of approximately $153,000. The
Partnership has sublet to certain affiliates of API 3,205 square feet at an
annual rental of approximately $62,000,
21
resulting in a net annual rental of approximately $91,000. Affiliates of API
reimbursed the Partnership for approximately $62,000 in rent paid by the
Partnership on its behalf during 1997 in connection with the new lease. The
prior lease, which was terminated, provided for approximately 6,900 square feet
at an annual rental of $155,000 to the Partnership. In addition, the Partnership
and the Affiliate received a lease termination fee of $350,000 allocated
$175,000 to the Partnership and $175,000 to the Affiliate. Such allocations and
the terms of the sublease were reviewed and approved by API's board of
directors' Audit Committee (the "Audit Committee"). In addition, in 1997 the
Partnership entered into a license agreement for a portion of office space from
an affiliate of API. The license agreement dated as of February 1, 1997 expires
May 22, 2004 unless sooner terminated in accordance with the agreement. Pursuant
to the license agreement, the Partnership has the non-exclusive use of
approximately 3,547 square feet of office space and common areas (of an
aggregate 21,123 rentable square feet sublet by such affiliate) for which it
pays $17,067.78 per month, together with 16.79% of certain "additional rent". In
1997, the Partnership paid an affiliate of API $68,747 of rent in connection
with this licensing agreement. In connection with the build-out of the space,
the Partnership reimbursed such affiliate $486,989, representing the
Partnership's allocable share of such costs net of a pro rata share of the
sub-lessor's allowance for such build-out. The terms of such sublease were
reviewed and approved by the Audit Committee. The Partnership was paid by API
for payroll and certain other expenses $34,000 and $50,000 in 1997 and 1996,
respectively.
Additional Information. The Partnership is subject to the information and
reporting requirements of the Exchange Act, and in accordance therewith is
required to file reports and other information with the Commission relating to
its business, financial condition and other matters. Such reports and other
information may be inspected at the public reference facilities maintained by
the Commission at Room 1024, Judiciary Plaza, 450 Fifth Street, N.W.,
Washington, D.C. 20549, and are available for inspection and copying at the
regional offices of the Commission located in Northwestern Atrium Center, 500
West Madison Street, Suite 1400, Chicago, Illinois 60661 and at 7 World Trade
Center, 13th Floor, New York, New York 10048 and at the Commission's World Wide
Website at http://www.sec.gov. Copies of such material can also be obtained from
the Public Reference Room of the Commission in Washington, D.C. at prescribed
rates. In addition, the Purchaser will provide such material to Holders upon
request at the cost of the Purchaser.
SECTION 10. INFORMATION CONCERNING THE PURCHASER AND CERTAIN AFFILIATES
OF THE PURCHASER.
The Purchaser is a Delaware limited liability company, formed in November
1998. The Purchaser has no assets and has engaged in no transactions prior to
the date hereof. The sole member of the Purchaser is High Coast. High Coast's
sole assets consist of approximately $800,000 in cash and its ownership of
31,515,044 Units and 6,642,067 Preferred Units and its does not currently have
any other interests or liabilities. The general partner of High Coast, Beckton
is directly 100% owned by Mr. Icahn and the limited partners of High Coast, ACF
and Tortoise are indirectly, more than 99% owned by Mr. Icahn. Beckton is a
Delaware corporation, formed in November 1998. Beckton has no assets other than
its interest in High Coast and its ownership of all of the stock of API and has
engaged in no transactions prior to the date hereof.
Funding for the Offer will be provided by Unicorn Associates
Corporation. (See Section 11 - "Source of Funds").
The address of the principal office of the Purchaser, Beckton and High
Coast is 100 South Bedford Road, Mount Kisco, New York 10549. Mr. Icahn's
business address is c/o Icahn & Co., Inc., One Wall Street Court, New York, New
York 10005.
22
Mr. Icahn's present principal occupation or employment is set forth on
Schedule II attached hereto and is incorporated herein by reference. Also set
forth on Schedule II and incorporated herein by reference are Mr. Icahn's
material occupations, positions, offices or employments during the past five
years, including the principal business and address of any business, corporation
or other organization in which such occupation, position, office or employment
was carried on.
Neither the Purchaser nor High Coast has any executive officer or
director. The name, position, citizenship, business address, present principal
occupation or employment, material occupations, positions, offices or
employments during the past five years and the principal business address of any
business corporation or other organization in which such occupation, position,
office or employment was carried on, of each executive officer and director of
Beckton, the sole general partner of High Coast, are set forth on Schedule II
attached hereto and are incorporated herein by reference.
Neither the Purchaser, High Coast, Beckton, Mr. Icahn, nor any executive
officer or director of any of the foregoing, has been, during the past five
years, (a) convicted in a criminal proceeding (excluding traffic violations or
similar misdemeanors) or (b) a party to a civil proceeding of a judicial or
administrative body of competent jurisdiction and as a result of such proceeding
was or is subject to a judgment, decree or final order enjoining future
violations of, or prohibiting activities subject to, federal or state securities
laws or a finding of any violation of such laws.
Except as set forth in this Offer to Purchase: (i) neither the Purchaser,
High Coast, Beckton, Mr. Icahn nor, to the best of the Purchaser's knowledge,
any of the persons listed on Schedule II, nor any affiliate of the foregoing
beneficially owns or has a right to acquire any Units; (ii) neither the
Purchaser, High Coast, Beckton, Mr. Icahn nor, to the best of the Purchaser's
knowledge, any of the persons listed on Schedule II, nor any affiliate of the
foregoing has effected any transaction in the Units within the past 60 days;
(iii) neither the Purchaser, High Coast, Beckton, Mr. Icahn nor, to the best of
the Purchaser's knowledge, any of the persons listed on Schedule II nor any
affiliate of the foregoing has any contract, arrangement, understanding or
relationship with any other person with respect to any securities of the
Partnership, including, but not limited to, contracts, arrangements,
understandings or relationships concerning the transfer or voting thereof, joint
ventures, loan or option arrangements, puts or calls, guarantees of loans,
guarantees against loss or the giving or withholding of proxies; (iv) there have
been no transactions or business relationships which would be required to be
disclosed under the rules and regulations of the Commission between any of the
Purchaser, High Coast, Beckton, Mr. Icahn or, to the best of the Purchaser's
knowledge, any of the persons listed on Schedule II, on the one hand, and the
Partnership or its affiliates, on the other hand; and (v) since the commencement
of the Partnership's third full fiscal year preceding the date of this Offer to
Purchase there have been no contracts, negotiations, or transactions between the
Purchaser, High Coast, Beckton, Mr. Icahn or, to the best of the Purchaser's
knowledge, any of the persons listed on Schedule II, on the one hand, and the
Partnership or its affiliates, on the other hand, concerning a merger,
consolidation or acquisition, tender offer or other acquisition of securities,
an election of directors or a sale or other transfer of a material amount of
assets.
Pension Liability Considerations. ERISA and the Code require that a
contributing sponsor ("Sponsor") of a defined benefit pension plan ("Pension
Plan") subject to ERISA and the Code make certain minimum funding contributions
to fund the benefits that participants accrue under the Pension Plan. Upon
termination of a Pension Plan, its Sponsor is liable for any unfunded benefit
liabilities that exist at the time of termination ("Termination Liabilities").
Liability for minimum funding contributions and Termination Liabilities under a
Pension Plan extends, jointly and severally, to each member of a Sponsor's
"controlled group" (generally defined to include parent entities and their 80%
owned subsidiaries and certain brother-sister entities). Moreover, upon the
failure to make minimum funding contributions in excess of $1 million when due
or pay Termination Liabilities after demand by the Pension Benefit Guaranty
Corporation (the "PBGC"), liens in favor of the relevant Pension Plans or the
PBGC, respectively, would attach to the assets of all members of the Sponsor's
controlled group.
23
If more than approximately 4.8 million Units are tendered to the
Purchaser and accepted for payment, Mr. Icahn will indirectly own more than an
80% interest in the Partnership and the Partnership will be deemed to be a
member of the Controlled Group which includes ACF Industries Incorporated
("ACF") and an ACF subsidiary, Pichin Corp. ("Pichin"), by virtue of Mr. Icahn's
direct and indirect ownership of at least 80% of such entities. However, the
determination of whether the Partnership will be deemed to be a member of the
Controlled Group involves some degree of uncertainty. For example, although the
foregoing analysis is based on the book value of the Units and Preferred Units,
it is possible that the determination of ownership interest should be made on
the basis of market values rather than on book values. If it is correct to base
such determination on an analysis of market values, then based on current market
prices Mr. Icahn may indirectly own more than 80% in the Partnership, and the
Partnership may be deemed a member of the Controlled Group, if approximately 4.4
million Units are tendered to the Purchaser and accepted for payment.
In addition, Mr. Icahn's failure to acquire 4.8 (or 4.4) million Units
may not preclude the Partnership from becoming a member of the Controlled Group
in the future. The ownership test for controlled group membership is based upon
an 80% ownership of either a partnership's capital or profits interest. Because
Mr. Icahn owns in excess of 80% of the Preferred Units, the Partnership may be
viewed as a member of the Controlled Group in any year in which distributions
with respect to the Preferred Units are a substantial portion of the
Partnership's profits, if such distributions are viewed as a profits interest.
Currently, the Partnership's profits are well in excess of the amount of
distributions with respect to the Preferred Units and, in any case, it is
uncertain that distributions on the Preferred Units would be viewed as a profits
interest for this purpose. Similarly, since the Partnership's equity held by
holders of Preferred Units increases every year as a result of the distributions
on the Preferred Units, if such equity increases disproportionately faster
relative to the equity of the Holders of Units, then even if Mr. Icahn does not
acquire more than 4.4 million units, the Partnership could still become a member
of the Controlled Group in a future year.
ACF and other members of the Controlled Group sponsor several Pension
Plans ("ACF Pension Plans") (not including the TWA Plans described below) which
are underfunded in the aggregate by approximately $26 million on an ongoing
actuarial basis as of the first day of each plan's current plan year, and by
approximately $91 million if each of the ACF Pension Plans would have been
terminated on such date and the PBGC's actuarial assumptions were applied. The
liability upon plan termination could be more or less than this amount depending
on future changes in promised benefits, investment returns, the assumptions used
to calculate the liability and the outcome of any litigation relating to the
amount of liability. If the Partnership becomes part of the Controlled Group,
the Partnership would be jointly and severally liable for any failure of ACF or
any other member of the Controlled Group to make minimum funding contributions
or pay Termination Liabilities with respect to the ACF Pension Plans. The PBGC
could demand that the Partnership pay the liabilities and could, at its
discretion, enforce against the assets of the Partnership the statutory liens
arising from any such failure.
Pursuant to a settlement (the "Settlement") entered into in 1993 by the
PBGC and TWA, among others, in connection with the Chapter 11 bankruptcy case of
TWA, as amended and revised to date, Pichin became the Sponsor directly liable
for minimum funding obligations of the Pension Plans for Trans World Airlines
("TWA") employees (the "TWA Plans"), which TWA Plans had theretofore been
frozen. If the Partnership is deemed to be a member of the Controlled Group it
would be jointly and severally liable, together with all other entities in the
Controlled Group, for minimum funding obligations of the TWA Plans. However,
Pichin has the right under the Settlement to terminate the obligation to make
minimum funding payments for future periods by causing a termination of the TWA
Plans. In the event of any such termination, under the Settlement payments for
any Termination Liabilities in respect of the TWA Plans ("Termination Payments")
are required to commence 18 months after the date of termination and are limited
to 8 annual payments of $30 million each. However, the PBGC's recourse under the
Settlement with respect to the Termination Payments is limited to the collateral
pledged to secure such Termination Payments. Control over making the minimum
funding payments and the determination of whether to seek termination of the TWA
Plans ultimately will be in the control of Mr. Icahn.
24
Because of the current underfunded status of the ACF Pension Plans and
the TWA Plans, certain members of the Controlled Group, which may include the
Partnership if more than approximately 4.4 million Units are tendered to the
Purchaser pursuant to the Offer and accepted for payment, are subject to 30-day
advance reporting to the PBGC of certain corporate transactions that are deemed
to be "reportable events" under ERISA. Such reportable events include, among
other things, any transaction which would result in a Controlled Group member
leaving the Controlled Group, and certain extraordinary dividends and stock
redemptions. Thus, any transaction in which the Partnership would cease to be a
member of the Controlled Group after having become such a member (such as the
issuance of additional Units so as to dilute Mr. Icahn's interest below 80%),
and certain extraordinary distributions and redemptions with respect to the
Units, would be subject to the 30-day advance reporting requirements. Generally,
while the PBGC has no authority to enjoin any such reportable event, the PBGC
could institute proceedings to terminate one or more of the ACF Pension Plans
and/or the TWA Plans, thus triggering Termination Liabilities for members of the
Controlled Group, if it reasonably expects that any such event presents an
unreasonable increase in the possible long-run loss of the PBGC with respect to
such plans.
In connection with the Offer, Starfire , which is directly 100% owned by
Mr. Icahn, delivered to API an undertaking (the "Indemnity"), pursuant to which
it would undertake to indemnify and hold the Partnership harmless from all
losses, costs and expenses resulting from the imposition of any minimum funding
or termination liabilities, as described above, on the Partnership or its
assets. The Indemnity provides, among other things, that so long as such
contingent liabilities exist and could be imposed on the Partnership, Starfire
will not make any distributions to its stockholders that would reduce its net
worth to less than $250 million. Starfire is permitted to delegate its duties
under the Indemnity (and therefore cease to be obligated thereunder) to Mr.
Icahn, or to any entity affiliated with Mr. Icahn provided that such entity has
a net worth of greater than the lesser of: (i) $250 million, or (ii) the net
worth of Starfire (or the person then obligated under the Indemnity) at the time
of such delegation. The Indemnity provides that it will become effective if the
Purchaser acquires, pursuant to the Offer, a number of Units such that the
Partnership is deemed under ERISA or the Code to be a member of the Controlled
Group.
Set forth below is audited financial information with respect to Starfire
and its consolidated subsidiaries. Starfire is not subject to periodic reporting
requirements under the Exchange Act.
25
STARFIRE HOLDING CORPORATION AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEET
December 31, 1997
(Dollars in millions)
--------------------------------------------------------------------------------
ASSETS
Current Assets:
Cash and cash equivalents (including reverse repurchase
agreements of $343 in 1997) $ 551
Marketable securities, at market value 80
Receivables:
Trade receivables, net of allowance for doubtful
accounts (52 in 1997) 59
Receivable from brokers and dealers 117
Interest and dividends 15
Inventories 59
Prepaid expenses and other assets 40
-------
Total current assets 921
-------
Property, plant and equipment:
Land 2
Manufacturing facilities 118
Specialized railroad cars leased to others 1,670
Other 11
-------
1,801
Less accumulated depreciation and amortization 677
-------
Net property, plant and equipment 1,124
-------
Investments in other partnerships 978
Amounts due from affiliates 211
Investment in sales-type lease 170
Total assets $3,404
=======
LIABILITIES AND SHAREHOLDER'S EQUITY
Current liabilities:
Short-term debt $ 497
Securities sold, not yet purchased 83
Note payable 1
Trade payables 64
Accrued expenses:
Salaries, wages and employee benefits 5
Interest 19
Other 41
-------
Total current liabilities 710
Long-term debt 1,309
Deferred income taxes, net 292
Phase-out reserve, less current portion 73
Other liabilities 122
-------
Total liabilities 2,506
-------
Shareholder's equity:
Common stock, voting, $.10 par; authorized 10,000
shares, issued 579 shares --
Retained earnings 920
Minimum pension liability adjustment, net of taxes (13)
Common stock held in treasury, 15 shares (1)
Unrealized gains (losses) on marketable securities, net of
taxes of $(5) in 1997 (8)
-------
Total shareholder's equity 898
-------
Total liabilities and shareholder's equity $ 3,404
=======
26
STARFIRE HOLDING CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF INCOME
Year Ended December 31, 1997
(Dollars in millions)
--------------------------------------------------------------------------------
Revenues:
Railcar rentals and services $ 205
Ticket sales 201
Manufacturing operations 297
Equity in earnings of partnerships 160
Gain on sales-type lease 154
Investment income, net 63
Other 46
--------
Total revenues 1,126
========
Costs and expenses:
Fleet operating expenses 27
Cost of ticket sales 151
Cost of manufacturing 264
Selling, administrative and other expenses 93
Depreciation and amortization 52
Interest 128
Phase-out reserve expense 1
--------
Total costs and expenses 716
--------
Income before income taxes and extraordinary item 410
--------
Income tax expense 146
--------
Income before extraordinary item 264
Early extinguishment of debt, net of taxes of $15 20
--------
Net income $ 244
-------
SECTION 11. SOURCE OF FUNDS.
The Purchaser is a newly formed entity. The Purchaser expects that
approximately $105,000,000 (exclusive of fees and expenses) will be required to
purchase 10 million Units, if tendered. The Purchaser will obtain the funds
necessary to complete the Offer from a capital contribution from High Coast.
High Coast will obtain such funds from a capital contribution from its limited
partner, Tortoise which will in turn receive the same as an indirect capital
contribution from Unicorn Associates Corporation ("Unicorn"). Mr. Icahn, the
direct or indirect owner of more than 99% of the ownership interest of the above
entities, will cause the capital contributions referred to above to be made.
Set forth below is financial information with respect to Unicorn and
its consolidated subsidiaries. Unicorn is not subject to periodic reporting
requirements under the Exchange Act. The financial information set forth below
with respect to Unicorn is unaudited. Unicorn does not prepare audited financial
statements in the ordinary course of its business and, accordingly, such audited
financial statements were not available or obtainable without unreasonable cost
or expense.
