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Aei Income & Growth Fund XXI Ltd. Partnership – ‘10-Q’ for 6/30/22 – ‘XML’

On:  Wednesday, 8/10/22, at 6:47pm ET   ·   As of:  8/11/22   ·   For:  6/30/22   ·   Accession #:  894245-22-99   ·   File #:  33-85076

Previous ‘10-Q’:  ‘10-Q’ on 5/13/22 for 3/31/22   ·   Next:  ‘10-Q’ on 11/14/22 for 9/30/22   ·   Latest:  ‘10-Q’ on 11/13/23 for 9/30/23

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  As Of               Filer                 Filing    For·On·As Docs:Size             Issuer                      Filing Agent

 8/11/22  Aei Income & Growth Fund XXI LP   10-Q        6/30/22   30:1.5M                                   Aei Net Lease Inc… XX LP

Quarterly Report   —   Form 10-Q

Filing Table of Contents

Document/Exhibit                   Description                      Pages   Size 

 1: 10-Q        Inline XBRL Document                                HTML    337K 
 2: EX-31.1     Certification -- §302 - SOA'02                      HTML     14K 
 3: EX-31.2     Certification -- §302 - SOA'02                      HTML     14K 
 4: EX-32       Section 1350 Certifications                         HTML     13K 
10: R1          Document And Entity Information                     HTML     65K 
11: R2          Balance Sheet                                       HTML     86K 
12: R3          Balance Sheet (Parentheticals)                      HTML     16K 
13: R4          Statement of Income                                 HTML     58K 
14: R5          Statement of Cash Flows                             HTML     66K 
15: R6          Statement of Changes in Partners' Capital           HTML     48K 
16: R7          Basis of Accounting                                 HTML     13K 
17: R8          Organization                                        HTML     15K 
18: R9          Recently Issued Accounting Pronouncements           HTML     14K 
19: R10         Real Estate Investments                             HTML     18K 
20: R11         Payable to AEI Fund Management, Inc.                HTML     13K 
21: R12         Partners' Capital                                   HTML     14K 
22: R13         Fair Value Measurements                             HTML     14K 
23: R14         Accounting Policies, by Policy (Policies)           HTML     15K 
24: R15         Real Estate Investments (Details)                   HTML     92K 
25: R16         Partners' Capital (Details)                         HTML     33K 
28: XML         IDEA XML File -- Filing Summary                      XML     41K 
26: XML         XBRL Instance -- aei21-20220630_htm                  XML    224K 
27: EXCEL       IDEA Workbook of Financial Reports                  XLSX     40K 
 5: EX-101.CAL  XBRL Calculations -- aei21-20220630_cal              XML     64K 
 6: EX-101.DEF  XBRL Definitions -- aei21-20220630_def               XML    221K 
 7: EX-101.LAB  XBRL Labels -- aei21-20220630_lab                    XML    471K 
 8: EX-101.PRE  XBRL Presentations -- aei21-20220630_pre             XML    220K 
 9: EX-101.SCH  XBRL Schema -- aei21-20220630                        XSD     70K 
29: JSON        XBRL Instance as JSON Data -- MetaLinks              117±   164K 
30: ZIP         XBRL Zipped Folder -- 0000894245-22-000099-xbrl      Zip     80K