27
UNICORN ASSOCIATES CORPORATION AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEET
September 30, 1998
(in millions)
(unaudited)
-------------------------------------------------------------------------------
ASSETS
Cash and cash equivalents $ 197.5
Marketable securities 72.0
Receivables:
Accrued interest 0.2
Notes 17.9
Amounts due from brokers 79.1
Investments in partnerships 1,038.1
Amounts due from affiliates 89.1
Deferred charges, deposits and other assets 1.0
----------
Total assets 1,494.9
==========
LIABILITIES AND SHAREHOLDER'S EQUITY
Liabilities
Income taxes payable 25.6
Securities sold, not yet purchased 52.3
Deferred income taxes 10.0
----------
Total liabilities 87.9
----------
Shareholder's equity:
Common stock, no par value per share, 3,000 shares
authorized. 1,002 shares issued and outstanding 1,157.8
Retained earnings 293.4
Unrealized holding losses on marketable securities
net of taxes of $16.8 million (44.2)
----------
Total shareholder's equity 1,407.0
----------
Total liabilities and shareholder's equity $ 1,494.9
==========
CONSOLIDATED STATEMENT OF OPERATIONS
Nine Months Ended September 30, 1998
(in millions)
(unaudited)
-------------------------------------------------------------------------------
Nine Months Ended
September 30, 1998
------------------
Revenues
Interest and other income $ 31.1
Equity in earnings of partnerships 50.2
Net realized gains 5.9
---------
Total revenues 87.2
---------
Cost and expenses:
Interest expense 5.1
Other expenses 0.3
---------
Total cost and expenses 5.4
---------
Income before income tax expense 81.8
Income tax expense 31.1
---------
Net income $ 50.7
========
28
SECTION 12. PRICE RANGE OF UNITS
The Units are traded on the NYSE under the symbol "ACP." Trading on the
NYSE commenced July 23, 1987, and the range of high and low market prices for
the Depositary Units on the New York Stock Exchange Composite Tape (as reported
by The Wall Street Journal) from March 31, 1996 through September 30, 1998 is as
follows:
Quarter Ended: High Low
-------------- ---- ---
March 31, 1996 $ 9.375 $ 8.625
June 30, 1996 9.125 8.875
September 30, 1996 9.125 8.625
December 31, 1996 9.25 8.875
March 31, 1997 11.75 9.125
June 30, 1997 14.25 9.875
September 30, 1997 13.625 10.625
December 31, 1997 11.375 9.4375
March 31, 1998 11.50 9.8125
June 30, 1998 10.75 9.75
September 30, 1998 10.25 8.0625
The last sales price of the Units on the last full trading day prior to
the date of announcement of the Offer, as reported by the New York Stock
Exchange Composite Tape (as reported by The Wall Street Journal) was $7 1/4 per
Unit.
SECTION 13. PURCHASE PRICE CONSIDERATIONS.
Background. The Purchaser has set the Purchase Price at $10.50 net per
Unit. The Purchase Price represents the price at which the Purchaser is willing
to purchase Units. No independent person has been retained by the Purchaser to
evaluate or render any opinion with respect to the fairness of the Purchase
Price and no representation is made by the Purchaser or any affiliate of the
Purchaser as to such fairness. Limited Partners are urged to consider carefully
all of the information contained in the Offer to Purchase and related documents
and consult with their own advisors, tax, financial or otherwise, in evaluating
the terms of the Offer, before deciding whether to tender Units.
The Purchaser is making the Offer because it believes that the Units
represent an attractive long-term investment at the Purchase Price, which has
been established by the Purchaser. There can be no assurance, however, that this
judgment is correct, and, as a result, ownership of Units (either by the
Purchaser or Holders who retain their Units) will remain a speculative
investment.
The Partnership has not made any distributions to Holders for the last
four years (other than in connection with the 1997 Rights Offering (see Section
9 - "Certain Information Concerning the Partnership") and a similar rights
offering conducted by the Partnership in March, 1995). The Partnership has
stated its belief in its public filings that excess cash should be used to
enhance long-term Holder value through investments in assets and companies with
assets undervalued by the market. Mr. Icahn, the indirect owner of all of the
ownership interest of API, the general partner of the Partnership, believes the
Partnership should continue to hold and invest, rather than distribute, cash and
that the cash assets of the Partnership should be applied prudently to: (i)
enhance the Partnerships existing properties; (ii) support the Partnership's
existing debt and property maintenance obligations; and (iii) provide
opportunities to the Partnership for additional investments in and
29
relating to real property, including, without limitation, land and land
development, and securities, including, without limitation, high yield bonds, on
a domestic and international basis, as appropriate opportunities arise. In
addition, Mr. Icahn does not believe that it is an appropriate time for any
substantial dispositions of the Partnership's real property assets.
The Purchaser believes, based on communications received by the
Partnership, that certain Holders may disagree with the Partnership's plans
regarding distributions and the use of cash outlined above or may otherwise
desire to derive cash from their investment in the near term. The Offer gives
Holders the opportunity to sell their Units at a premium over the current market
price for the Units.
Assistance by Partnership Employees. The Purchaser was assisted in its
updating, gathering and review of data and in its preparation, analysis,
calculations and estimations of the values set forth in the Offer to Purchase by
certain employees of the Partnership. Any reference herein to any updating,
gathering and review of data, or any preparation, analysis, calculation,
estimation or similar activity by the Purchaser, includes the activities of such
persons. The Purchaser will reimburse the Partnership for all costs, salary and
related items incurred by the Partnership in respect of such employees based
upon the time spent providing such assistance to the Purchaser.
Estimate of Liquidation Value. In connection with the Offer, the
Purchaser estimated the liquidation value of the Partnerships assets to be
$18.36 per Unit or $16.45 per Unit on a fully diluted basis.1 The Purchaser's
estimate of liquidation value per Unit is based on a hypothetical sale of all of
the Partnership's properties and the distribution to the Holders and API of the
gross proceeds of such sales, net of related indebtedness, together with the
Partnership's cash, proceeds from security investments including stocks, bonds,
and limited partnership interests and all other assets that are believed to have
liquidation value, after provision in full for all of the Partnership's other
known liabilities and after giving effect to the estimated costs associated with
winding up the Partnership, which may include real estate transaction costs such
as brokerage commissions, legal fees, title costs, closing expenses etc.
Additionally, estimated brokerage expenses incurred in selling securities and
the costs associated with winding up the Partnership were deducted.
The Purchaser's analysis of liquidation value described herein is
merely theoretical, assumes the availability of a willing buyer and may not
itself reflect the value of the Units because, among other things: (i) there is
no assurance that any such liquidation could occur in the foreseeable future;
and (ii) any liquidation in which the estimated values contemplated herein might
be realized could take an extended period of time (at least a year and quite
possibly significantly longer, with the exception of cash and marketable
securities) during which the Partnership and its partners would continue to be
exposed to the risk of fluctuations in asset values because of changing market
conditions and other factors. For any property sales in which the Partnership
would be required to indemnify the buyer for matters arising after the closing,
a portion of the sales proceeds could be held by the Partnership until all
possible claims were satisfied, further extending the delay in the receipt by
the Holders of liquidating proceeds. Because of these factors, the Purchaser
believes the actual current value of a Unit may be less then its estimate of the
liquidation value. Conversely, there is a possibility that the value realizable
in an orderly liquidation could be greater then the estimated liquidation value.
A reduction in operating expenses or an increase in rental revenues would result
in a higher liquidation value under the method described above. Similarly, a
higher liquidation value would result if a buyer applied lower capitalization
rates (reflecting a willingness to accept a lower rate of return on its
investment) to the net operating income generated by the
--------
1 In estimating the diluted liquidation value per Unit in the Offer,
the Purchaser divided the estimated net liquidation value attributable to
limited partner interests by the number of Units and Unit equivalents
outstanding. For this purpose, the Preferred Units were treated as Unit
equivalents based on the methodology for the redemption of Preferred Units in
exchange for Units as set forth in the Partnership Agreement.
30
Partnership's properties than the capitalization rates applied by the Purchaser
as discussed below. Additionally, stocks, bonds and other securities may be
subject to significant market swings. The analysis described in this Section 13,
is based on a series of assumptions, some of which may not be correct.
Accordingly, this analysis should be viewed as indicative of the Purchaser's
approach to valuing Units and not as any way predictive of the likely result of
any future transaction.
Methodology To Determine Gross Real Estate Value. In arriving at the liquidation
value, the Purchaser reviewed the actual lease terms, property cash flow history
and performance measures, any other existing file information (property
descriptions, photographs, site and/or building plans, third-party appraisals
(if any), internal engineering inspection reports, market studies, etc.) where
available, for each specific property.
The Purchaser generally contacted a real estate professional
(commercial sales broker, leasing broker, investor or appraiser) at the time of
the valuation in each local market who was familiar with the subject property's
location and the local real estate marketplace to update the file on market
conditions. Often time, this local professional had previously been contacted
and may have inspected the property or site location previously. These
professionals were consulted for their opinions regarding market rents,
capitalization rates and/or other valuation parameters for similar properties in
the local market, and for information regarding neighborhood trends, demographic
data and trends, adjacent uses, visibility and accessibility issues, supply and
demand trends for the property type and the market under review, or other
significant attributes of the property or market area, to the extent they had
such knowledge.
Utilizing the information generated from internal sources and files and
market information from local real estate professionals, the Purchaser made a
judgement as to the appropriate methodology and parameters for the valuation of
each individual property (capitalization rates, discount rates, market rents,
renewal assumptions, etc) and, utilizing existing lease or property cash flow
information, came to a value conclusion. In the majority of cases, the "Income
Capitalization Approach" to value was utilized (either direct capitalization or
discounted cash flow analysis) to determine the gross value of the Partnership's
real estate assets (the "Gross Real Estate Value"). The Income Capitalization
Approach derives an estimate of value by converting the anticipated economic
benefits of owning property into a value estimate through capitalization. This
approach is based on the principle of "anticipation," which holds that investors
recognize the relationship between an asset's income and its value. In order to
value the economic benefits of a property, potential income and expenses must be
estimated, and the most appropriate capitalization method must be selected. The
two most common methods of converting net income into value are direct
capitalization and discounted cash flow analysis. In direct capitalization, net
operating income is divided by an overall rate extracted from market sales to
indicate a value. In the discounted cash flow method, anticipated future net
income streams and a reversionary value are discounted to an estimate of net
present value at a chosen discount rate (internal rate of return).
Since most of the portfolio real estate assets are single-tenanted,
net-leased transactions, a direct capitalization approach was often the basis
for the analysis (applying a capitalization rate typically between 9% and 12% to
current or projected net operating income). In situations where the rent was
approximately the same as the market rent for the property, the capitalization
rate reflected the quality of the tenant, length of the lease, quality of the
physical asset and site, and market conditions (including level of investor
activity). In certain situations the current lease payments were determined to
be significantly greater then the market rent, in which case a discounted cash
flow analysis was employed so that the valuation would reflect the premium value
of the above-market lease as well as the new lower rent projected upon
re-leasing and the financial risks associated with the expiration of the lease
(leasing commissions, allowances for tenant improvements, capital improvements
to the building and rent loss during re-tenanting). The discount rate utilized
in this discounted cash flow analysis was generally between 11% and 13%.
31
In situations where current contractual rent was significantly below
market rent, the capitalization rate was adjusted downward from the perceived
market capitalization rate for the subject property to account for the increase
in cash flow that may materialize at lease expiration when either the current
tenant renews or a new tenant is procured at the increased rental rate. However,
most of the below-market leases in the portfolio have long-term renewal options
at the same contractual rent, a reduced contractual rent, or a stepped up rent
that will still be significantly below the perceived market rent; in these
cases, the tenants leasehold interest has continuing economic value and the
tenant is motivated to exercise these renewal options, reducing the "upside" or
opportunity for the landlord to increase cash flow. In these cases, the direct
capitalization rate was generally employed where a capitalization rate of
usually 9-10% was applied to existing rent. A higher capitalization rate was
sometimes used if the tenant was not deemed to have a strong credit profile and
the property was potentially difficult to re-tenant (if the tenant were to
default or choose not to exercise their option(s)).
For properties that were purchased within the past twelve months, the
actual purchase price funded by the Partnership was generally used as the
primarily tool in determining the current value unless there were significant
developments affecting the property's value since the acquisition date.
Multi-tenanted property valuations generally utilized the 1998 budgeted
cash flow or actual operating results (generally defined as gross rent
collections less an allowance for bad debt minus operating expenses and reserves
for capital expenditures), and applied a capitalization rate which was
consistent with the quality of the property and property type, resulting in a
value by the direct capitalization approach.
Land held for future development was valued based on either third-party
appraisals or information provided by local brokers as to the potential proceeds
which would be generated by a bulk sale of the remaining residential lots. A
discount would be incorporated for land for which all development approvals have
not yet been obtained.
Determination of Liquidation Value. In estimating the liquidation value
per Unit, the Purchaser adjusted the Gross Real Estate Value estimate,
determined in the manner set forth above, of $511,925,000 to reflect the
Partnership's other assets and liabilities. Specifically, the Purchaser added
the amounts of cash, treasury bills, stocks and bonds, limited partnership
interest, accounts receivable ($654,213,600) and subtracted the debt encumbering
the Partnership's assets including the face value of the Preferred Units
($261,734,182) and all other liabilities as of November 1, 1998 ($11,499,000).
The Purchaser then deducted $29,153,465, representing a reserve equal to 2.5% of
the total asset estimate (which represents the Purchaser's estimate of the
probable costs of brokerage commissions, real estate transfer taxes, pre-payment
penalties, legal and other expenses relating to the termination of the
Partnership). The net result, $863,751,953, was further adjusted for the 1.99%
interest which is required to be allocated to API in accordance with the
Partnership Agreement. This resulted in an aggregate value of $846,563,289
resulting in a net liquidation value of: $18.36 per Unit or $16.45 per Unit on a
fully diluted basis. This represents the Purchaser's estimate of the aggregate
net liquidation proceeds which could be realized on an orderly liquidation of
the Partnership, based on the assumptions implicit in the calculations described
above.
SECTION 14. CONDITIONS OF THE OFFER.
Notwithstanding any other term of the Offer, the Purchaser will not be
required to accept for payment or to pay for any Units tendered if all
authorizations, consents, orders or approvals of, or declarations or filings
with, or expiration of waiting periods imposed by, any court, administrative
agency or commission or other governmental authority or instrumentality,
domestic or foreign, necessary for the consummation of the transactions
contemplated by the Offer shall not have been filed, occurred or been obtained.
Furthermore, notwithstanding any other term of the Offer and in addition to the
Purchaser's right to withdraw or amend the Offer at any time before the
Expiration Date, the Purchaser will not be required to accept for payment or pay
for
32
any Units not theretofore accepted for payment or paid for and may terminate the
Offer as to such Units if, at any time on or after the date of the Offer and
before the acceptance of such Units for payment or the payment therefor, any of
the following conditions exists:
(a) a preliminary or permanent injunction or other order of
any federal or state court, government or governmental authority or
agency shall have been issued and shall remain in effect which: (i)
makes illegal, delays or otherwise directly or indirectly restrains or
prohibits the making of the Offer or the acceptance for payment,
purchase of or payment for any Units by the Purchaser; (ii) imposes or
confirms limitations on the ability of the Purchaser effectively to
exercise full rights of ownership of any Units, including, without
limitation, the right to vote any Units acquired by the Purchaser
pursuant to the Offer or otherwise on all matters properly presented to
the Partnership's Holders; (iii) imposes or confirms limitations on the
ability of the Purchaser to fully exercise the voting rights conferred
pursuant to its appointment as proxy in respect of all tendered Units
which it accepts for payment; or (iv) requires divestiture by the
Purchaser of any Units (except, in any such case, as expressly
contemplated by the Agreement);
(b) there shall be any action taken, or any statute, rule,
regulation or order proposed, enacted, enforced, promulgated, issued or
deemed applicable to the Offer by any federal or state court,
government or governmental authority or agency, which might, directly
or indirectly, result in any of the consequences referred to in clauses
(i) through (iv) of paragraph (a) above;
(c) any change or development shall have occurred or been
threatened since the date of the Offer to Purchase, in the business,
properties, assets, liabilities, financial condition, operations,
results of operations, or prospects of the Partnership, which is
outside the ordinary course of the Partnership's business or may be
materially adverse to the Partnership, or the Purchaser shall have
become aware of any fact that does or may have a material adverse
effect on the value of the Units;
(d) there shall have occurred: (i) any general suspension of
trading in, or limitation on prices for, securities on any national
securities exchange or in the over-the-counter market in the United
States; (ii) a declaration of a banking moratorium or any suspension of
payments in respect of banks in the United States; (iii) any limitation
by any governmental authority on, or other event which might affect,
the extension of credit by lending institutions or result in any
imposition of currency controls in the United States; (iv) a
commencement of a war or armed hostilities or other national or
international calamity directly or indirectly involving the United
States; (v) a material change in United States or other currency
exchange rates or a suspension or a limitation on the markets thereof;
or (vi) in the case of any of the foregoing existing at the time of the
commencement of the Offer, a material acceleration or worsening
thereof;
(e) there shall have been threatened, instituted or pending
any action or proceeding before any court or governmental agency or
other regulatory or administrative agency or commission or by any other
person, challenging the acquisition of any Units pursuant to the Offer
or otherwise directly or indirectly relating to the Offer, or
otherwise, in the judgment of the Purchaser, adversely affecting the
Purchaser or the Partnership or causing any material diminution of the
benefits to be derived by the Purchaser as a result of the transactions
contemplated by the Offer;
(f) a tender offer or exchange offer for some or all of the
Units is made or publicly announced or proposed to be made,
supplemented or amended by any person other than the Purchaser; or
33
(g) in the Purchaser's judgment, the purchase of Units
pursuant to the Offer would be reasonably likely to: (i) cause the
Units to be held of record by less than 300 persons; or (ii) cause the
Units to be delisted from the NYSE.
The foregoing conditions are for the sole benefit of the Purchaser and
may be asserted by the Purchaser regardless of the circumstances giving rise to
such conditions or may be waived by the Purchaser in whole or in part at any
time and from time to time in its sole discretion. Any determination by the
Purchaser concerning the events described above will be final and binding upon
all parties.
SECTION 15. INTEREST IN THE SECURITIES OF THE PARTNERSHIP
The Purchaser's sole member, High Coast, owns 31,515,044 Units or
approximately 68.4% of the Units outstanding and 6,642,067 Preferred Units or
approximately 86.5% of the Preferred Units outstanding. To the best knowledge of
the Purchaser no officer or director of the Partnership or its general partner
owns any Units, other than Mr. Icahn.
The Partnership purchased 100,000 Units on October 16, 1998 at a price
of $73/8 per Unit pursuant to its repurchase program through a block trade on
the NYSE. Other than as provided in the preceding sentence, no transaction has
been effected in the Units by the Purchaser or its affiliates (including Mr.
Icahn and his affiliates) or any officer, director or associate of the
Purchaser, in the last 60 days.
SECTION 16. CERTAIN LEGAL MATTERS.
General. Except as set forth in this Section 16, the Purchaser is not
aware of any licenses or regulatory permits that would be material to the
business of the Partnership, taken as a whole, and that might be adversely
affected by the Purchaser's acquisition of Units as contemplated herein, or any
filings, approvals or other actions by or with any domestic or foreign
governmental authority or administrative or regulatory agency that would be
required prior to the acquisition of Units by the Purchaser pursuant to the
Offer as contemplated herein. While there is no present intent to delay the
purchase of Units tendered pursuant to the Offer pending receipt of any such
additional approval or the taking of any such action, there can be no assurance
that any such additional approval or action, if needed, would be obtained
without substantial conditions or that adverse consequences might not result to
the Partnership's business, or that certain parts of the Partnership's business
might not have to be disposed of or other substantial conditions complied with
in order to obtain such approval or action, any of which could cause the
Purchaser to elect to terminate the Offer without purchasing Units thereunder.
The Purchaser's obligation to purchase and pay for Units is subject to certain
conditions, including conditions related to the legal matters discussed in this
Section 16.
Antitrust. Under the Hart-Scott-Rodino Antitrust Improvements Act of
1976, as amended (the "HSR Act"), and the rules and regulations that have been
promulgated thereunder by the Federal Trade Commission (the "FTC"), certain
acquisition transactions may not be consummated until certain information and
documentary material is filed with the FTC and the Antitrust Division of the
Department of Justice, and certain waiting period requirements have been
satisfied. The Purchaser does not believe any filing is required under the HSR
Act with respect to its acquisition of Units contemplated by the Offer.
State Laws. The Purchaser is not aware of any jurisdiction in which the
making of the Offer is not in compliance with applicable law. If the Purchaser
becomes aware of any jurisdiction in which the making of the Offer would not be
in compliance with applicable law, the Purchaser will make a good faith effort
to comply with any such law. If, after such good faith effort, the Purchaser
cannot comply with any such law, the Offer will not
34
be made to (nor will tenders be accepted from or on behalf of) Holders residing
in any such jurisdiction. In those jurisdictions whose securities or blue sky
laws require the Offer to be made by a licensed broker or dealer, the Offer
shall be made on behalf of the Purchaser, if at all, only by one or more
registered brokers or dealers licensed under the laws of that jurisdiction.
SECTION 17. FEES AND EXPENSES.
Except as set forth in this Section 17, the Purchaser will not pay any
fees or commissions to any broker, dealer or other person for soliciting tenders
of Units pursuant to the Offer. The Purchaser has retained Harris Trust Company
of New York to act as Depositary and Beacon Hill Partners, Inc. to act as
Information Agent in connection with the Offer. The Purchaser will pay the
Depositary and Information Agent reasonable and customary compensation for their
services in connection with the Offer, plus reimbursement for out-of-pocket
expenses, and will indemnify the Depositary and Information Agent against
certain liabilities and expenses in connection therewith, including liabilities
under the federal securities laws. The Purchaser will also reimburse the
Partnership in respect of certain amounts in connection with the assistance
provided by employees of the Partnership to the Purchaser. (See Section 13 -
"Purchase Price Considerations). The Purchaser will also pay all costs and
expenses of printing and mailing the Offer and its legal fees and expenses.
SECTION 18. MISCELLANEOUS
The Purchaser has filed with the Commission a Tender Offer Statement on
Schedule 14D-1 (including exhibits), pursuant to Rule 14d-3 under the Exchange
Act, furnishing certain additional information with respect to the Offer, and
may file amendments thereto. The Schedule 14D-1 and any amendments thereto,
including exhibits, may be inspected and copies may be obtained at the same
places and in the same manner as set forth in the Introduction of the Offer to
Purchase (except that they will not be available at the regional offices of the
Commission).
No person has been authorized to give any information or to make any
representation on behalf of the Purchaser not contained herein or in the Letter
of Transmittal and, if given or made, such information or representation must
not be relied upon as having been authorized.
LEYTON LLC
November 20, 1998
35
SCHEDULE I
DESCRIPTION OF REAL ESTATE
DESCRIPTION OF PROPERTIES
(Alphabetical by Tenant)
[Enlarge/Download Table]
TYPE
OF
DATE OF OWNER-
TENANT LOCATION PURCHASE SHIP(1)
--------------------------------------- ----------------------- ------------------- --------
COMMERCIAL PROPERTY LAND AND BUILDING
Acme Markets, Inc. and FPBT of Penn. PA 07/25/77 FO
Alabama Power Company 5 Alabama locations 06/04/75 FOS
American Stores and The Fidelity Bank PA 10/18/79 FO
American Stores, Grace & Schottenstein
Stores NJ 10/01/79 FO
American Recreation Group, Inc. NC 7/31/73 FO
Best Products VA 12/30/74 FO
Caldor, Inc. MA 07/27/78 FO
Chesebrough-Pond's, Inc. CT 07/23/80 FO
Chomerics, Inc. MA 07/22/81 FO
Collins Foods International, Inc. 3 Oregon locations 09/16/73 FO
Collins Foods International, Inc. CA 09/16/73 FO
David Miller of California CA 02/28/74 FO
Dillon Companies, Inc. MO 09/05/73 FO
Dillion Companies, Inc. 6 Louisiana locations 09/04/80 FO
Duke Power Co. NC 03/29/76 FOS
European American Bank and Trust Co. NY 03/17/77 FO
Farwell Building MN 06/30/77 FOS
First National Supermarkets, Inc. CT 11/07/79 FOS
First Union National Bank NC 12/30/74 FO
Fisher Scientific Company IL 06/30/77 FO
Forte Hotels International, Inc. NJ 05/06/75 FO
Fox Grocery Company WV 11/14/77 FOS
Gino's Inc. MO 08/14/74 FO
Gino's Inc. CA 08/14/74 FO
Gino's Inc. OH 08/14/74 FO
Gino's, Inc. IL 08/14/74 FO
Golf Road IL 09/26/97 FOS
Grand Union Co. NJ 04/08/75 FO
Grand Union Co. MD 12/09/77 FO
Grand Union Co. 3 New York locations 04/08/75 FO
Grand Union Co. NY 04/09/73 FO
Grand Union Co. VA 12/09/77 FO
Grand Union Co. NY 01/12/79 FOS
Gunite IN 06/03/77 FOS
G.D. Searle & Co. MD 08/13/79 FO
G.D. Searle & Co. AL 10/30/79 FO
G.D. Searle & Co. IL 01/21/80 FO
G.D. Searle & Co. MN 06/11/80 FO
G.D. Searle & Co. IL 06/27/78 FO
G.D. Searle & Co. TN 01/05/79 FO
G.D. Searle & Co. MD 10/30/79 FO
Haverty Furniture GA 04/11/79 FO
Haverty Furniture FL 04/11/79 FO
Haverty Furniture VA 04/11/79 FO
Integra A Hotel and Restaurant Co. AL 12/31/81 & 4/1/82 FO
Integra A Hotel and Restaurant Co. IL 10/29/81 FO
Integra A Hotel and Restaurant Co. IN 08/01/88 FO
Integra A Hotel and Restaurant Co. OH 12/31/81 FO
Integra A Hotel and Restaurant Co. MO 10/14/81 FO
Integra A Hotel and Restaurant Co. TX 04/23/82 FO
Intermountain Color KY 03/05/75 FO
J.C. Penney Co. MA 12/20/77 FO
Kelley Springfield Tire Co. TN 01/31/77 FO
K-Mart Corporation LA 11/01/79 FO
K-Mart Corporation WI 03/27/81 FO
K-Mart Corporation FL 05/28/80 FO
K-Mart Corporation MN 02/21/81 FOS
K-Mart Corporation FL 05/14/80 FO
K-Mart Corporation IA 07/02/81 FO
K-Mart Corporation FL 05/09/80 FO
K-Mart Corporation IL 12/09/77 FOS
Kobacker Stores, Inc. 4 Michigan locations 12/29/79 FO
[Enlarge/Download Table]
BLDG.
TENANT USE SQ. FT. LEASE EXP.
--------------------------------------- -------------------------------------------- ----------- --------------------
COMMERCIAL PROPERTY LAND AND BUILDING
Acme Markets, Inc. and FPBT of Penn. Supermarket and bank branch 47,994 7/31/02 & 5/31/04
Alabama Power Company Division offices 276,980 6/30/05
American Stores and The Fidelity Bank Supermarket and bank branch 38,600 10/31/99 & 6/30/00
American Stores, Grace & Schottenstein
Stores Supermarket sub-l'd retail & vacant retail 94,144 9/30/99
American Recreation Group, Inc. Vacant printing press & office 76,050 n/a
Best Products Vacant industrial building 500,000 n/a
Caldor, Inc. Mall anchor retail store 83,104 10/31/02
Chesebrough-Pond's, Inc. Warehouse & distribution facility 186,000 4/30/05
Chomerics, Inc. Office & learning center 80,000 1/31/05
Collins Foods International, Inc. Fast-food restaurants 5,865 12/31/01
Collins Foods International, Inc. Fast-food restaurant 2,075 12/31/01
David Miller of California Master leased shopping center 28,625 2/28/99
Dillon Companies, Inc. Supermarket 39,483 7/31/03
Dillion Companies, Inc. Convenience store/gas stations 18,289 9/30/00 & '03 & '05
Duke Power Co. R&D/office/warehouse 300,000 3/31/01
European American Bank and Trust Co. Bank branch and retail 46,350 8/31/04
Farwell Building Multi-tenanted warehouse/distribution 441,133 Various
First National Supermarkets, Inc. Warehouse & distribution 1,022,296 11/30/09
First Union National Bank Bank & offices 18,000 12/31/99
Fisher Scientific Company Warehouse & office 74,784 11/14/10
Forte Hotels International, Inc. 239 room hotel 161,625 4/30/10
Fox Grocery Company Food warehouse 244,000 8/31/04
Gino's Inc. Sub-leased to fabric store 5,852 8/31/99
Gino's Inc. 'Dark' 5,000 8/31/99
Gino's Inc. 'Dark' 5,000 8/31/99
Gino's, Inc. Sub-leased to fast-food restaurant 5,000 8/31/99
Golf Road Two retail stores 103,125 1/31/13 & 9/30/12
Grand Union Co. Supermarket 25,000 4/7/00
Grand Union Co. Sub-leased to hardware store 16,830 4/30/01
Grand Union Co. Supermarket 84,240 4/7/00
Grand Union Co. Partially leased cold storage warehouse 51,000 11/30/98
Grand Union Co. Supermarket 25,740 4/30/01
Grand Union Co. 'Dark' distribution center 535,000 2/29/04
Gunite Manufacturing & office 120,310 12/31/02
G.D. Searle & Co. Retail optical store 1,600 8/31/99
G.D. Searle & Co. Vacant retail store 1,700 n/a
G.D. Searle & Co. Retail store 2,470 2/28/00
G.D. Searle & Co. Retail store 1,500 5/31/00
G.D. Searle & Co. Retail store 1,881 7/30/03
G.D. Searle & Co. Retail store 1,736 11/30/98
G.D. Searle & Co. Retail optical store 1,600 9/30/99
Haverty Furniture Retail furniture store 42,990 4/30/99
Haverty Furniture Retail furniture store 27,000 4/30/99
Haverty Furniture Retail furniture store 28,500 4/30/99
Integra A Hotel and Restaurant Co. Restaurants 27,179 3/31/02 & 2/28/03
Integra A Hotel and Restaurant Co. Restaurant 8,000 10/31/01
Integra A Hotel and Restaurant Co. Restaurant 10,400 2/28/03
Integra A Hotel and Restaurant Co. Restaurant 10,250 4/30/02
Integra A Hotel and Restaurant Co. Restaurant 10,200 10/31/01
Integra A Hotel and Restaurant Co. Restaurant 10,397 10/31/02
Intermountain Color Printing facility 28,000 1/31/02
J.C. Penney Co. Mail anchor retail store 120,598 1/31/02
Kelley Springfield Tire Co. Sub-leased to tire store 2,184 10/6/00
K-Mart Corporation 'Dark' 60,842 11/30/04
K-Mart Corporation Sub-leased to Penda Corp. 52,320 4/30/05
K-Mart Corporation Partial sub-lease to supermarket 112,700 7/31/01
K-Mart Corporation Mall anchor retail store 55,552 2/28/05
K-Mart Corporation Multi-tenanted shopping Center 133,385 Various
K-Mart Corporation Retail store 38,301 6/30/06
K-Mart Corporation Retail stores 228,300 2/28/01
Sub-l'd to furniture store &
K-Mart Corporation office call center 39,797 10/31/02
Kobacker Stores, Inc. Retail shoe stores (one sub-'d to rest) 16,678 1/31/06
I-1
[Download Table]
TYPE
OF
DATE OF OWNER-
TENANT LOCATION PURCHASE SHIP1
----------------------------------- ------------------------ ----------- --------
Kobacker Stores, Inc. KY 12/29/79 FO
Kobacker Stores, Inc. 5 Ohio locations 12/29/79 FO
Landmark Bancshares Corporation MO 12/29/82 FO
Levitz Furniture Corporation NY 07/18/73 FO
Lockheed Corporation CA 06/12/81 FO
Louisiana Power & Light Company 8 Louisiana locations 10/30/80 FOS
Louisiana Power & Light Company 7 Louisiana locations 10/30/80 FOS
Marsh Supermarkets, Inc. IN 03/30/84 FO
Montgomery Ward, Inc. PA 05/11/80 FO
Montgomery Ward, Inc. NJ 05/14/80 FO
Morrison, Inc. AL 02/24/82 FO
Morrison, Inc. GA 12/16/81 FO
Morrison, Inc. FL 04/02/82 FO
04/28/82 &
Morrison Inc. VA 4/25/82 FO
5 South Carolina
North Carolina National Bank locations 12/15/82 FO
Occidental Petroleum Corp. CA 12/22/76 FOS
Ohio Power Co., Inc. OH 10/11/79 FO
Park West International KY 12/31/97 FOS
Penske Corp. OH 06/14/79 FOS
Pneumo Corp. OH 05/03/74 FOS
Portland General Electric Company OR 09/11/78 FOS
Rouse Company MD 06/30/77 FOS
Safeway Stores, Inc. LA 07/31/72 FO
Sams MI 06/26/89 FOS
Smith's Management Corp. NV 06/04/78 FOS
Southland Corporation 5 Florida locations 12/23/80 FO
Staples NY 11/02/92 FO
Stone Container WI 08/18/98 FO
Stop 'N Shop Co., Inc. NY 05/09/80 FO
Stop 'N Shop Co., Inc. VA 05/09/80 FOS
Super Foods Services MI 6/28/78 FOS
SuperValu Stores, Inc. MN 02/15/89 JV
SuperValu Stores, Inc. OH 02/15/89 JV
SuperValu Stores, Inc. GA 02/15/89 JV
SuperValu Stores, Inc. IN 02/15/89 JV
Telecom Properties, Inc. KY 05/25/78 FO
Telecom Properties, Inc. OK 07/24/78 FO
The A&P Company MI 09/07/77 FO
The TJX Companies, Inc. IL 11/17/77 FO
Toys 'R Us TX 11/14/78 FOS
USA Petroleum SC 04/26/79 FO
USA Petroleum OH 04/26/79 FO
USA Petroleum GA 04/26/79 FO
Waban NY 11/02/92 FOS
Watkins MO 05/07/75 FO
Webcraft Technologies MD 11/08/78 FOS
Wetterau, Inc. PA 10/21/80 FO
Wetterau, Inc. NJ 04/03/80 FO
Wickes Companies, Inc. 3 California locations 12/28/79 FOS
RESIDENTIAL PROPERTY LAND AND BUILDING
Crown Cliffs AL 06/01/94 1
COMMERCIAL PROPERTY -- LAND
Easco Corp. NC 10/31/77 LF
Fooderama Supermarkets, Inc. NY 02/15/73 LF
Fooderama Supermarkets, Inc. PA 01/01/73 LF
Gino's, Inc. PA 07/31/72 LF
Gino's, Inc. MI 07/31/72 LF
Gino's, Inc. MA 07/31/72 LF
Gino's, Inc. NJ 07/31/72 LF
J.C. Penney Company, Inc. NY 06/01/73 LF
Levitz Furniture Corporation CA 05/09/72 LF
Levitz Furniture Corporation KS 01/08/73 LF
[Enlarge/Download Table]
BLDG.
TENANT USE SQ. FT. LEASE EXP.
----------------------------------- --------------------------------------------- ----------- --------------------
Kobacker Stores, Inc. Retail shoe stores 20,800 1/31/06
Kobacker Stores, Inc. Retail shoe store 4,160 1/31/06
Landmark Bancshares Corporation Office 29,600 12/31/07
Levitz Furniture Corporation Showroom & office 177,178 7/31/01
Lockheed Corporation R&D 165,600 8/31/06
Louisiana Power & Light Company Office & warehouse 227,402 9/30/00
Louisiana Power & Light Company Office & warehouse 144,529 11/30/00
Marsh Supermarkets, Inc. Supermarket 51,618 9/30/99
Montgomery Ward, Inc. Retail store w/subtenants 131,400 3/31/00
Montgomery Ward, Inc. Retail store; partial sbls'd to supermarket 109,000 8/1/03
Morrison, Inc. Restaurant 10,400 6/30/02
Morrison, Inc. Restaurant 10,500 6/30/02
Morrison, Inc. Restaurant 10,400 6/30/02
Morrison Inc. Restaurants 20,800 6/30/02
North Carolina National Bank Bank branches (3 are 'dark') 28,885 3/31/03
Occidental Petroleum Corp. Land zoned for retail use 7.5 acres n/a
Ohio Power Co., Inc. Office/computer center 22,500 12/31/09
Park West International 3 bldg. multi-tenanted industrial park 1,199,600 Various
Penske Corp. Manufacturing facility 48,420 7/31/01
Pneumo Corp. Manufacturing plant 270,520 4/30/02
Portland General Electric Company 3 bldg. office complex 460,000 9/30/18
Rouse Company Office bldg. 100,000 3/31/04
Safeway Stores, Inc. Supermarket 36,196 7/31/02
Sams Warehouse club 101,000 6/30/07
Smith's Management Corp. Sub-leased to a flea market 28,800 12/31/03
Southland Corporation Convenience store/gas station 12,786 11/30/00
Staples Retail Store 24,234 8/31/11
Stone Container Manufacturing facility 202,500 4/30/09
Stop 'N Shop Co., Inc. 'Dark' mall anchor 123,000 4/30/00
Stop 'N Shop Co., Inc. Retail 132,400 5/31/02
Super Foods Services Distribution/warehouse 599,987 9/30/10
SuperValu Stores, Inc. Supermarket 63,944 6/30/03
SuperValu Stores, Inc. Supermarket 62,425 12/06/03
SuperValu Stores, Inc. Supermarket 78,571 5/14/05
SuperValu Stores, Inc. Supermarket 60,494 8/31/03
Telecom Properties, Inc. Sub-leased to package distributor 9,080 6/30/03
Telecom Properties, Inc. Sub-leased to trucking operator 6,290 8/31/03
The A&P Company Strip center + 'dark' supermarket 119,165 7/31/03
The TJX Companies, Inc. Retail furniture store 53,550 8/31/03
Toys 'R Us Retail store 41,659 1/31/12
USA Petroleum Gas stations 750 4/30/99
USA Petroleum 'Dark' (no improvements) n/a 4/30/99
USA Petroleum 'Dark' and sub-leased to tire store 537 4/30/99
Waban Retail store 115,660 5/31/13
Watkins Trucking facility w/office 32,718 2/28/03
Webcraft Technologies Printing plant/office/ warehouse 66,000 7/8/00
Wetterau, Inc. 'Dark' 37,100 9/30/00
Wetterau, Inc. Supermarkets 46,440 3/31/99 & 4/30/99
Retail hardware store, flea market
Wickes Companies, Inc. and vacant 107,186 12/31/06 & 12/31/06
RESIDENTIAL PROPERTY LAND AND
BUILDING
Crown Cliffs Apartments 240 units n/a
COMMERCIAL PROPERTY -- LAND
Bldg. utilized as tool manufacturing
Easco Corp. facility 178,854 10/31/03
Fooderama Supermarkets, Inc. Building subleased to supermarket n/a 12/31/99
Fooderama Supermarkets, Inc. Building sub-leased to office user n/a 12/31/99
Gino's, Inc. Building tenant d/b/a restaurant n/a 12/31/98
Gino's, Inc. Building tenant d/b/a restaurant n/a 12/31/98
Gino's, Inc. Building tenant d/b/a restaurants n/a 12/31/98
Gino's, Inc. Building tenant d/b/a video store n/a 12/31/98
J.C. Penney Company, Inc. Building utilized for retail 189,296 8/31/02
Levitz Furniture Corporation Bldg. sub-l'd to furniture store and vacant n/a 6/1/02 & 7/31/07
Levitz Furniture Corporation Building utilized for retail 170,637 12/31/02
I-2
[Enlarge/Download Table]
TYPE
OF
DATE OF OWNER-
TENANT LOCATION PURCHASE SHIP1
--------------------------------- ---------- ----------- --------
COMMERCIAL PROPERTY -- BUILDING
Bank South GA 09/23/76 2
06/18/72 &
Harwood Square IL 11/22/82 LI
Holiday Inn FL 04/21/80 LI
Safeway Stores CA 12/29/72 LI
Toys 'R Us, Inc. RI 09/25/79 LI
United Life & Accident Ins. Co. NH 12/16/77 LI
Wickes Companies, Inc. PA 10/23/75 LI
Weigh-Tronix, Inc. CA 04/20/77 LI
Baptist Hospital 1 TN 06/30/97 LI
Baptist Hospital 2 TN 06/30/97 LI
DEVELOPMENT PROPERTY
Dellwood NY 05/18/95 FO
Grassy Hollow NY 08/30/94 FO
Kimco Realty NY 11/02/92 LF
HOTEL AND DEVELOPMENT PROPERTY
New Seabury MA 07/23/98 FOS
BLDG.