‘XML’   —   XBRL Instance — aei21-20220630_htm

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<div style="text-align: justify;"> <span style="font-weight: bold;">(1)</span><span>  The condensed statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements. The adjustments made to these condensed statements consist only of normal recurring adjustments. Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with United States Generally Accepted Accounting Principles (US GAAP) have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant’s latest annual report on Form 10K.</span> </div>
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<div style="text-align: justify; font-weight: bold;"> <span>(2)  Organization – </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>AEI Income & Growth Fund XXI Limited Partnership (“Partnership”) was formed to acquire and lease commercial properties to operating tenants. The Partnership's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing General Partner. The Estate of Robert P. Johnson serves as the Individual General Partner. AFM is a wholly owned subsidiary of AEI Capital Corporation of which the Robert P. Johnson Trust and Patricia Johnson, own a majority interest. AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Partnership.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>In January 2021, the Managing General Partner mailed a Consent Statement (Proxy) seeking the consent of the Limited Partners to continue the Partnership for an additional 60 months or to initiate the final disposition, liquidation and distribution of all of the Partnership’s properties and assets. On March 3, 2021, the votes were counted and neither proposal received the required majority vote. As a result, the Managing General Partner will continue the operations of the Partnership for an additional 60 months at which time it will ask the Limited Partners to vote on the same two proposals.</span> </div>
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<div style="text-align: justify; font-weight: bold;"> <span>(3)  Recently Issued Accounting Pronouncements – </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>In April 2020, the Financial Accounting Standards Board (FASB) issued a question-and-answer document (the “Lease Modification Q&A”) focused on the application of lease accounting guidance to lease concessions provided as a result of COVID-19. Under existing lease guidance, the Partnership would have to determine, on a lease by lease basis, if a lease concession was the result of a new arrangement reached with the tenant or if a lease concession was under the enforceable rights and obligations within the existing lease agreement. The Lease Modification Q&A clarifies that entities may elect to not evaluate whether lease-related relief that lessors provide to mitigate the economic effects of COVID-19 on lessees is a lease modification under current lease guidance. Instead, an entity that elects not to evaluate whether a concession directly related to COVID-19 is a modification can then elect whether to apply the modification guidance.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>Other accounting standards that have been issued or proposed by the FASB are currently not applicable to the Partnership or are not expected to have a significant impact on the Partnership’s financial positions, results of operations and cash flows. </span> </div>
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<us-gaap:NewAccountingPronouncementOrChangeInAccountingPrincipleDescription contextRef="c0"> In April 2020, the Financial Accounting Standards Board (FASB) issued a question-and-answer document (the “Lease Modification Q&A”) focused on the application of lease accounting guidance to lease concessions provided as a result of COVID-19. Under existing lease guidance, the Partnership would have to determine, on a lease by lease basis, if a lease concession was the result of a new arrangement reached with the tenant or if a lease concession was under the enforceable rights and obligations within the existing lease agreement. The Lease Modification Q&A clarifies that entities may elect to not evaluate whether lease-related relief that lessors provide to mitigate the economic effects of COVID-19 on lessees is a lease modification under current lease guidance. Instead, an entity that elects not to evaluate whether a concession directly related to COVID-19 is a modification can then elect whether to apply the modification guidance. Other accounting standards that have been issued or proposed by the FASB are currently not applicable to the Partnership or are not expected to have a significant impact on the Partnership’s financial positions, results of operations and cash flows. </us-gaap:NewAccountingPronouncementOrChangeInAccountingPrincipleDescription>