TENANT USE SQ. FT. LEASE EXP.
--------------------------------- ---------------------------------- ----------- -----------
COMMERCIAL PROPERTY -- BUILDING
Bank South Bank offices & operations center 103,700 8/31/06
Harwood Square Multi-tenanted shopping center 137,662 Various
Holiday Inn 214 room hotel 125,031 n/a
Safeway Stores Supermarket 30,885 12/31/02
Toys 'R Us, Inc. Retail store 42,889 5/31/10
United Life & Accident Ins. Co. Office 91,946 10/31/06
Wickes Companies, Inc. Retail store 153,017 4/29/07
Weigh-Tronix, Inc. Manufacturing & office 157,000 12/31/98
Baptist Hospital 1 Medical office building 216,227 12/31/98
Baptist Hospital 2 Medical office building 80,786 12/31/18
DEVELOPMENT PROPERTY
Dellwood Land zoned for residential use 248 acres n/a
Grassy Hollow 16 lot approved sub-division 92 acres n/a
Building under construction
Kimco Realty for donut store 3,000 3/31/19
HOTEL AND DEVELOPMENT PROPERTY
New Seabury Master planned community n/a
FO = Fee Ownership
FOS = Fee Ownership subject to first mortgage
JV = 50% interest in joint venture which has fee ownership
LF = Leased Fee
LI = Leasehold interest in improvement subject to a ground lease.
----------
1 70% interest in joint venture which has fee ownership subject to first and
second mortgages
2 99.7083% interest in joint venture which has leasehold interest in
improvements subject to ground lease
I-3
SCHEDULE OF MORTGAGES
(Alphabetical by Tenant)
[Enlarge/Download Table]
Principal Principal
Balance at Stated Period Balance
September Interest Amortized Maturity Due at
Tenant/Location 30, 1998 Rate (Yrs.) Date Maturity
------------------------------------------------------- ------------- ---------- ----------- ---------- -------------
Alabama Power Co./Anniston, AL ..................... $ 858,142 9.250% 30.00 5/31/00 $ 704,618
Alabama Power Co./Eufala, AL ....................... 360,005 9.250 30.00 5/31/00 295,598
Alabama Power Co./Mobile, AL ....................... 955,120 9.250 30.00 5/31/00 784,245
Alabama Power Co./Montgomery, AL ................... 906,331 9.250 30.00 5/31/00 729,921
Alabama Power Co./Tuscaloosa, AL ................... 898,184 9.250 30.00 5/31/00 737,497
Baptist Hospital/Nashville, TN .....................
Building 1 ...................................... 22,653,010 7.840 21.50 12/31/18 0
Building 2 ...................................... 8,407,763 7.840 21.50 12/31/18 0
Brown Cliffs/Hoover, AL ............................
1st Mortgage .................................... 8,132,588 7.690 30.00 10/15/07 4,026,461
2nd Mortgage .................................... 204,698 8.300 5.00 10/15/00 0
Duke Power Co./Toddville, NC ....................... 2,662,599 9.750 25.00 2/28/01 1,770,574
Farwell Bldg./So. St. Paul, MN ..................... 759,916 8.625 23.83 7/31/01 0
First National Supermarkets, Inc./Windsor
Locks, CT ......................................... 13,443,046 9.500 16.00 11/30/09 0
Fox Grocery Co./Milton, WV ......................... 1,073,130 9.000 24.00 11/30/03 0
Golf Road/Schaumburg, IL ........................... 7,121,773 7.250 30.00 4/30/08 6,208,473
Grand Union Co./Mt. Kisco, NY ...................... 4,387,601 10.125 35.00 1/31/14 0
Gunite/Elkhart, IN ................................. 111,453 9.250 22.00 9/30/00 0
K-Mart Corporation/Canton, IL ...................... 232,524 8.750 25.00 1/31/03 0
K-Mart Corporation/Shakopee, MN .................... 480,000 8.250 15.00 1/31/06 0
Louisiana Power & Light Company/Luling, LA 70,582 8.790 8.50 10/31/00 0
LP&L/Amite, LA ..................................... 61,228 8.790 8.50 10/31/00 0
LP&L/Bastrop, LA ................................... 81,637 8.790 8.50 10/31/00 0
LP&L/Chalmette, LA ................................. 107,998 8.790 8.50 10/31/00 0
LP&L/Ferriday, LA .................................. 54,569 8.790 8.50 10/31/00 0
LP&L/Gretna (Gov. Hall), LA ........................ 482,590 8.790 8.50 10/31/00 0
LP&L/Gretna (Virgil), LA ........................... 616,951 8.790 8.50 10/31/00 0
LP&L/Hammond, LA ................................... 123,730 8.790 8.50 10/31/00 0
LP&L/Houma, LA ..................................... 82,912 8.790 8.50 10/31/00 0
LP&L/Jefferson, LA ................................. 734,728 8.790 8.50 10/31/00 0
LP&L/New Orleans (Elmira), LA ...................... 57,400 8.790 8.50 10/31/00 0
LP&L/New Orleans (Delaronde), LA ................... 1,137,808 8.790 8.50 10/31/00 0
LP&L/Reserve, LA ................................... 92,266 8.790 8.50 10/31/00 0
LP&L/Westwego, LA .................................. 94,817 8.790 8.50 10/31/00 0
LP&L/W. Monroe, LA ................................. 451,126 8.790 8.50 10/31/00 0
New Seabury, MA .................................... 8,452,332 Prime +1 ?? 10/1/98 8,452,332
(Repaid in Full 10/30/98) .......................
Occidental Petroleum Corp./Bakersfield, CA ......... 1,761,095 9.250 30.00 5/31/07 0
Park West/Hebron, KY ...............................
Buildings A & B ................................. 12,529,384 7.210 30.00 6/30/08 10,847,908
UPS Building .................................... 19,432,371 7.080 25.00 6/30/08 15,442,651
Penske Corp./Maineville, OH ........................ 10,298 8.613 20.00 6/30/99 0
Pneumo Corp./Cleveland, OH ......................... 752,420 9.250 28.00 5/31/02 0
Portland General Electric Co./Portland, OR ......... 44,893,928 7.510 10.83 8/31/08 20,144,417
Rouse Co./Columbia, MD ............................. 3,023,278 9.500 12.00 4/30/04 0
Sam's Madison Heights, MI .......................... 5,485,135 9.625 10.00 10/31/99 5,444,164
Smith's Management Corp./Las Vegas, NV ............. 346,907 9.500 25.00 11/30/03 125,727
I-4
[Enlarge/Download Table]
Principal Principal
Balance at Stated Period Balance
September Interest Amortized Maturity Due at
Tenant/Location 30, 1998 Rate (Yrs.) Date Maturity
--------------------------------------------------- --------------- ---------- ----------- ---------- -------------
Stop 'N Shop Co., Inc./Norfolk, VA ............. $ 753,629 9.000% 22.00 4/30/02 $ 115,229
Super Foods Services/Bridgeport, MI ............ 6,405,347 8.250 16.67 8/31/10 0
Toys 'R Us, Inc./Arlington, TX ................. 825,128 7.080 18.00 12/31/11 0
Waban/E. Syracuse, NY .......................... 3,523,026 8.250 20.00 11/1/98 $3,523,026
(Repaid in full 10/30/98) ...................
Webcraft Technologies/Salisbury, MD ............ 442,590 9.500 10.83 2/28/04 0
Wickes Companies, Inc./Hacienda Heights, CA 439,623 9.375 26.33 3/31/06 0
Wickes Companies, Inc./Santa Clara, CA ......... 506,180 9.375 26.33 3/31/06 0
TOTAL: .................................... $187,480,896
I-5
AMERICAN REAL ESTATE PARTNERS, LP
a limited partnership
[Download Table]
No. of Amount of
State Locations Encumberances
------- ----------- ---------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. PA 1
Alabama Power Company AL 5 $ 3,977,783
Amer Stores and The
Fidelity Bank PA 1
Amer Stores, Grace, &
Shottenstein Stores NJ 1
American Recreation
Group, Inc. NC 1
Amterre Ltd. Partnership PA 1
Best Products Co., Inc. VA 1
Caldor, Inc. MA 1
Chesebrough-Pond's Inc. CN 1
Chomerics, Inc. MA 1
Collins Foods Interna-
tional, Inc.(3) OR 3
Collins Foods Interna-
tional, Inc. CA 1
David Miller of California CA 1
Dillon Companies, Inc. MO 1
Dillon Companies, Inc. LA 6
Druid Point Bldg. GA 1
Duke Power Co. NC 1 2,662,598
European American Bank
and Trust Co. NY 1
Farwell Bldg. MN 1 759,916
Federated Department
Stores, Inc. CA 1
First National
Supermarkets, Inc. CT 1 13,443,046
First Union National Bank NC 1
Fisher Scientific Company IL 1
Forte Hotels International,
Inc. NJ 1
Forte Hotels International,
Inc. TX 1
Fox Grocery Company WV 1 1,073,130
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
------------------------------------------------------------------------------------------------
Real estate owned at September 30, 1998
------------------------------------------------------------------------------------------------
Amount
Carried
Initial Cost Cost of at close Reserve for Depreciation Depreciation
to Company Improvements of period Depreciation Range in years Method
-------------- -------------- ------------- -------------- ---------------- ---------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. $2,004,393 $2,004,393 $1,417,707 25 COMPONENT
Alabama Power Company
Amer Stores and The
Fidelity Bank
Amer Stores, Grace, &
Shottenstein Stores 2,043,567 2,043,567 1,538,648 35 COMPONENT
American Recreation
Group, Inc. 300,000 300,000 HFS
Amterre Ltd. Partnership SOLD
Best Products Co., Inc. 3,303,553 3,303,553 20 STRAIGHT LINE
Caldor, Inc.
Chesebrough-Pond's Inc. 1,549,805 1,549,805 1,124,710 20-45 COMPONENT
Chomerics, Inc.
Collins Foods Interna-
tional, Inc.(3) 169,048 169,048 SOLD
Collins Foods Interna-
tional, Inc. 87,810 87,810
David Miller of California 1,036,681 1,036,681 510,210 25 STRAIGHT LINE
Dillon Companies, Inc. 546,681 546,681 319,765 30 STRAIGHT LINE
Dillon Companies, Inc. 1,555,112 1,555,112 863,186 30 COMPONENT
Druid Point Bldg. SOLD
Duke Power Co.
European American Bank
and Trust Co. 1,355,210 1,355,210 1,284,888 20 STRAIGHT LINE
Farwell Bldg. 5,226,279 5,226,279 1,276,321 15-20 STRAIGHT LINE
Federated Department
Stores, Inc. SOLD
First National
Supermarkets, Inc.
First Union National Bank
Fisher Scientific Company 597,806 597,806 159,719 20 STRAIGHT LINE
Forte Hotels International,
Inc.
Forte Hotels International,
Inc. SOLD
Fox Grocery Company
[Download Table]
Net Total
Investment revenue
Financing applicable
Method(G) to period(G) Tax Basis
------------- -------------- ------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. $ 184,416 875,617
Alabama Power Company $ 7,260,519 577,905 8,277,149
Amer Stores and The
Fidelity Bank 583,570 56,653 245,599
Amer Stores, Grace, &
Shottenstein Stores 107,051 504,919
American Recreation
Group, Inc. 70,700 481,568
Amterre Ltd. Partnership 288,480 0
Best Products Co., Inc. 1,959,295
Caldor, Inc. 1,817,545 130,046 1,099,018
Chesebrough-Pond's Inc. 105,927 425,095
Chomerics, Inc. 6,038,965 577,441 3,117,517
Collins Foods Interna-
tional, Inc.(3) 81,764 24,367 225,187
Collins Foods Interna-
tional, Inc. 46,444 13,235 119,695
David Miller of California 47,611 673,882
Dillon Companies, Inc. 45,553 296,973
Dillon Companies, Inc. 137,504 692,078
Druid Point Bldg. 620,625 0
Duke Power Co. 4,460,155 341,768 5,826,979
European American Bank
and Trust Co. 131,250 472,101
Farwell Bldg. 739,041 2,797,448
Federated Department
Stores, Inc. 25,497 0
First National
Supermarkets, Inc. 23,310,063 1,617,220 6,423,138
First Union National Bank 546,706 38,067 388,163
Fisher Scientific Company 122,250 1,421,165
Forte Hotels International,
Inc. 6,309,531 431,578 3,779,022
Forte Hotels International,
Inc. 0
Fox Grocery Company 3,147,397 212,410 1,700,297
I-6
[Download Table]
No. of Amount of
State Locations Encumberances
------- ----------- ---------------
Gino's, Inc. MO 1
Gino's, Inc. CA 1
Gino's, Inc. OH 1
Gino's, Inc. IL 1
Golf Road IL 1 7,121,773
Grand Union Co. NJ 1
Grand Union Co. MD 1
Grand Union Co. NY 3
Grand Union Co. NY 1
Grand Union Co. VA 1
Grand Union Co. NY 1 4,387,601
Gunite IN 1 111,453
G.D. Searle & Co. MD 1
G.D. Searle & Co. MN 1
G.D. Searle & Co. AL 1
G.D. Searle & Co. IL 1
G.D. Searle & Co. MN 1
G.D. Searle & Co. IL 1
G.D. Searle & Co. TN 1
G.D. Searle & Co. MD 1
Haverty Furniture
Companies, Inc. GA 1
Haverty Furniture
Companies, Inc. FL 1
Haverty Furniture
Companies, Inc. VA 1
Integra A Hotel and
Restaurant Co. AL 2
Integra A Hotel and
Restaurant Co. IL 1
Integra A Hotel and
Restaurant Co. IN 1
Integra A Hotel and
Restaurant Co. OH 1
Integra A Hotel and
Restaurant Co. MO 1
Integra A Hotel and
Restaurant Co. TX 1
Integra A Hotel and
Restaurant Co. MI 1
Intermountain Color KY 1
J.C. Penney Company,
Inc. MA 1
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
----------------------------------------------------------------------------------------------
Real estate owned at September 30, 1998
----------------------------------------------------------------------------------------------
Amount
Carried
Initial Cost Cost of at close Reserve for Depreciation Depreciation
to Company Improvements of period Depreciation Range in years Method
-------------- -------------- ----------- -------------- ---------------- ---------------
Gino's, Inc. 209,213 209,213
Gino's, Inc. 225,100 225,100
Gino's, Inc. 201,938 201,938
Gino's, Inc. 235,972 235,972
Golf Road 9,292,656 (8,921) 9,283,735 223,024 35 STRAIGHT LINE
Grand Union Co. 430,664 430,664
Grand Union Co. 372,383 372,383 253,487 30 COMPONENT
Grand Union Co. 1,091,020 (7,000) 1,084,020
Grand Union Co. 1,988,704 1,988,704 1,233,582 HFS
Grand Union Co. 266,468 266,468 181,684 30 COMPONENT
Grand Union Co.
Gunite 1,134,565 1,134,565 1,065,034 30 COMPONENT
G.D. Searle & Co. 299,229 299,229 149,862 20-35 COMPONENT
G.D. Searle & Co. SOLD
G.D. Searle & Co. 146,781 146,781 91,627 HFS
G.D. Searle & Co. 256,295 256,295 165,722 20-35 COMPONENT
G.D. Searle & Co. 339,358 339,358 151,429 20-35 COMPONENT
G.D. Searle & Co. 323,559 323,559 226,870 30 COMPONENT
G.D. Searle & Co. 214,421 214,421 149,067 20-35 COMPONENT
G.D. Searle & Co. 325,891 325,891 150,823 20-35 COMPONENT
Haverty Furniture
Companies, Inc.
Haverty Furniture
Companies, Inc.
Haverty Furniture
Companies, Inc.
Integra A Hotel and
Restaurant Co. 245,625 245,625
Integra A Hotel and
Restaurant Co. 198,392 198,392
Integra A Hotel and
Restaurant Co. 231,513 231,513
Integra A Hotel and
Restaurant Co.
Integra A Hotel and
Restaurant Co. 224,837 224,837
Integra A Hotel and
Restaurant Co. 228,793 228,793
Integra A Hotel and
Restaurant Co. 234,464 234,464
Intermountain Color 559,644 559,644 450,363 25 STRAIGHT LINE
J.C. Penney Company,
Inc. 2,484,262 2,484,262 1,647,948 25 STRAIGHT LINE
[Download Table]
Net Total
Investment revenue
Financing applicable
Method(G) to period(G) Tax Basis
------------ -------------- ------------
Gino's, Inc. 147,837 24,076 255,459
Gino's, Inc. 140,765 31,045 285,589
Gino's, Inc. 125,900 28,442 255,478
Gino's, Inc. 130,855 33,328 293,221
Golf Road 565,070 7,166,491
Grand Union Co. 407,077 62,467 652,208
Grand Union Co. 25,313 159,580
Grand Union Co. 1,049,272 161,014 1,592,094
Grand Union Co. 63,750 1,138,226
Grand Union Co. 18,113 113,943
Grand Union Co. 7,129,847 494,040 4,543,643
Gunite 171,375 374,029
G.D. Searle & Co. 21,449 149,366
G.D. Searle & Co. 9,235 0
G.D. Searle & Co. 59,235
G.D. Searle & Co. 24,071 90,574
G.D. Searle & Co. 22,961 187,929
G.D. Searle & Co. 17,259 134,560
G.D. Searle & Co. 14,055 65,362
G.D. Searle & Co. 20,250 175,069
Haverty Furniture
Companies, Inc. 581,191 39,368 379,565
Haverty Furniture
Companies, Inc. 440,296 29,824 287,549
Haverty Furniture
Companies, Inc. 560,615 38,166 365,104
Integra A Hotel and
Restaurant Co. 1,321,773 173,202 1,001,495
Integra A Hotel and
Restaurant Co. 422,061 74,476 428,106
Integra A Hotel and
Restaurant Co. 570,728 88,393 505,683
Integra A Hotel and
Restaurant Co. 571,693 62,176 380,031
Integra A Hotel and
Restaurant Co. 430,163 78,067 453,886
Integra A Hotel and
Restaurant Co. 535,017 100,522 494,818
Integra A Hotel and
Restaurant Co. 543,099 100,831 491,470
Intermountain Color 62,927 236,951
J.C. Penney Company,
Inc. 187,683 1,151,668
I-7
[Download Table]
No. of Amount of
State Locations Encumberances
------- ----------- ---------------
Kelley Springfield Tire
Company TN 1
K-Mart Corporation LA 1
K-Mart Corporation WI 1
K-Mart Corporation FL 1
K-Mart Corporation MN 1 480,000
K-Mart Corporation FL 1
K-Mart Corporation IA 1
K-Mart Corporation FL 1
K-Mart Corporation IL 1 232,524
Kobacker Stores, Inc. MI 4
Kobacker Stores, Inc. KY 1
Kobacker Stores, Inc. OH 5
Kraft, Inc. NC 1
Landmark Bancshares
Corporation MO 1
Levitz Furniture
Corporation NY 1
Lockheed Corporation CA 1
Louisiana Power and
Light Company LA 8 2,660,413
Louisiana Power and
Light Company LA 7 1,591,486
Marsh Supermarkets, Inc. IN 1
Montgomery Ward, Inc. PA 1
Montgomery Ward, Inc. NJ 1
Morrison, Inc. AL 1
Morrison, Inc. GA 1
Morrison, Inc. FL 1
Morrison, Inc. VA 2
North Carolina National
Bank(4) SC 2
North Carolina National
Bank SC 3
Occidental Petroleum
Corp. CA 1 1,761,095
Ohio Power Co. Inc. OH 1
Old National Bank of
Washington WA 1
Park West KY 1 12,529,384
Park West (UPS) KY 1 19,432,371
Penske Corp. OH 1 10,298
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
------------------------------------------------------------------------------------------------
Real estate owned at September 30, 1998
------------------------------------------------------------------------------------------------
Amount
Carried
Initial Cost Cost of at close Reserve for Depreciation Depreciation
to Company Improvements of period Depreciation Range in years Method
-------------- -------------- ------------- -------------- ---------------- ---------------
Kelley Springfield Tire
Company 120,946 120,946 75,200 20 STRAIGHT LINE
K-Mart Corporation
K-Mart Corporation
K-Mart Corporation
K-Mart Corporation
K-Mart Corporation 2,760,118 2,760,118 1,713,000 20-45 COMPONENT
K-Mart Corporation
K-Mart Corporation 2,636,000 2,636,000 1,793,300 20-45 COMPONENT
K-Mart Corporation
Kobacker Stores, Inc. 215,148 215,148
Kobacker Stores, Inc. 88,364 88,364
Kobacker Stores, Inc. 354,030 354,030
Kraft, Inc. SOLD
Landmark Bancshares
Corporation
Levitz Furniture
Corporation 988,463 988,463
Lockheed Corporation 2,449,469 2,449,469
Louisiana Power and
Light Company
Louisiana Power and
Light Company 3,491,431 3,491,431
Marsh Supermarkets, Inc. 5,001,933 5,001,933 2,307,293 35 STRAIGHT LINE
Montgomery Ward, Inc. 3,289,166 3,289,166 2,157,686 20-45 COMPONENT
Montgomery Ward, Inc.
Morrison, Inc. 324,288 324,288
Morrison, Inc. 347,404 347,404
Morrison, Inc. 375,392 375,392
Morrison, Inc. 363,059 363,059
North Carolina National
Bank(4) 1,450,047 1,450,047 516,136 40 STRAIGHT LINE
North Carolina National
Bank 949,334 949,334 434,689 HFS
Occidental Petroleum
Corp. 2,324,780 2,324,780 404,295 HFS
Ohio Power Co. Inc.
Old National Bank of
Washington SOLD
Park West 19,020,000 79,418 19,099,418 346,736 35 STRAIGHT LINE
Park West (UPS) 21,106,313 21,106,313 70,255 35 STRAIGHT LINE
Penske Corp.
[Download Table]
Net Total
Investment revenue
Financing applicable
Method(G) to period(G) Tax Basis
------------ -------------- ------------
Kelley Springfield Tire
Company 8,587 68,933
K-Mart Corporation 1,650,896 104,002 686,029
K-Mart Corporation 1,879,118 126,851 1,008,487
K-Mart Corporation 2,144,971 154,104 1,028,356
K-Mart Corporation 1,743,435 106,989 1,087,769
K-Mart Corporation 178,934 1,030,109
K-Mart Corporation 1,336,663 94,191 759,886
K-Mart Corporation 1,766,334 305,594 1,701,788
K-Mart Corporation 947,555 56,683 634,904
Kobacker Stores, Inc. 410,912 50,470 322,573
Kobacker Stores, Inc. 97,303 14,167 114,688
Kobacker Stores, Inc. 595,521 63,935 510,737
Kraft, Inc. 0
Landmark Bancshares
Corporation 4,509,058 474,683 2,096,229
Levitz Furniture
Corporation 2,040,968 257,713 2,968,530
Lockheed Corporation 4,046,716 625,428 3,645,085
Louisiana Power and
Light Company 12,024,382 1,132,791 5,084,554
Louisiana Power and
Light Company 4,128,974 736,323 3,984,337
Marsh Supermarkets, Inc. 407,349 3,113,565
Montgomery Ward, Inc. 235,710 1,131,392
Montgomery Ward, Inc. 1,528,169 137,498 682,206
Morrison, Inc. 693,984 98,133 720,377
Morrison, Inc. 663,483 98,293 722,911
Morrison, Inc. 701,771 103,837 776,557
Morrison, Inc. 1,731,966 201,643 1,481,263
North Carolina National
Bank(4) 108,803 1,147,417
North Carolina National
Bank 990,176
Occidental Petroleum
Corp. 4,407,409
Ohio Power Co. Inc. 3,890,408 272,023 1,266,073
Old National Bank of
Washington 225,741 0
Park West 1,358,621 16,265,005
Park West (UPS) 290,194 15,953,620
Penske Corp. 551,653 56,463 288,267
I-8
[Download Table]
No. of Amount of
State Locations Encumberances
------- ----------- ---------------
Pneumo Corp. OH 1 752,420
Portland General Electric
Company OR 1 44,893,928
Rouse Company MD 1 3,023,278
Safeway Stores, Inc. LA 1
Sams MI 1 5,485,135
Smith's Management
Corp. NV 1 346,907
Southland Corporation FL 5
Staples NY 1
Stone Container WI 1
Stop 'N Shop Co., Inc. NY 1
Stop 'N Shop Co., Inc. VA 1 753,629
Super Foods Services, Inc. MI 1 6,405,347
SuperValu Stores, Inc. * MN 1
SuperValu Stores, Inc.* OH 1
SuperValu Stores, Inc.* GA 1
SuperValu Stores, Inc.* IN 1
Telecom Properties, Inc. OK 1
Telecom Properties, Inc. KY 1
The A&P Company MI 1
The TJX Companies, Inc. IL 1
Toys 'R' Us, Inc. TX 1 825,128
USA Petroleum
Corporation SC 2
USA Petroleum
Corporation OH 1
USA Petroleum
Corporation GA 2
Waban NY 1 3,523,026
Watkins MO 1
Webcraft Technologies MD 1 442,590
Wetterau, Inc. PA 1
Wetterau, Inc. NJ 2
Wickes Companies, Inc. CA 2 506,153
Wickes Companies, Inc. CA 1 439,650
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
----------------------------------------------------------------------------------------------
Real estate owned at September 30, 1998
----------------------------------------------------------------------------------------------
Amount
Carried
Initial Cost Cost of at close Reserve for Depreciation Depreciation
to Company Improvements of period Depreciation Range in years Method
-------------- -------------- ----------- -------------- ---------------- ---------------
Pneumo Corp.
Portland General Electric
Company
Rouse Company
Safeway Stores, Inc. 1,782,885 1,782,885 1,071,160 20-40 COMPONENT
Sams 8,844,225 8,844,225 1,492,811 40 STRAIGHT LINE
Smith's Management
Corp.
Southland Corporation 1,162,971 1,162,971 669,089 20-45 COMPONENT
Staples 2,457,582 2,457,582 65,942 35 STRAIGHT LINE
Stone Container 9,027,973 9,027,973 30 STRAIGHT LINE
Stop 'N Shop Co., Inc. 5,013,507 5,013,507 3,640,494 20-45 COMPONENT
Stop 'N Shop Co., Inc.
Super Foods Services, Inc.
SuperValu Stores, Inc. * 1,370,965 1,370,965 231,958 40 STRAIGHT LINE
SuperValu Stores, Inc.* 3,000,671 3,000,671 518,285 40 STRAIGHT LINE
SuperValu Stores, Inc.* 2,344,836 2,344,836 401,676 40 STRAIGHT LINE
SuperValu Stores, Inc.* 2,267,573 2,267,573 388,061 40 STRAIGHT LINE
Telecom Properties, Inc.
Telecom Properties, Inc. 281,253 281,253
The A&P Company
The TJX Companies, Inc.
Toys 'R' Us, Inc. 501,836 501,836
USA Petroleum
Corporation 163,161 163,161
USA Petroleum
Corporation 78,443 78,443
USA Petroleum
Corporation 138,062 138,062
Waban 8,378,095 8,378,095 582,901 15-35 COMPONENT
Watkins 965,741 7,504 973,245 96,904 25 STRAIGHT LINE
Webcraft Technologies 780,774 780,774 140,845 20 STRAIGHT LINE
Wetterau, Inc.
Wetterau, Inc.
Wickes Companies, Inc. 1,883,689 1,883,689 1,282,971 20-40 COMPONENT
Wickes Companies, Inc. 2,447,297 2,447,297 1,205,185 HFS
[Download Table]
Net Total
Investment revenue
Financing applicable
Method(G) to period(G) Tax Basis
------------ -------------- ------------
Pneumo Corp. 2,181,589 160,301 1,322,020
Portland General Electric
Company 51,455,700 3,336,170 14,196,037
Rouse Company 6,214,362 412,120 3,160,809
Safeway Stores, Inc. 63,862 869,195
Sams 813,705 6,944,942
Smith's Management
Corp. 818,968 55,220 498,413
Southland Corporation 95,679 493,454
Staples 214,410 2,522,028
Stone Container 97,639 6,837,265
Stop 'N Shop Co., Inc. 340,609 1,373,013
Stop 'N Shop Co., Inc. 2,720,978 183,985 1,234,200
Super Foods Services, Inc. 10,069,888 802,850 5,511,051
SuperValu Stores, Inc. * 86,163 0
SuperValu Stores, Inc.* 239,876 0
SuperValu Stores, Inc.* 168,161 0
SuperValu Stores, Inc.* 145,250 0
Telecom Properties, Inc. 111,857 7,905 48,644
Telecom Properties, Inc. 96,539 27,426 330,062
The A&P Company 1,519,358 128,811 716,892
The TJX Companies, Inc. 2,587,577 177,240 1,381,919
Toys 'R' Us, Inc. 1,089,319 105,847 1,450,662
USA Petroleum
Corporation 150,994 28,261 169,597
USA Petroleum
Corporation 80,670 13,588 81,554
USA Petroleum
Corporation 132,383 23,916 143,548
Waban 515,118 7,762,546
Watkins 86,850 760,873
Webcraft Technologies 128,514 1,572,788
Wetterau, Inc. 779,357 62,664 386,069
Wetterau, Inc. 1,688,585 132,703 582,090
Wickes Companies, Inc. 441,023 1,682,810
Wickes Companies, Inc. 634,427
I-9
[Download Table]
No. of Amount of
State Locations Encumberances
------- ----------- ---------------
RESIDENTIAL
PROPERTY LAND
AND BUILDING
Crown Cliffs* AL 1 8,337,286
COMMERCIAL
PROPERTY -- LAND
Easco Corp. NC 1
Foodarama supermarkets,
Inc. NY 1
Foodarama supermarkets,
Inc. PA 1
Gino's, Inc. MD 1
Gino's, Inc. PA 1
Gino's, Inc. MI 1
Gino's, Inc. MA 2
Gino's, Inc. NJ 1
J.C. Penney Company,
Inc. NY 1
Levitz Furniture
Corporation CA 2
Levitz Furniture
Corporation KS 1
COMMERCIAL
PROPERTY --
BUILDING
Bank South GA 1
Harwood Square IL 1
Holiday Inn FL 1
Lockheed Corporation CA 1
Safeway Stores, Inc. CA 1
Toys 'R' Us, Inc. RI 1
United Life & Accident
Ins. Co. NH 1
Wickes Companies, Inc. PA 1
Weigh-Tronix, Inc. CA 1
Baptist Hospital 1 TN 1 22,653,010
Baptist Hospital 2 TN 1 8,407,762
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
------------------------------------------------------------------------------------------------------
Real estate owned at September 30, 1998
------------------------------------------------------------------------------------------------------
Amount
Carried
Initial Cost Cost of at close Reserve for Depreciation Depreciation
to Company Improvements of period Depreciation Range in years Method
-------------- -------------- ------------------- -------------- ---------------- ---------------
RESIDENTIAL
PROPERTY LAND
AND BUILDING
Crown Cliffs* 11,065,875 12,883 11,078,758(2) 1,485,218 5-27.5 STRAIGHT LINE
COMMERCIAL
PROPERTY -- LAND
Easco Corp. 157,560 157,560
Foodarama supermarkets,
Inc. 140,619 140,619
Foodarama supermarkets,
Inc. 112,554 112,554
Gino's, Inc. SOLD
Gino's, Inc. 36,271 36,271
Gino's, Inc. 71,160 71,160
Gino's, Inc. 102,048 102,048
Gino's, Inc. 61,050 61,050
J.C. Penney Company,
Inc. 51,009 51,009
Levitz Furniture
Corporation 1,134,836 1,134,836
Levitz Furniture
Corporation 460,490 460,490
COMMERCIAL
PROPERTY --
BUILDING
Bank South
Harwood Square 6,803,769 33,959 6,837,728 3,144,598 34.8 STRAIGHT LINE
Holiday Inn 7,203,982 416,726 7,620,708 2,633,146 5-39 COMPONENT
Lockheed Corporation SOLD
Safeway Stores, Inc. 558,652 558,652 529,442 27 STRAIGHT LINE
Toys 'R' Us, Inc.
United Life & Accident
Ins. Co.
Wickes Companies, Inc.
Weigh-Tronix, Inc.
Baptist Hospital 1
Baptist Hospital 2
[Download Table]
Net Total
Investment revenue
Financing applicable
Method(G) to period(G) Tax Basis
------------ -------------- ------------
RESIDENTIAL
PROPERTY LAND
AND BUILDING
Crown Cliffs* 1,265,519 0
COMMERCIAL
PROPERTY -- LAND
Easco Corp. 9,300 157,560
Foodarama supermarkets,
Inc. 10,500 140,619
Foodarama supermarkets,
Inc. 9,000 114,022
Gino's, Inc. 3,571 0
Gino's, Inc. 5,357 81,159
Gino's, Inc. 5,357 71,160
Gino's, Inc. 10,714 102,048
Gino's, Inc. 5,357 61,846
J.C. Penney Company,
Inc. 4,125 51,009
Levitz Furniture
Corporation 103,924 1,134,836
Levitz Furniture
Corporation 35,257 460,490
COMMERCIAL
PROPERTY --
BUILDING
Bank South 3,681,454 279,551 1,594,696
Harwood Square 610,671 3,172,281
Holiday Inn 3,075,178 3,317,337
Lockheed Corporation 112,919 0
Safeway Stores, Inc. 20,175 168,728
Toys 'R' Us, Inc. 1,005,777 71,750 507,053
United Life & Accident
Ins. Co. 4,274,424 270,516 1,746,714
Wickes Companies, Inc. 3,158,494 335,628 1,185,738
Weigh-Tronix, Inc. 2,323,704 180,192 1,467,951
Baptist Hospital 1 25,059,603 1,483,880 19,535,134
Baptist Hospital 2 9,300,980 550,748 7,250,549
0
0
0
0
I-10
[Download Table]
No. of Amount of
State Locations Encumberances
------- ----------- ---------------
DEVELOPMENT
PROPERTY
Dellwood NY 1
Grassy Hollow NY 1
East Syracuse NY 1
HOTEL AND DEVELOP-
MENT PROPERTY
New Seabury MA 1 8,484,332
---------
$187,514,452
============
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
---------------------------------------------------------------------------------------------
Real estate owned at September 30, 1998
---------------------------------------------------------------------------------------------
Amount
Carried
Initial Cost Cost of at close Reserve for Depreciation
to Company Improvements of period Depreciation Range in years
-------------- -------------- --------------------- -------------------- ----------------
DEVELOPMENT
PROPERTY
Dellwood 3,120,317 3,120,317
Grassy Hollow 601,135 601,135
East Syracuse 138,108 138,108
HOTEL AND DEVELOP-
MENT PROPERTY
New Seabury 27,965,241 27,965,241
---------- ----------
$221,869,592 $534,569 $ 222,404,161(1) $ 44,034,952(1)
============ ======== ================ ===============
[Download Table]
REAL ESTATE
OWNED AND
REVENUES
EARNED
--------------
Real estate
owned at
September
30, 1998
--------------
Net Total
Investment revenue
Depreciation Financing applicable
Method Method(G) to period(G) Tax Basis
-------------- --------------- -------------- ---------------
DEVELOPMENT
PROPERTY
Dellwood 3,120,317
Grassy Hollow 594,843
East Syracuse 138,108
HOTEL AND DEVELOP-
MENT PROPERTY
New Seabury 2,995,714 27,965,241
--------- ----------
$248,297,648 $38,126,065 $278,155,864
============ =========== ============
--------
(G) In accordance with Generally Accepted Accounting Principles.