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<div style="text-align: justify; font-weight: bold;"> <span>(4)  Real Estate Investments – </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>The Partnership owned a 30% interest in the Gander Mountain store in Champaign, Illinois. The remaining interests in the property were owned by affiliates of the Partnership. On March 10, 2017, Gander Mountain Company filed for Chapter 11 reorganization and announced it was closing the store, following a liquidation sale of its onsite assets. In June 2017, the tenant filed a motion with the bankruptcy court to reject the lease for this store effective June 30, 2017. At this time, the tenant returned possession of the property to the owners and the Partnership became responsible for its 30% share of real estate taxes and other costs associated with maintaining the property. The tenant paid rent through June 2017.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>On August 11, 2020, the Partnership entered into a lease agreement with a primary term of 10 years with Burlington Coat Factory of Texas, Inc. (“Burlington”) as a replacement tenant for 62% of the square footage of the property. The tenant’s obligations under the lease were guaranteed by Burlington Coat Factory Warehouse Corporation. The tenant was to operate a Burlington retail store in the space. The Partnership’s 30% share of annual rent was $102,980 and commenced on May 7, 2021. The Partnership was responsible for paying its 30% share of the buildout of the space, which was $612,992. As part of the agreement, the Partnership paid a tenant improvement allowance of $66,201 that was capitalized. The Partnership paid its 30% share of lease commissions due to real estate brokers totaling $63,443 that were owed as part of the lease transaction. This amount was capitalized and was to be amortized over the term of the lease. </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>On February 5, 2021, the Partnership entered into a lease agreement with a primary term of 10 years with Five Below, Inc. as a replacement tenant for 38% of the square footage of the property. The tenant operated a Five Below retail store in the space. The Partnerships 30% share of the annual rent was $62,093 and commenced on August 27, 2021. The Partnership was responsible for its 30% share of the buildout of the space, which was $250,988. As part of the agreement, the Partnership paid a tenant improvement allowance of $21,995 that was capitalized. The Partnership paid its 30% share of lease commissions due to real estate brokers totaling $40,804 that were due as part of the lease transaction. This amount was capitalized and was to be amortized over the term of the lease.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>In August 2021, the Partnership entered into an agreement to sell its 30% interest in the Burlington Coat Factory and Five Below in Champaign, Illinois to an unrelated third party. On September 28, 2021, the sale closed with the Partnership receiving net proceeds of $2,477,214, which resulted in a net gain of $13,198. At the time of the sale, the cost and related accumulated depreciation was $3,178,923 and $714,907, respectively.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>In December 2021, the Partnership entered into an agreement to sell its 50% interest in the Jared Jewelry store in Hanover, Maryland to an unrelated third party. On February 14, 2022, the sale closed with the Partnership receiving net proceeds of $2,450,634, which resulted in a net gain of $1,268,078. At the time of sale, the cost and related accumulated depreciation was $1,989,135 and $806,579, respectively.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>On March 22, 2022, the Partnership purchased a 40% interest of the Memorial Hospital property in Diamondhead, Mississippi for $1,610,422.  The Partnership allocated $114,052 of the purchase price to Acquired Lease Assets, representing in-place intangibles.  The property is leased to Memorial Hospital at Gulfport, Incorporated under a lease agreement with a remaining primary term of 5.3 years (as of date of purchase) and annual rent of $100,320 scheduled to increase annually at 2%. </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>On May 11, 2022, the Partnership purchased an additional 46% joint-venture interest in the Best Buy store in Eau Claire, Wisconsin for $3,726,043 from AEI Income & Growth Fund 26 LLC, an affiliate of the Partnership. The purchase price of the property was based upon the property’s fair market value as determined by an independent third party, commercial property appraiser. The property interest became available because AEI Income & Growth Fund 26 LLC was in the process of liquidating its property portfolio. The Partnership now owns 100% interest in the property. The Partnership allocated $306,653 of the purchase price to Acquired Intangible Lease Assets, representing in-place lease intangibles. The annual rent for the additional 46% interest that was purchased is $240,432.</span> </div>
</us-gaap:RealEstateDisclosureTextBlock>