(HFS) Held for sale -- Property no longer depreciated nor revenue earned.
Current net book value included.
(1) Amount shown includes hotel operating properties.
(2) The Company owns a 70% interest in the joint venture which owns this
property.
(3) Sold two locations in 1998.
(4) Sold one location in 1998.
(*) Treated as investment in joint venture for tax purposes.
I-11
AMERICAN REAL ESTATE PARTNERS, LP
a limited partnership
[Download Table]
No. of
State Locations
------- -----------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. PA 1
Alabama Power Company AL 5
Amer Stores and The
Fidelity Bank PA 1
Amer Stores, Grace, &
Shottenstein Stores NJ 1
American Recreation
Group, Inc.(3) NC 1
Amterre Ltd. Partnership NJ 1
Amterre Ltd. Partnership PA 2
Amterre Ltd. Partnership PA 1
Best Products Co., Inc. VA 1
Caldor, Inc. MA 1
Chesebrough-Pond's Inc. CN 1
Chomerics, Inc. MA 1
Collins Foods Interna-
tional, Inc.(4) OR 3
Collins Foods Interna-
tional, Inc.(5) CA 1
David Miller of California CA 1
Dillon Companies, Inc. MO 1
Dillon Companies, Inc.(5) LA 6
Druid Point Bldg. GA 1
Duke Power Co. NC 1
European American Bank
and Trust Co. NY 1
Farwell Bldg. MN 1
Federated Department
Stores, Inc. CA 1
First National Supermar-
kets, Inc. CT 1
First Union National Bank NC 1
Fisher Scientific Company IL 1
Foodarama Supermarkets,
Inc. PA 1
Forte Hotels International,
Inc. NJ 1
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
-----------------------------------------------------------------------------------------------
Real estate owned at December 31, 1997
-------------------------------------------------------------------------------
Amount
Carried
Amount of Initial Cost Cost of at close Reserve for Depreciation
Encumbrances to Company Improvements of period Depreciation Range & Method
-------------- -------------- -------------- ------------- -------------- ----------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. $2,004,393 $2,004,393 $1,389,613 25 yrs Comp
Alabama Power Company $ 4,292,790
Amer Stores and The
Fidelity Bank
Amer Stores, Grace, &
Shottenstein Stores 2,043,567 2,043,567 1,525,255 35 yrs Comp
American Recreation
Group, Inc.(3) 642,771 (342,771) 300,000 HFS (3)
Amterre Ltd. Partnership SOLD
Amterre Ltd. Partnership SOLD
Amterre Ltd. Partnership 8,581,485 SOLD
Best Products Co., Inc. 3,358,053 (54,500) 3,303,553 20 yrs S/L
Caldor, Inc.
Chesebrough-Pond's Inc. 1,549,805 1,549,805 1,110,025 20-45 yrs Comp
Chomerics, Inc.
Collins Foods Interna-
tional, Inc.(4) 169,048 169,048
Collins Foods Interna-
tional, Inc.(5) 87,810 87,810
David Miller of California 1,036,681 1,036,681 494,648 25 yrs S/L
Dillon Companies, Inc. 546,681 546,681 310,198 30 Yrs S/L
Dillon Companies, Inc.(5) 1,555,112 1,555,112 854,145 35 Yrs Comp
Druid Point Bldg. 6,139,692 114,890 6,254,582 883,216 SOLD
Duke Power Co. 2,903,279
European American Bank
and Trust Co. 1,355,210 1,355,210 1,284,888 20 Yrs S/L
Farwell Bldg. 939,773 5,073,279 5,073,279 1,088,188 15-20 yrs S/L
Federated Department
Stores, Inc. 363,342 363,342 SOLD
First National Supermar-
kets, Inc. 13,933,727
First Union National Bank
Fisher Scientific Company 597,806 597,806 143,004 20 yrs S/L
Foodarama Supermarkets,
Inc. SOLD
Forte Hotels International,
Inc. 216,914
[Download Table]
REAL ESTATE OWNED AND REVENUES
EARNED
------------------------------
Real estate
owned at
December
31, 1997
---------------
1997
Financing Total
Method revenue
Net applicable
Investment(G) to period(G)
--------------- -------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. $ 245,888
Alabama Power Company $ 7,517,553 797,599
Amer Stores and The
Fidelity Bank 633,667 81,172
Amer Stores, Grace, &
Shottenstein Stores 157,735
American Recreation
Group, Inc.(3) 48,164
Amterre Ltd. Partnership 0
Amterre Ltd. Partnership 0
Amterre Ltd. Partnership 5,958,448 597,424
Best Products Co., Inc. 109,134
Caldor, Inc. 1,873,574 167,527
Chesebrough-Pond's Inc. 141,236
Chomerics, Inc. 6,202,655 792,465
Collins Foods Interna-
tional, Inc.(4) 81,764 35,411
Collins Foods Interna-
tional, Inc.(5) 46,444 11,455
David Miller of California 63,482
Dillon Companies, Inc. 65,268
Dillon Companies, Inc.(5) 183,340
Druid Point Bldg. 1,351,918
Duke Power Co. 4,716,271 482,477
European American Bank
and Trust Co. 175,000
Farwell Bldg. 957,184
Federated Department
Stores, Inc. 208,036 63,418
First National Supermar-
kets, Inc. 23,685,974 2,194,767
First Union National Bank 577,217 53,820
Fisher Scientific Company 176,583
Foodarama Supermarkets,
Inc. 81,014
Forte Hotels International,
Inc. 6,412,979 585,869
I-12
[Download Table]
No. of
State Locations
------- -----------
Forte Hotels International,
Inc. TX 1
Fox Grocery Company WV 1
Gino's, Inc. MO 1
Gino's, Inc. CA 1
Gino's, Inc. OH 1
Gino's, Inc. IL 1
Gino's, Inc. NJ 1
Golf Road IL 1
Grand Union Co. NY
Grand Union Co. NJ 1
Grand Union Co. MD 1
Grand Union Co. NY 3
Grand Union Co. NY 1
Grand Union Co. VA 1
Grand Union Co. NY 1
Gunite IN 1
G.D. Searle & Co. MD 1
G.D. Searle & Co. MN 1
G.D. Searle & Co. AL 1
G.D. Searle & Co. IL 1
G.D. Searle & Co. FL 1
G.D. Searle & Co. MN 1
G.D. Searle & Co. IL 1
G.D. Searle & Co. TN 1
G.D. Searle & Co. TN 1
G.D. Searle & Co. MD 1
Hancock LA 1
Haverty Furniture Compa-
nies, Inc. GA 1
Haverty Furniture Compa-
nies, Inc. FL 1
Haverty Furniture Compa-
nies, Inc. VA 1
Holiday Inn AZ 1
Integra A Hotel and Res-
taurant Co. AL 2
Integra A Hotel and Res-
taurant Co. IL 1
Integra A Hotel and Res-
taurant Co. IN 1
Integra A Hotel and Res-
taurant Co. OH 1
Integra A Hotel and
Restaurant Co. MO 1
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
---------------------------------------------------------------------------------------------
Real estate owned at December 31, 1997
-----------------------------------------------------------------------------
Amount
Carried
Amount of Initial Cost Cost of at close Reserve for Depreciation
Encumbrances to Company Improvements of period Depreciation Range & Method
-------------- -------------- -------------- ----------- -------------- ----------------
Forte Hotels International,
Inc. SOLD
Fox Grocery Company 1,193,998
Gino's, Inc. 13,662 209,213 209,213
Gino's, Inc. 15,711 225,100 225,100
Gino's, Inc. 14,627 201,938 201,938
Gino's, Inc. 16,986 235,972 235,972
Gino's, Inc. SOLD
Golf Road 9,292,656 9,292,656 55,756 35 yrs S/L
Grand Union Co. HFS
Grand Union Co. 430,664 430,664
Grand Union Co. 372,383 372,383 249,742 30 yrs Comp
Grand Union Co. 1,110,120 (19,100) 1,091,020
Grand Union Co.
Grand Union Co. 266,468 266,468 178,999 30 yrs Comp
Grand Union Co. 4,473,221
Gunite 148,230 1,134,565 1,134,565 1,065,034 30 yrs Comp
G.D. Searle & Co. 299,229 299,229 145,833 20-35 yrs Comp
G.D. Searle & Co. 261,918 261,918 174,337 SOLD
G.D. Searle & Co. 0 0 0 HFS
G.D. Searle & Co. 256,295 256,295 161,229 20-35 yrs Comp
G.D. Searle & Co. 0 0 0 SOLD
G.D. Searle & Co. 339,358 339,358 147,266 20-35 yrs Comp
G.D. Searle & Co. 323,559 323,559 223,483 30 yrs Comp
G.D. Searle & Co. 214,421 214,421 145,172 20-35 yrs Comp
G.D. Searle & Co. 0 0 0
G.D. Searle & Co. 325,891 325,891 146,800 20-35 yrs Comp
Hancock SOLD
Haverty Furniture Compa-
nies, Inc. 245,234
Haverty Furniture Compa-
nies, Inc. 185,175
Haverty Furniture Compa-
nies, Inc. 232,724
Holiday Inn SOLD
Integra A Hotel and Res-
taurant Co. 245,625 245,625
Integra A Hotel and Res-
taurant Co. 198,392 198,392
Integra A Hotel and Res-
taurant Co. 231,513 231,513
Integra A Hotel and Res-
taurant Co.
Integra A Hotel and
Restaurant Co. 224,837 224,837
[Download Table]
REAL ESTATE OWNED AND REVENUES
EARNED
------------------------------
Real estate
owned at
December 31,
1997
--------------
1997
Financing Total
Method revenue
Net applicable
Investment(G) to period(G)
--------------- -------------
Forte Hotels International,
Inc. (11,423)
Fox Grocery Company 3,258,447 290,442
Gino's, Inc. 165,655 33,514
Gino's, Inc. 151,721 42,735
Gino's, Inc. 135,210 39,120
Gino's, Inc. 137,724 45,689
Gino's, Inc. 33,010
Golf Road 108,494
Grand Union Co.
Grand Union Co. 427,410 85,502
Grand Union Co. 33,750
Grand Union Co. 1,101,687 220,389
Grand Union Co. 7,083
Grand Union Co. 24,150
Grand Union Co. 7,310,207 676,977
Gunite 208,080
G.D. Searle & Co. 27,000
G.D. Searle & Co. 22,162
G.D. Searle & Co. 0
G.D. Searle & Co. 23,013
G.D. Searle & Co. 0
G.D. Searle & Co. 30,614
G.D. Searle & Co. 28,319
G.D. Searle & Co. 18,740
G.D. Searle & Co. 0
G.D. Searle & Co. 28,598
Hancock 450,785
Haverty Furniture Compa-
nies, Inc. 616,002 55,885
Haverty Furniture Compa-
nies, Inc. 466,667 42,337
Haverty Furniture Compa-
nies, Inc. 594,370 54,193
Holiday Inn 2,138,010
Integra A Hotel and Res-
taurant Co. 1,397,060 239,858
Integra A Hotel and Res-
taurant Co. 461,675 103,757
Integra A Hotel and Res-
taurant Co. 604,563 121,983
Integra A Hotel and Res-
taurant Co. 620,765 89,986
Integra A Hotel and
Restaurant Co. 469,913 108,409
I-13
[Download Table]
No. of
State Locations
------- -----------
Integra A Hotel and
Restaurant Co. TX 1
Integra A Hotel and
Restaurant Co. MI 1
Intermountain Color KY 1
J.C. Penney Company,
Inc. MA 1
Kelley Springfield Tire
Company TN 1
K-Mart Corporation LA 1
K-Mart Corporation WI 1
K-Mart Corporation FL 1
K-Mart Corporation MN 1
K-Mart Corporation FL 1
K-Mart Corporation IA 1
K-Mart Corporation FL 2
K-Mart Corporation IL 1
Kobacker Stores, Inc. MI 4
Kobacker Stores, Inc. KY 1
Kobacker Stores, Inc. OH 5
Kraft, Inc. NC 1
Landmark Bancshares
Corporation MO 1
Levitz Furniture
Corporation NY 1
Lockheed Corporation CA 1
Louisiana Power and
Light Company LA 8
Louisiana Power and
Light Company LA 7
Macke Co. VA 1
Marsh Supermarkets, Inc. IN 1
Montgomery Ward, Inc. PA 1
Montgomery Ward, Inc. NJ 1
Morrison, Inc. AL 1
Morrison, Inc. GA 1
Morrison, Inc. FL 1
Morrison, Inc. VA 2
M.C.O. Properties CO 1
North Carolina National
Bank(7) SC 6
Occidental Petroleum
Corp. CA 1
Ohio Power Co. Inc. OH 1
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
---------------------------------------------------------------------------------------------
Real estate owned at December 31, 1997
-----------------------------------------------------------------------------
Amount
Carried
Amount of Initial Cost Cost of at close Reserve for Depreciation
Encumbrances to Company Improvements of period Depreciation Range & Method
-------------- -------------- -------------- ----------- -------------- ----------------
Integra A Hotel and
Restaurant Co. 228,793 228,793
Integra A Hotel and
Restaurant Co. 234,464 234,464
Intermountain Color 11,180 559,644 559,644 434,676 25 yrs S/L
J.C. Penney Company,
Inc. 2,484,262 2,484,262 1,588,326 25 yrs S/L
Kelley Springfield Tire
Company 120,946 120,946 75,200 20 yrs Comp
K-Mart Corporation
K-Mart Corporation
K-Mart Corporation
K-Mart Corporation 530,000
K-Mart Corporation 2,760,118 2,760,118 1,688,401 20-45 yrs Comp
K-Mart Corporation
K-Mart Corporation 2,636,000 2,636,000 1,765,878 20-45 yrs Comp
K-Mart Corporation 263,859
Kobacker Stores, Inc. 215,148 215,148
Kobacker Stores, Inc. 66,777 88,364 88,364
Kobacker Stores, Inc. 65,759 354,030 354,030
Kraft, Inc. SOLD
Landmark Bancshares
Corporation
Levitz Furniture
Corporation 988,463 988,463
Lockheed Corporation 2,449,469 2,449,469
Louisiana Power and
Light Company 3,464,338
Louisiana Power and
Light Company 2,075,693 3,491,431 3,491,431
Macke Co. SOLD
Marsh Supermarkets, Inc. 5,001,933 5,001,933 2,133,683 35 yrs S/L
Montgomery Ward, Inc. 3,289,166 3,289,166 2,120,374 20-45 yrs Comp
Montgomery Ward, Inc.
Morrison, Inc. 324,288 324,288
Morrison, Inc. 347,404 347,404
Morrison, Inc. 375,392 375,392
Morrison, Inc. 363,059 363,059
M.C.O. Properties SOLD
North Carolina National
Bank(7) 2,938,008 2,938,008 1,008,024 40 yrs S/L
Occidental Petroleum
Corp. 1,857,296 HFS
Ohio Power Co. Inc.
[Download Table]
REAL ESTATE OWNED AND REVENUES
EARNED
------------------------------
Real estate
owned at
December
31, 1997
---------------
1997
Financing Total
Method revenue
Net applicable
Investment(G) to period(G)
--------------- -------------
Integra A Hotel and
Restaurant Co. 576,867 139,420
Integra A Hotel and
Restaurant Co. 577,240 138,537
Intermountain Color 81,330
J.C. Penney Company,
Inc. 250,244
Kelley Springfield Tire
Company 11,449
K-Mart Corporation 1,684,293 141,806
K-Mart Corporation 1,919,517 173,164
K-Mart Corporation 2,224,386 213,781
K-Mart Corporation 1,780,445 146,038
K-Mart Corporation 236,480
K-Mart Corporation 1,367,760 128,806
K-Mart Corporation 1,831,105 413,734
K-Mart Corporation 977,099 78,194
Kobacker Stores, Inc. 423,743 62,971
Kobacker Stores, Inc. 100,094 19,192
Kobacker Stores, Inc. 613,834 92,644
Kraft, Inc. 50,414
Landmark Bancshares
Corporation 4,586,844 644,743
Levitz Furniture
Corporation 2,149,353 354,406
Lockheed Corporation 4,143,163 847,243
Louisiana Power and
Light Company 12,443,623 1,567,252
Louisiana Power and
Light Company 4,321,049 1,007,611
Macke Co. 74,516
Marsh Supermarkets, Inc. 506,300
Montgomery Ward, Inc. 314,280
Montgomery Ward, Inc. 1,570,578 147,710
Morrison, Inc. 720,862 134,559
Morrison, Inc. 690,199 134,750
Morrison, Inc. 728,153 142,096
Morrison, Inc. 1,785,553 276,296
M.C.O. Properties 12,974
North Carolina National
Bank(7) 224,823
Occidental Petroleum
Corp. 0
Ohio Power Co. Inc. 3,962,361 370,060
I-14
[Download Table]
No. of
State Locations
------- -----------
Old National Bank of
Washington WA 1
Park West KY 1
Penske Corp. OH 1
Pneumo Corp. OH 1
Portland General Electric
Company OR 1
Rouse Company MD 1
Safeway Stores, Inc. LA 1
Sams MI 1
Smith's Management
Corp. NV 1
Southland Corporation FL 5
Staples NY 1
Stop 'N Shop Co., Inc. NY 1
Stop 'N Shop Co., Inc. VA 1
Super Foods Services, Inc. MI 1
SuperValu Stores, Inc. MN 1
SuperValu Stores, Inc. OH 1
SuperValu Stores, Inc. GA 1
SuperValu Stores, Inc. IN 1
Telecom Properties, Inc. OK 1
Telecom Properties, Inc. KY 1
The A&P Company MI 1
The TJX Companies, Inc. IL 1
Toys "R" Us, Inc. MA 1
Toys "R" Us, Inc. IL 1
Toys "R" Us, Inc. NY 1
Toys "R" Us, Inc. TX 1
Toys "R" Us, Inc. MI 1
Toys "R" Us, Inc. TX 1
Trafalgar Industries, Inc. NY 1
USA Petroleum
Corporation SC 2
USA Petroleum
Corporation OH 1
USA Petroleum
Corporation GA 2
Waban NY 1
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
-----------------------------------------------------------------------------------------------
Real estate owned at December 31, 1997
-------------------------------------------------------------------------------
Amount
Carried
Amount of Initial Cost Cost of at close Reserve for Depreciation
Encumbrances to Company Improvements of period Depreciation Range & Method
-------------- -------------- -------------- ------------- -------------- ----------------
Old National Bank of
Washington 4,190,632 4,190,632 2,816,843 SOLD
Park West 19,020,000 19,020,000 35 yrs S/L
Penske Corp. 108,036
Pneumo Corp. 878,314
Portland General Electric
Company 46,177,752
Rouse Company 3,320,839
Safeway Stores, Inc. 1,782,885 1,782,885 1,061,233 20-45 yrs Comp
Sams 5,543,256 8,844,225 8,844,225 1,371,772 40 yrs S/L
Smith's Management
Corp. 371,047
Southland Corporation 1,162,971 1,162,971 657,550 20-45 yrs Comp
Staples 2,455,975 1,607 2,457,582 37,661 35 yrs S/L
Stop 'N Shop Co., Inc. 5,013,507 5,013,507 3,589,887 20-45 yrs Comp
Stop 'N Shop Co., Inc. 869,612
Super Foods Services, Inc. 6,635,566
SuperValu Stores, Inc. 1,370,965 1,370,965 211,948 40 yrs S/L
SuperValu Stores, Inc. 3,000,671 3,000,671 474,489 40 yrs S/L
SuperValu Stores, Inc. 2,344,836 2,344,836 367,453 40 yrs S/L
SuperValu Stores, Inc. 2,267,573 2,267,573 354,965 40 yrs S/L
Telecom Properties, Inc. 44,630
Telecom Properties, Inc. 115,678 281,253 281,253
The A&P Company
The TJX Companies, Inc.