<aei21:AverageLeaseTerm contextRef="c41"> On August 11, 2020, the Partnership entered into a lease agreement with a primary term of 10 years with Burlington Coat Factory of Texas, Inc. (“Burlington”) as a replacement tenant for 62% of the square footage of the property. </aei21:AverageLeaseTerm>
<us-gaap:RevenueFromContractWithCustomerExcludingAssessedTax contextRef="c42" decimals="0" unitRef="usd"> 102980 </us-gaap:RevenueFromContractWithCustomerExcludingAssessedTax>
<us-gaap:CostOfPropertyRepairsAndMaintenance contextRef="c43" decimals="0" unitRef="usd"> 612992 </us-gaap:CostOfPropertyRepairsAndMaintenance>
<us-gaap:PaymentsForTenantImprovements contextRef="c43" decimals="0" unitRef="usd"> 66201 </us-gaap:PaymentsForTenantImprovements>
<us-gaap:PaymentsForLeaseCommissions contextRef="c43" decimals="0" unitRef="usd"> 63443 </us-gaap:PaymentsForLeaseCommissions>
<aei21:AverageLeaseTerm contextRef="c44"> On February 5, 2021, the Partnership entered into a lease agreement with a primary term of 10 years with Five Below, Inc. as a replacement tenant for 38% of the square footage of the property. </aei21:AverageLeaseTerm>
<us-gaap:RevenueFromContractWithCustomerExcludingAssessedTax contextRef="c45" decimals="0" unitRef="usd"> 62093 </us-gaap:RevenueFromContractWithCustomerExcludingAssessedTax>
<us-gaap:CostOfPropertyRepairsAndMaintenance contextRef="c46" decimals="0" unitRef="usd"> 250988 </us-gaap:CostOfPropertyRepairsAndMaintenance>
<us-gaap:PaymentsForTenantImprovements contextRef="c47" decimals="0" unitRef="usd"> 21995 </us-gaap:PaymentsForTenantImprovements>
<us-gaap:PaymentsForLeaseCommissions contextRef="c46" decimals="0" unitRef="usd"> 40804 </us-gaap:PaymentsForLeaseCommissions>
<us-gaap:DisposalDate1 contextRef="c48"> 2021-09-28 </us-gaap:DisposalDate1>
<us-gaap:ProceedsFromSaleOfRealEstate contextRef="c49" decimals="0" unitRef="usd"> 2477214 </us-gaap:ProceedsFromSaleOfRealEstate>
<us-gaap:GainLossOnSaleOfOtherAssets contextRef="c49" decimals="0" unitRef="usd"> 13198 </us-gaap:GainLossOnSaleOfOtherAssets>
<us-gaap:RealEstateCostOfRealEstateSold contextRef="c50" decimals="0" unitRef="usd"> 3178923 </us-gaap:RealEstateCostOfRealEstateSold>
<us-gaap:RealEstateAccumulatedDepreciation contextRef="c51" decimals="0" unitRef="usd"> 714907 </us-gaap:RealEstateAccumulatedDepreciation>
<us-gaap:DisposalDate1 contextRef="c52"> 2022-02-14 </us-gaap:DisposalDate1>
<us-gaap:ProceedsFromSaleOfRealEstate contextRef="c53" decimals="0" unitRef="usd"> 2450634 </us-gaap:ProceedsFromSaleOfRealEstate>
<us-gaap:GainLossOnDispositionOfAssets1 contextRef="c53" decimals="0" unitRef="usd"> 1268078 </us-gaap:GainLossOnDispositionOfAssets1>
<us-gaap:RealEstateCostOfRealEstateSold contextRef="c53" decimals="0" unitRef="usd"> 1989135 </us-gaap:RealEstateCostOfRealEstateSold>
<us-gaap:RealEstateAccumulatedDepreciation contextRef="c54" decimals="0" unitRef="usd"> 806579 </us-gaap:RealEstateAccumulatedDepreciation>
<us-gaap:BusinessAcquisitionEffectiveDateOfAcquisition1 contextRef="c55"> 2022-03-22 </us-gaap:BusinessAcquisitionEffectiveDateOfAcquisition1>
<us-gaap:PaymentsToAcquireRealEstate contextRef="c56" decimals="0" unitRef="usd"> 1610422 </us-gaap:PaymentsToAcquireRealEstate>
<us-gaap:FiniteLivedIntangibleAssetAcquiredInPlaceLeases contextRef="c57" decimals="0" unitRef="usd"> 114052 </us-gaap:FiniteLivedIntangibleAssetAcquiredInPlaceLeases>
<aei21:AverageLeaseTerm contextRef="c58"> The property is leased to Memorial Hospital at Gulfport, Incorporated under a lease agreement with a remaining primary term of 5.3 years (as of date of purchase) </aei21:AverageLeaseTerm>
<us-gaap:RevenueFromContractWithCustomerExcludingAssessedTax contextRef="c59" decimals="0" unitRef="usd"> 100320 </us-gaap:RevenueFromContractWithCustomerExcludingAssessedTax>
<us-gaap:BusinessAcquisitionEffectiveDateOfAcquisition1 contextRef="c60"> 2022-05-11 </us-gaap:BusinessAcquisitionEffectiveDateOfAcquisition1>
<us-gaap:PaymentsToAcquireRealEstate contextRef="c61" decimals="0" unitRef="usd"> 3726043 </us-gaap:PaymentsToAcquireRealEstate>
<us-gaap:IntangibleAssetsCurrent contextRef="c62" decimals="0" unitRef="usd"> 306653 </us-gaap:IntangibleAssetsCurrent>
<us-gaap:AccountsPayableAndAccruedLiabilitiesDisclosureTextBlock contextRef="c0">
<div style="text-align: justify; font-weight: bold;"> <span>(5)  Payable to AEI Fund Management, Inc. – </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>AEI Fund Management, Inc. performs the administrative and operating functions for the Partnership. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.</span> </div>
</us-gaap:AccountsPayableAndAccruedLiabilitiesDisclosureTextBlock>
<us-gaap:PartnersCapitalNotesDisclosureTextBlock contextRef="c0">
<div style="text-align: justify; font-weight: bold;"> <span>(6)  Partners’ Capital –</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>For the six months ended June 30, 2022 and 2021, the Partnership declared distributions of $343,940 and $263,633, respectively. The Limited Partners were allocated distributions of $340,501 and $260,996 and the General Partners were allocated distributions of $3,439 and $2,637 for the periods, respectively. The Limited Partners' distributions represented $19.74 and $14.21 per Limited Partnership Unit outstanding using 17,253 and 18,369 weighted average Units in 2022 and 2021, respectively. The distributions represented $19.74 and $4.05 per Unit of Net Income and $0 and $10.16 per Unit of contributed capital in 2022 and 2021, respectively.</span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>On April 1, 2022, the Partnership repurchased a total of 352.29 Units for $266,947 from 30 Limited Partners in accordance with the Partnership Agreement. On April 1, 2021, the Partnership repurchased a total of 843.97 Units for $610,604 from 36 Limited Partners. The Partnership acquired these Units using net sales proceeds.  As a result of these repurchases and pursuant to the Partnership Agreement, the General Partners received distributions of $2,696 and $6,168 in 2022 and 2021, respectively.</span> </div>
</us-gaap:PartnersCapitalNotesDisclosureTextBlock>
<us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared contextRef="c0" decimals="0" unitRef="usd"> 343940 </us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared>
<us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared contextRef="c8" decimals="0" unitRef="usd"> 263633 </us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared>
<us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared contextRef="c63" decimals="0" unitRef="usd"> 340501 </us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared>
<us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared contextRef="c64" decimals="0" unitRef="usd"> 260996 </us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared>
<us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared contextRef="c65" decimals="0" unitRef="usd"> 3439 </us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared>
<us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared contextRef="c66" decimals="0" unitRef="usd"> 2637 </us-gaap:DistributionMadeToLimitedPartnerCashDistributionsDeclared>
<us-gaap:DistributionMadeToLimitedPartnerDistributionsDeclaredPerUnit contextRef="c63" decimals="2" unitRef="usdPershares"> 19.74 </us-gaap:DistributionMadeToLimitedPartnerDistributionsDeclaredPerUnit>
<us-gaap:DistributionMadeToLimitedPartnerDistributionsDeclaredPerUnit contextRef="c64" decimals="2" unitRef="usdPershares"> 14.21 </us-gaap:DistributionMadeToLimitedPartnerDistributionsDeclaredPerUnit>
<us-gaap:WeightedAverageLimitedPartnershipUnitsOutstanding contextRef="c63" decimals="0" unitRef="shares"> 17253 </us-gaap:WeightedAverageLimitedPartnershipUnitsOutstanding>
<us-gaap:WeightedAverageLimitedPartnershipUnitsOutstanding contextRef="c64" decimals="0" unitRef="shares"> 18369 </us-gaap:WeightedAverageLimitedPartnershipUnitsOutstanding>
<aei21:DistributionsPerUnitOfNetIncome contextRef="c63" decimals="2" unitRef="usdPershares"> 19.74 </aei21:DistributionsPerUnitOfNetIncome>
<aei21:DistributionsPerUnitOfNetIncome contextRef="c64" decimals="2" unitRef="usdPershares"> 4.05 </aei21:DistributionsPerUnitOfNetIncome>
<aei21:DistributionsPerUnitOfReturnOfCapital contextRef="c63" decimals="0" unitRef="usdPershares"> 0 </aei21:DistributionsPerUnitOfReturnOfCapital>
<aei21:DistributionsPerUnitOfReturnOfCapital contextRef="c64" decimals="2" unitRef="usdPershares"> 10.16 </aei21:DistributionsPerUnitOfReturnOfCapital>
<us-gaap:PartnersCapitalAccountUnitsRedeemed contextRef="c38" decimals="2" unitRef="shares"> 352.29 </us-gaap:PartnersCapitalAccountUnitsRedeemed>
<us-gaap:PartnersCapitalAccountRedemptions contextRef="c38" decimals="0" unitRef="usd"> 266947 </us-gaap:PartnersCapitalAccountRedemptions>
<us-gaap:PartnersCapitalAccountUnitsRedeemed contextRef="c23" decimals="2" unitRef="shares"> 843.97 </us-gaap:PartnersCapitalAccountUnitsRedeemed>
<us-gaap:PartnersCapitalAccountRedemptions contextRef="c23" decimals="0" unitRef="usd"> 610604 </us-gaap:PartnersCapitalAccountRedemptions>
<us-gaap:PartnersCapitalAccountRedemptions contextRef="c63" decimals="0" unitRef="usd"> 2696 </us-gaap:PartnersCapitalAccountRedemptions>
<us-gaap:PartnersCapitalAccountRedemptions contextRef="c67" decimals="0" unitRef="usd"> 6168 </us-gaap:PartnersCapitalAccountRedemptions>
<us-gaap:FairValueDisclosuresTextBlock contextRef="c0">
<div style="text-align: justify; font-weight: bold;"> <span>(7)  Fair Value Measurements – </span> </div><div style="text-align: justify;">  </div><div style="text-align: justify;"> <span>As of June 30, 2022 and December 31, 2021, the Partnership had no assets or liabilities measured at fair value on a recurring basis or nonrecurring basis.</span> </div>
</us-gaap:FairValueDisclosuresTextBlock>
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<dei:CurrentFiscalYearEndDate contextRef="c0"> --12-31 </dei:CurrentFiscalYearEndDate>
<dei:DocumentFiscalPeriodFocus contextRef="c0"> Q2 </dei:DocumentFiscalPeriodFocus>
<dei:EntityCentralIndexKey contextRef="c0"> 0000931755 </dei:EntityCentralIndexKey>
</xbrl>

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