Toys "R" Us, Inc. SOLD
Toys "R" Us, Inc. SOLD
Toys "R" Us, Inc. SOLD
Toys "R" Us, Inc. 856,725 501,836 501,836
Toys "R" Us, Inc. SOLD
Toys "R" Us, Inc. SOLD
Trafalgar Industries, Inc. SOLD
USA Petroleum
Corporation 163,161 163,161
USA Petroleum
Corporation 78,443 78,443
USA Petroleum
Corporation 138,062 138,062
Waban 3,608,807 8,378,095 8,378,095 500,930 30 yrs S/L
[Download Table]
REAL ESTATE OWNED AND REVENUES
EARNED
------------------------------
Real estate
owned at
December
31, 1997
---------------
1997
Financing Total
Method revenue
Net applicable
Investment(G) to period(G)
--------------- -------------
Old National Bank of
Washington 677,222
Park West 0
Penske Corp. 573,940 84,821
Pneumo Corp. 2,272,594 223,429
Portland General Electric
Company 52,081,512 4,497,800
Rouse Company 6,362,762 563,969
Safeway Stores, Inc. 85,150
Sams 1,127,521
Smith's Management
Corp. 838,205 75,545
Southland Corporation 127,573
Staples 277,966
Stop 'N Shop Co., Inc. 454,145
Stop 'N Shop Co., Inc. 2,815,364 254,630
Super Foods Services, Inc. 10,213,426 1,087,412
SuperValu Stores, Inc. 114,885
SuperValu Stores, Inc. 319,834
SuperValu Stores, Inc. 224,215
SuperValu Stores, Inc. 193,024
Telecom Properties, Inc. 115,990 10,965
Telecom Properties, Inc. 101,212 37,044
The A&P Company 1,678,976 176,747
The TJX Companies, Inc. 2,661,258 238,968
Toys "R" Us, Inc. 82,445
Toys "R" Us, Inc. 101,865
Toys "R" Us, Inc. 104,136
Toys "R" Us, Inc. 1,107,437 108,188
Toys "R" Us, Inc. 77,087
Toys "R" Us, Inc. 142,913
Trafalgar Industries, Inc. 0
USA Petroleum
Corporation 167,972 39,312
USA Petroleum
Corporation 88,832 18,900
USA Petroleum
Corporation 146,749 33,264
Waban 659,262
I-15
[Download Table]
No. of
State Locations
------- -----------
Watkins MO 1
Webcraft Technologies MD 1
Wetterau, Inc. PA 1
Wetterau, Inc. NJ 2
Wickes Companies, Inc. (6) CA 3
RESIDENTIAL
PROPERTY LAND
AND BUILDING
Crown Cliffs AL 1
COMMERCIAL
PROPERTY--LAND
Easco Corp. NC 1
Foodarama supermarkets,
Inc. NY 1
Foodarama supermarkets,
Inc. PA 1
Gino's, Inc. MD 1
Gino's, Inc. PA 1
Gino's, Inc. MI 1
Gino's, Inc. MA 2
Gino's, Inc. NJ 1
J.C. Penney Company,
Inc. NY 1
Levitz Furniture
Corporation CA 2
Levitz Furniture
Corporation KS 1
COMMERCIAL
PROPERTY--
BUILDING
Bank South GA 1
Harwood Square IL 1
Holiday Inn FL 1
Lockheed Corporation CA 1
Safeway Stores, Inc. CA 1
Toys "R" Us, Inc. RI 1
United Life & Accident
Ins. Co. NH 1
Wickes Companies, Inc. PA 1
Weigh-Tronix, Inc. CA 1
Baptist Hospital 1 TN 1
Baptist Hospital 2 TN 1
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
-----------------------------------------------------------------------------------
Real estate owned at December 31, 1997
-------------------------------------------------------------------
Amount
Carried
Amount of Initial Cost Cost of at close Reserve for
Encumbrances to Company Improvements of period Depreciation
-------------- -------------- -------------- ------------------- --------------
Watkins 965,741 965,741 81,047
Webcraft Technologies 487,877 780,774 780,774 117,371
Wetterau, Inc.
Wetterau, Inc.
Wickes Companies, Inc. (6) 1,507,459 2,447,297 2,447,297 1,250,994
RESIDENTIAL
PROPERTY LAND
AND BUILDING
Crown Cliffs 8,504,936 10,944,883 120,992 11,065,875(2) 1,173,049
COMMERCIAL
PROPERTY--LAND
Easco Corp. 157,560 157,560
Foodarama supermarkets,
Inc. 140,619 140,619
Foodarama supermarkets,
Inc. 112,554 112,554
Gino's, Inc. 86,027 86,027
Gino's, Inc. 36,271 36,271
Gino's, Inc. 71,160 71,160
Gino's, Inc. 102,048 102,048
Gino's, Inc. 61,050 61,050
J.C. Penney Company,
Inc. 51,009 51,009
Levitz Furniture
Corporation 1,134,836 1,134,836
Levitz Furniture
Corporation 460,490 460,490
COMMERCIAL
PROPERTY--
BUILDING
Bank South
Harwood Square 6,803,769 6,803,769 2,997,054
Holiday Inn 6,846,683 357,299 7,203,982 2,200,324
Lockheed Corporation
Safeway Stores, Inc. 558,652 558,652 513,925
Toys "R" Us, Inc.
United Life & Accident
Ins. Co.
Wickes Companies, Inc.
Weigh-Tronix, Inc.
Baptist Hospital 1 23,089,860
Baptist Hospital 2 8,569,902
[Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
------------------------------------------------
Real estate owned at December 31,
1997
---------------------------------
1997
Financing Total
Method revenue
Depreciation Net applicable
Range & Method Investment(G) to period(G)
---------------- --------------- -------------
Watkins 25 yrs S/L 114,800
Webcraft Technologies 20 yrs S/L 171,353
Wetterau, Inc. 823,756 88,039
Wetterau, Inc. 1,780,342 187,312
Wickes Companies, Inc. (6) 20-45 yrs S/L 588,030
RESIDENTIAL
PROPERTY LAND
AND BUILDING
Crown Cliffs 5-27.5 yrs S/L 1,741,608
COMMERCIAL
PROPERTY--LAND
Easco Corp. 12,400
Foodarama supermarkets,
Inc. 14,000
Foodarama supermarkets,
Inc. 12,000
Gino's, Inc. SOLD 7,143
Gino's, Inc. 7,143
Gino's, Inc. 7,143
Gino's, Inc. 14,286
Gino's, Inc. SOLD 7,143
J.C. Penney Company,
Inc. 5,500
Levitz Furniture
Corporation 99,302
Levitz Furniture
Corporation 47,009
COMMERCIAL
PROPERTY--
BUILDING
Bank South 3,755,472 382,109
Harwood Square 34.8 yrs S/L 737,149
Holiday Inn 5-39 yrs S/L 3,959,694
Lockheed Corporation SOLD 5,293,023 676,617
Safeway Stores, Inc. 27 yrs S/L 26,900
Toys "R" Us, Inc. 1,027,896 98,014
United Life & Accident
Ins. Co. 4,396,908 372,115
Wickes Companies, Inc. 3,240,160 457,648
Weigh-Tronix, Inc. 2,501,135 259,859
Baptist Hospital 1 25,234,428 994,844
Baptist Hospital 2 9,365,708 369,279
I-16
[Download Table]
No. of
State Locations
------- -----------
DEVELOPMENT
PROPERTY
Dellwood NY 1
Grassy Hollow NY 1
East Syracuse NY 1
--
[Enlarge/Download Table]
REAL ESTATE OWNED AND REVENUES EARNED
-------------------------------------------------------------------------------------------------------------
Real estate owned at December 31, 1997
---------------------------------------------------------------------------------------------
Amount
Carried
Amount of Initial Cost Cost of at close Reserve for Depreciation
Encumbrances to Company Improvements of period Depreciation Range & Method
-------------- -------------- -------------- --------------------- -------------------- ----------------
DEVELOPMENT
PROPERTY
Dellwood 3,120,317 3,120,317
Grassy Hollow 601,135 601,135
East Syracuse 138,108 138,108
------------ ------------ -------- -------------- -------------
$156,432,734 $168,789,822 $178,417 $ 168,968,239(1) $ 42,369,888(1)
============ ============ ======== ================ ===============
[Download Table]
REAL ESTATE OWNED AND REVENUES
EARNED
------------------------------
Real estate
owned at
December
31, 1997
---------------
1997
Financing Total
Method revenue
Net applicable
Investment(G) to period(G)
--------------- -------------
DEVELOPMENT
PROPERTY
Dellwood 0
Grassy Hollow 0
East Syracuse 0
-
------------ -----------
$265,656,836 $47,857,010
============ ===========
--------
(G) In accordance with Generally Accepted Accounting Principles
(HFS) Held For Sale. No longer depreciated nor revenues earned. No net book
value for HFS at 12/31/97
(1) Amount shown includes hotel operating properties.
(2) The Company owns a 70% interest in the joint venture which owns this
property.
(3) Reclassified to Held For Sale in 1998
(4) Sold one property in 1998 and 2 properties in 1997
(5) Sold 1 property in 1998 and 1 in 1997
(6) One property in Held for Sale at 12/31/97 and 12/31/96
(7) One property sold in 1998 and 3 Held for Sale at 12/31/97
I-17
AMERICAN REAL ESTATE PARTNERS, LP
a limited partnership
REAL ESTATE OWNED AND REVENUES EARNED
[Enlarge/Download Table]
Real estate owned at December 31, 1996
---------------------------------------------------------------------
No. of Amount of Initial Cost Cost of
State Locations Encumberances to Company Improvements
------- ----------- --------------- -------------- --------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. .......... PA 1 $2,004,393
Alabama Power Company AL 5 $ 4,680,325
Amer Stores and The
Fidelity Bank .......... PA 1
Amer Stores, Grace, &
Shottenstein Stores .... NJ 1 2,043,567
American Recreation
Group, Inc. ............ NC 1
Amterre Ltd. Partnership NJ 1 1,559,648
Amterre Ltd. Partnership PA 2 867,847 639,797
Amterre Ltd. Partnership PA 1 2,090,127
Best Products Co., Inc. VA 1
Caldor, Inc. ........... MA 1
Chesebrough-Pond's Inc. CN 1 1,549,805
Chomerics, Inc. ........ MA 1
Coldwell Banker & Co. .. CA 1
Coldwell Banker & Co. .. MN 1
Coldwell Banker & Co. .. VA 1
Coldwell Banker & Co. .. MO 1
Collins Foods Interna-
tional, Inc.(4) ........ OR 6 82,457 218,713
Collins Foods Interna-
tional, Inc.(5) ........ CA 3 131,970 87,810
Cordis Corporation ..... FL 1
David Miller of California CA 1 1,036,681
Dillon Companies, Inc. . MO 1 546,681
Dillon Companies, Inc.(5) LA 8 1,555,112
Druid Point Bldg. ...... GA 1 4,919,956 1,219,736
Duke Power Co. ......... NC 1 3,198,097
European American Bank
and Trust Co. .......... NY 1 1,355,210
Farwell Bldg. .......... MN 1 1,162,240 5,052,286 20,993
Federated Department
Stores, Inc. ........... CA 1 363,342
First National Supermar-
kets, Inc. ............. CT 1 14,536,079
First Union National Bank NC 1
Fisher Scientific Company IL 1 597,806
[Enlarge/Download Table]
Real estate owned at December
31, 1996
-----------------------------
Amount Financing Total
Carried Method revenue
at close Reserve for Depreciation Net applicable
of period Depreciation Method Investment(G) to period(G)
------------- -------------- ---------------- --------------- -------------
COMMERCIAL
PROPERTY LAND
AND BUILDING
Acme Markets, Inc. and
FPBT of Penn. .......... $2,004,393 $1,352,155 25 yrs Comp $ 245,888
Alabama Power Company $ 7,833,206 825,971
Amer Stores and The
Fidelity Bank .......... 693,620 86,866
Amer Stores, Grace, &
Shottenstein Stores .... 2,043,567 1,507,397 35 yrs Comp 232,735
American Recreation
Group, Inc. ............ HFS 685,807 68,401
Amterre Ltd. Partnership 1,559,648 SOLD 3,331,346 459,735
Amterre Ltd. Partnership 639,797 SOLD 2,014,875 285,432
Amterre Ltd. Partnership SOLD 6,220,298 620,821
Best Products Co., Inc. 20 yrs S/L 3,418,326 338,557
Caldor, Inc. ........... 1,942,431 185,380
Chesebrough-Pond's Inc. 1,549,805 1,090,444 20-45 yrs Comp 141,236
Chomerics, Inc. ........ 6,398,366 814,924
Coldwell Banker & Co. .. SOLD 24,673
Coldwell Banker & Co. .. SOLD 71,909
Coldwell Banker & Co. .. SOLD 41,122
Coldwell Banker & Co. .. SOLD 0
Collins Foods Interna-
tional, Inc.(4) ........ 218,713 109,018 46,392
Collins Foods Interna-
tional, Inc.(5) ........ 87,810 46,444 53,826
Cordis Corporation ..... SOLD 713,383
David Miller of California 1,036,681 473,898 25 yrs S/L 63,482
Dillon Companies, Inc. . 546,681 297,442 30 Yrs S/L 63,753
Dillon Companies, Inc.(5) 1,555,112 842,444 35 Yrs Comp 183,340
Druid Point Bldg. ...... 6,139,692 661,844 SOLD 191,746
Duke Power Co. ......... 5,030,971 510,580
European American Bank
and Trust Co. .......... 1,355,210 1,271,504 20 Yrs S/L 175,000
Farwell Bldg. .......... 5,073,279 837,344 15-20 yrs S/L 938,078
Federated Department
Stores, Inc. ........... 363,342 SOLD 393,414 65,392
First National Supermar-
kets, Inc. ............. 24,148,717 2,235,207
First Union National Bank 614,834 57,047
Fisher Scientific Company 597,806 120,718 20 yrs S/L 163,000
I-18
[Enlarge/Download Table]
Real estate owned at December 31, 1996
---------------------------------------------------------------------
No. of Amount of Initial Cost Cost of
State Locations Encumberances to Company Improvements
------- ----------- --------------- -------------- --------------
Foodarama Supermarkets,
Inc. ................... PA 1 1,317,844
Forte Hotels International,
Inc. ................... NJ 1 699,694
Forte Hotels International,
Inc. ................... TX 1
Fox Grocery Company .... WV 1 1,343,018
Gino's, Inc. ........... MO 1 61,942 209,213
Gino's, Inc. ........... CA 1 54,342 225,100
Gino's, Inc. ........... OH 1 57,160 201,938
Gino's, Inc. ........... IL 1 46,597 235,972
Gino's, Inc. ........... NJ 1 49,887 259,525
Gino's, Inc. & The A&P
Co. .................... PA 1
Grand Union Co. ........ NY 1
Grand Union Co. ........ NJ 1 430,664
Grand Union Co. ........ MD 1 372,383
Grand Union Co. ........ NY 3 1,110,120
Grand Union Co. ........ NY 1
Grand Union Co. ........ VA 1 266,468
Grand Union Co. ........ NY 1 4,577,761
Gunite ................. IN 1 193,475 1,134,565
G.D. Searle & Co. ...... MD 1 299,229
G.D. Searle & Co. ......
MN ..................... 1 261,918
G.D. Searle & Co. ...... AL 1 0
G.D. Searle & Co. ...... IL 1 256,295
G.D. Searle & Co. ...... FL 1 0
G.D. Searle & Co. ...... MN 1 339,358
G.D. Searle & Co. ...... IL 1 323,559
G.D. Searle & Co. ...... TN 1 214,421
G.D. Searle & Co. ...... TN 1 0
G.D. Searle & Co. ...... MD 1 325,891
Hancock ................ LA 1 2,284,232 4,484,256
Haverty Furniture
Companies, Inc. ........ GA 1 272,303
Haverty Furniture
Companies, Inc. ........ FL 1 205,616
Haverty Furniture
Companies, Inc. ........ VA 1 258,411
Holiday Inn ............ AZ 1 3,220,181 9,028,875 335,254
Integra A Hotel and
Restaurant Co. ......... AL 2 245,625
Integra A Hotel and
Restaurant Co. ......... IL 1 198,392
Integra A Hotel and
Restaurant Co. ......... IN 1 231,513
[Enlarge/Download Table]
Real estate owned at
December 31,
1996
---------------------------
Amount Financing Total
Carried Method revenue
at close Reserve for Depreciation Net applicable
of period Depreciation Method Investment(G) to period(G)
----------- -------------- ---------------- --------------- -------------
Foodarama Supermarkets,
Inc. ................... 1,317,844 835,225 SOLD 120,516
Forte Hotels International
Inc. ................... 6,540,478 596,849
Forte Hotels International
Inc. ................... SOLD 2,619,501
Fox Grocery Company .... 3,395,645 305,550
Gino's, Inc. ........... 209,213 174,807 34,985
Gino's, Inc. ........... 225,100 166,443 44,136
Gino's, Inc. ........... 201,938 148,879 40,373
Gino's, Inc. ........... 235,972 154,733 46,992
Gino's, Inc. ........... 259,525 SOLD 191,535 49,627
Gino's, Inc. & The A&P
Co. .................... 185,702
Grand Union Co. ........ HFS
Grand Union Co. ........ 430,664 452,308 87,711
372,383
Grand Union Co. ........ 244,749 30 yrs Comp 33,750
Grand Union Co. ........ 1,110,120 1,165,869 226,083
Grand Union Co. ........ 0
Grand Union Co. ........ 266,468 175,421 30 yrs Comp 24,150
Grand Union Co. ........ 7,532,429 696,186
Gunite ................. 1,134,565 1,050,721 30 yrs Comp 204,000
G.D. Searle & Co. ...... 299,229 140,461 20-35 yrs Comp 27,000
G.D. Searle & Co. ......
MN ..................... 261,918 170,818 SOLD 22,162
G.D. Searle & Co. ...... 0 0 0
G.D. Searle & Co. ...... 256,295 155,239 20-35 yrs Comp 23,013
G.D. Searle & Co. ...... 0 0 SOLD 0
G.D. Searle & Co. ...... 339,358 141,715 20-35 yrs Comp 30,614
G.D. Searle & Co. ...... 323,559 218,967 30 yrs Comp 28,319
G.D. Searle & Co. ...... 214,421 139,979 20-35 yrs Comp 18,740
G.D. Searle & Co. ...... 0 0 0
G.D. Searle & Co. ...... 325,891 141,434 20-35 yrs Comp 28,598
Hancock ................ 4,484,256 729,669 SOLD 442,204
Haverty Furniture
Companies, Inc. ........ 659,017 59,473
Haverty Furniture
Companies, Inc. ........ 499,255 45,055
Haverty Furniture
Companies, Inc. ........ 636,081 57,671
Holiday Inn ............ 9,364,129 1,582,362 SOLD 5,970,105
Integra A Hotel and
Restaurant Co. ......... 245,625 1,478,067 247,756
Integra A Hotel and
Restaurant Co. ......... 198,392 505,753 107,664
Integra A Hotel and
Restaurant Co. ......... 231,513 641,103 124,887
I-19
[Enlarge/Download Table]
Real estate owned at December 31, 1996
---------------------------------------------------------------------
No. of Amount of Initial Cost Cost of
State Locations Encumberances to Company Improvements
------- ----------- --------------- -------------- --------------
Integra A Hotel and
Restaurant Co. ....... OH 1
Integra A Hotel and
Restaurant Co. ....... MO 1 224,837
Integra A Hotel and
Restaurant Co. ....... TX 1 228,793
Integra A Hotel and
Restaurant Co. ....... MI 1 234,464
Intermountain Color .. KY 1 42,652 559,644
J.C. Penney Company,
Inc. ................. MA 1 2,484,262
Kelley Springfield Tire
Company .............. TN 1 120,946
K-Mart Corporation ... LA 1
K-Mart Corporation ... WI 1
K-Mart Corporation ... FL 1
K-Mart Corporation ... MN 1 580,000
K-Mart Corporation ... FL 1 2,756,998 3,120
K-Mart Corporation ... IA 1
K-Mart Corporation ... FL 1 2,636,000
K-Mart Corporation ... IL 1 302,575
Kobacker Stores, Inc. MI 4 215,148
Kobacker Stores, Inc. KY 1 71,607 88,364
Kobacker Stores, Inc. OH 5 70,906 354,030
Kobacker Stores, Inc. FL 1
Kraft, Inc. .......... NC 1 1,434,125
Landmark Bancshares
Corporation .......... MO 1
Levitz Furniture
Corporation .......... NY 1 1,648,463 (660,000)
Lockheed Corporation . CA 1 2,449,469
Lockheed Corporation . NJ 1
Louisiana Power and
Light Company ........ LA 8 4,469,597
Louisiana Power and
Light Company ........ LA 7 2,673,758 3,496,322 (4,891)
Macke Co. ............ VA 1 553,113
Marsh Supermarkets, Inc. IN 1 5,001,933
Montgomery Ward, Inc. PA 1 762,571 3,289,166
Montgomery Ward, Inc. NJ 1
Morrison, Inc. ....... AL 1 324,288
Morrison, Inc. ....... GA 2 347,404
Morrison, Inc. ....... FL 1 375,392
Morrison, Inc. ....... VA 2 363,059
M.C.O. Properties .... CO 1
North Carolina National
Bank(7) .............. SC 6 2,938,008
Occidental Petroleum
Corp. ................ CA 1 1,975,646 2,564,053
[Enlarge/Download Table]
Real estate owned at
December 31,
1996
---------------------------
Amount Financing Total
Carried Method revenue
at close Reserve for Depreciation Net applicable
of period Depreciation Method Investment(G) to period(G)
----------- -------------- ---------------- --------------- -------------
Integra A Hotel and
Restaurant Co. ....... 674,639 96,555
Integra A Hotel and
Restaurant Co. ....... 224,837 514,167 112,159
Integra A Hotel and
Restaurant Co. ....... 228,793 621,382 143,690
Integra A Hotel and
Restaurant Co. ....... 234,464 613,076 141,595
Intermountain Color .. 559,644 413,759 25 yrs S/L 77,000
J.C. Penney Company,
Inc. ................. 2,484,262 1,508,829 25 yrs S/L 250,244
Kelley Springfield Tire
Company .............. 120,946 74,925 20 yrs Comp 11,449
K-Mart Corporation ... 1,725,687 145,127
K-Mart Corporation ... 1,969,353 177,408
K-Mart Corporation ... 2,321,964 222,498
K-Mart Corporation ... 1,826,407 149,630
K-Mart Corporation ... 2,760,118 1,655,604 20-45 yrs Comp 224,639
K-Mart Corporation ... 1,406,004 132,186
K-Mart Corporation ... 2,636,000 1,729,316 20-45 yrs Comp 1,911,191 420,360
K-Mart Corporation ... 1,013,873 80,977
Kobacker Stores, Inc. 215,148 439,493 63,420
Kobacker Stores, Inc. 88,364 103,511 19,514
Kobacker Stores, Inc. 354,030 636,305 94,689
Kobacker Stores, Inc. SOLD 3,715
Kraft, Inc. .......... 1,434,125 1,072,369 SOLD 150,042
Landmark Bancshares
Corporation .......... 4,678,726 656,654
Levitz Furniture
Corporation .......... 988,463 2,283,078 365,774
Lockheed Corporation . 2,449,469 SOLD 4,258,420 712,506
Lockheed Corporation . SOLD 0
Louisiana Power and
Light Company ........ 12,945,748 1,625,331
Louisiana Power and
Light Company ........ 3,491,431 4,551,301 1,034,036
Macke Co. ............ 553,113 357,209 SOLD 60,000
Marsh Supermarkets, Inc. 5,001,933 1,902,204 35 yrs S/L 566,537
Montgomery Ward, Inc. 3,289,166 2,070,624 20-45 yrs Comp 314,280
Montgomery Ward, Inc. 1,623,021 142,509
Morrison, Inc. ....... 324,288 752,983 138,345
Morrison, Inc. ....... 347,404 722,129 123,177
Morrison, Inc. ....... 375,392 759,682 145,812
Morrison, Inc. ....... 363,059 1,849,561 283,874
M.C.O. Properties .... SOLD 64,743
North Carolina National
Bank(7) .............. 2,938,008 957,698 40 yrs S/L 221,822
Occidental Petroleum
Corp. ................ 2,564,053 404,295 HFS 0
I-20
[Enlarge/Download Table]
Real estate owned at December 31, 1996
---------------------------------------------------------------------
No. of Amount of Initial Cost Cost of
State Locations Encumberances to Company Improvements
------- ----------- --------------- -------------- --------------
Ohio Power Co. Inc. ..... OH 1
Old National Bank of
Washington .............. WA 1 4,190,632
Penske Corp. ............ NJ 2
Penske Corp. ............ OH 1 138,869
Penske Corp. ............ NY 1
Penske Corp. ............ MI 1
Pioneer Standard
Electronics, Inc. ....... NY 1
Pneumo Corp. ............ OH 1 1,033,195
Portland General Electric
Company ................. OR 1 24,820,228
Rouse Company ........... MD 1 3,686,118
Safeway Stores, Inc. .... LA 1 1,782,885
Sams .................... MI 1 5,614,527 8,844,225
Smith's Management
Corp. ................... NV 1 400,681
Southland Corporation ... FL 10 1,162,971
Sperry - Sun Drilling ... CAN 1
Staples ................. NY 1 2,455,975
Stop 'N Shop Co., Inc. .. NY 1 5,013,507
Stop 'N Shop Co., Inc. .. VA 1 1,012,607
Super Foods Services, Inc. MI 1 6,921,253
SuperValu Stores, Inc. .. MN 1 1,370,965
SuperValu Stores, Inc. .. OH 1 3,000,671
SuperValu Stores, Inc. .. GA 1 2,344,836
SuperValu Stores, Inc. .. IN 1 2,267,573
Telecom Properties, Inc. OK 1 50,452
Telecom Properties, Inc. KY 1 131,378 281,253
The A&P Company ......... MI 1
The TJX Companies, Inc. IL 1
Toys "R" Us, Inc. ....... MA 1 588,362 330,605
Toys "R" Us, Inc. ....... IL 1 763,033 427,993
Toys "R" Us, Inc. ....... NY 1 859,561 480,785
Toys "R" Us, Inc. ....... TX 1 896,334 501,836
Toys "R" Us, Inc. ....... MI 1 849,539
Toys "R" Us, Inc. ....... TX 1 606,814
Trafalgar Industries, Inc. NY 1
USA Petroleum
Corporation ............. SC 2 163,161
USA Petroleum
Corporation ............. OH 1 78,443
USA Petroleum
Corporation ............. GA 2 138,062
Waban ................... NY 1 3,715,255 8,298,301 79,794
Watkins ................. MO 1 965,741
Webcraft Technologies ... MD 1 543,470 780,774
Wetterau, Inc. .......... PA 1
Wetterau, Inc. .......... NJ 2
[Enlarge/Download Table]
Real estate owned at
December 31,
1996
---------------------------
Amount Financing Total
Carried Method revenue
at close Reserve for Depreciation Net applicable
of period Depreciation Method Investment(G) to period(G)
----------- -------------- ---------------- --------------- -------------
Ohio Power Co. Inc. ..... 4,050,937 377,799
Old National Bank of
Washington .............. 4,190,632 2,323,660 677,222
Penske Corp. ............ SOLD 0
Penske Corp. ............ 601,293 58,550
Penske Corp. ............ 0
Penske Corp. ............ SOLD 248,691
Pioneer Standard
Electronics, Inc. ....... SOLD 49,990
Pneumo Corp. ............ 2,384,240 233,583
Portland General Electric
Company ................. 52,721,021 4,550,192
Rouse Company ........... 6,546,154 579,247
Safeway Stores, Inc. .... 1,782,885 1,047,998 20-45 yrs Comp 85,150
Sams .................... 8,844,225 1,210,387 40 yrs S/L 999,779
Smith's Management
Corp. ................... 861,937 77,566
Southland Corporation ... 1,162,971 642,164 20-45 yrs Comp 127,573
Sperry - Sun Drilling ... SOLD (3,693)
Staples ................. 2,455,975 35 yrs S/L 88,392
Stop 'N Shop Co., Inc. .. 5,013,507 3,522,410 20-45 yrs Comp 454,145
Stop 'N Shop Co., Inc. .. 2,931,886 264,457
Super Foods Services, Inc. 10,387,320 1,104,986
SuperValu Stores, Inc. .. 1,370,965 185,269 40 yrs S/L 114,885
SuperValu Stores, Inc. .. 3,000,671 416,095 40 yrs S/L 319,834
SuperValu Stores, Inc. .. 2,344,836 321,821 40 yrs S/L 224,215
SuperValu Stores, Inc. .. 2,267,573 310,838 40 yrs S/L 193,024
Telecom Properties, Inc. 121,075 11,412
Telecom Properties, Inc. 281,253 106,968 37,544
The A&P Company ......... 1,732,229 181,948
The TJX Companies, Inc. 2,752,407 240,906
Toys "R" Us, Inc. ....... 330,605 SOLD 748,757 107,419
Toys "R" Us, Inc. ....... 427,993 SOLD 965,125 123,662
Toys "R" Us, Inc. ....... 480,785 SOLD 1,077,629 126,520
Toys "R" Us, Inc. ....... 501,836 1,129,852 132,231
Toys "R" Us, Inc. ....... 1,068,425 94,219
Toys "R" Us, Inc. ....... SOLD 1,486,541 144,755
Trafalgar Industries, Inc. SOLD 0
USA Petroleum
Corporation ............. 163,161 288,980 41,032
USA Petroleum
Corporation ............. 78,443 138,932 19,727
USA Petroleum
Corporation ............. 138,062 244,525 34,720
Waban ................... 8,378,095 391,636 30 yrs S/L 659,262
Watkins ................. 965,741 59,904 25 yrs S/L 0 108,900
Webcraft Technologies ... 790,774 86,072 20 yrs S/L 171,353
Wetterau, Inc. .......... 872,586 92,460
Wetterau, Inc. .......... 1,892,310 198,118
I-21
[Enlarge/Download Table]
Real estate owned at December 31, 1996
---------------------------------------------------------------------
No. of Amount of Initial Cost Cost of
State Locations Encumberances to Company Improvements
------- ----------- --------------- -------------- --------------
Wickes Companies, Inc.(6) CA 3 1,619,489 2,447,297
Weigh-Tronix .......... CA 1
DEVELOPMENT
PROPERTY
Dellwood .............. NY 1 3,104,793 15,524
Grassy Hollow ......... NY 1 598,145 2,990
East Syracuse ......... NY 1 138,108
------------ ------------ ----------
$115,911,504 $158,822,393 $1,290,247
============ ============ ==========
[Enlarge/Download Table]
Real estate owned at December 31, 1996
-------------------------------------------
Amount Financing Total
Carried Method revenue
at close Reserve for Depreciation Net applicable
of period Depreciation Method Investment(G) to period(G)
--------------------- -------------------- -------------- --------------- -------------
20-45 yrs
Wickes Companies, Inc.(6) 2,447,297 1,208,359 S/L,HFS 686,887
Weigh-Tronix .......... 2,719,614 280,323
DEVELOPMENT
PROPERTY
Dellwood .............. 3,120,317 0
Grassy Hollow ......... 601,135 0
East Syracuse ......... 138,108 0
-------------- ------------- ------------ -----------
$ 160,112,640(1) $ 43,754,936(1) $253,781,903 $58,823,724
================ =============== ============ ===========
--------
(G) In accordance with Generally Accepted Accounting Principles.
(HFS) Held For Sale. No longer depreciated nor revenues earned. No Net book
value of HFS at 12/31/96.
(1) Amount shows includes hotel operating properties.
(2) The Company owes a 70% interest is the joint venture which owns this
property.
(3) Reclassified to Held For Sale in 1998.
(4) Sold one property in 1998 and 2 properties in 1997.
(5) Sold 1 property in 1998 and 1 in 1997.
(6) One property in Held For Sale at 12/31/97 and 12/31/96.
(7) One Property Sold in 1998 and 3 Held for Sale at 12/31/97.
I-22
SCHEDULE II
EXECUTIVE OFFICERS AND DIRECTOR OF BECKTON CORP.
The sole member of Beckton Corp. is High Coast Limited Partnership.
Beckton Corp. is the general partner of High Coast Limited Partnership. The name
and positions of the executive officers and directors of Beckton Corp. is set
forth below. Each such executive officer and director is a citizen of the United
States of America.
Name Position
---- --------
Carl C. Icahn Chairman of the Board and Director
Edward E. Mattner President, Treasurer and Secretary
The following sets forth with respect to each executive officer and
director of Beckton Corp. such person's (a) name, (b) present principal
occupation or employment and the name, principal business and address of any
corporation or other organization in which such employment or occupation is
conducted and (c) material occupations, positions, offices or employments during
at least the last five years, giving the starting and ending dates of each and
the name, principal business and address of any business corporation or other
organization in which such occupation, position, office or employment was
carried on.
Carl C. Icahn. Mr. Icahn is the Chairman of the Board and sole director of
Beckton Corp. Mr. Icahn has been Chairman of the Board of Directors of American
Property Investors, Inc. since November 15, 1990. Mr. Icahn is also President
and a director of Starfire Holding Corporation (formerly Icahn Holding
Corporation), a Delaware corporation ("SHC"), and Chairman of the Board and a
director of various of SHC's subsidiaries, including ACF Industries, Inc., a New
Jersey corporation ("ACF"). SHC is primarily engaged in the business of holding,
either directly or through subsidiaries, a majority of the common stock of ACF
and its address is 100 South Bedford Road, Mt. Kisco, New York 10549. Mr. Icahn
has also been Chairman of the Board of Directors of ACF since October 29, 1984
and a director of ACF since June 29, 1984. ACF is a railroad freight and tank
car leasing, sales and manufacturing company. He has also been Chairman of the
Board of Directors and President of Icahn & Company, Inc. since 1968. Icahn &
Company, Inc. is a registered broker-dealer and a member of the National
Association of Securities Dealers. In 1979, Mr. Icahn acquired control and
presently serves as Chairman of the Board of Directors of Bayswater Realty &
Capital Corp., which is a real estate investment and development company
("Bayswater"). ACF, Icahn & Company, Inc. and Bayswater are deemed to be
directly or indirectly owned and controlled by Mr. Icahn. Mr. Icahn was Chief
Executive Officer and a member of the Office of the Chairman of Trans World
Airlines ("TWA") from November 8, 1988 to January 8, 1993; Chairman of the Board
of Directors of TWA from January 3, 1986 to January 8, 1993; and a director of
TWA from September 27, 1985 to January 8, 1993. Mr. Icahn also has substantial
equity interests in and controls various partnerships and corporations which
invest in publicly traded securities. Mr. Icahn's business address is c/o Icahn
& Co., Inc., One Wall Street Court, New York, New York 10005.
Edward E. Mattner. Mr. Mattner is the President, Treasurer and Secretary of
Beckton Corp. Mr. Mattner is a securities trader for various affiliates of Mr.
Icahn. Mr. Mattner has served in this capacity since May 1976. Mr. Mattner's
business address is c/o Icahn & Co., Inc., One Wall Street Court, New York, New
York 10005.
II-1
Dates Referenced Herein and Documents Incorporated by Reference
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