UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
X ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 (d)
---- OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2001
---- TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d)
OF THE SECURITIES EXCHANGE ACT OF 1934
(NO FEE REQUIRED)
For the transition period from ___ to ___
Commission File Number 0-5556
CONSOLIDATED-TOMOKA LAND CO.
(Exact name of registrant as specified in its charter)
Florida 59-0483700
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
149 South Ridgewood Avenue
Daytona Beach, Florida 32114
(Address of principal executive offices) (Zip Code)
Registrant's Telephone Number, including area code
(386) 255-7558
SECURITIES REGISTERED PURSUANT TO SECTION 12(b) OF
THE SECURITIES EXCHANGE ACT OF 1934:
Name of each exchange on
Title of each class which registered
COMMON STOCK, $1 PAR VALUE AMERICAN STOCK EXCHANGE
SECURITIES REGISTERED UNDER SECTION 12(g) OF THE ACT:
NONE
(Title of Class)
Indicate by check mark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the Securities
Exchange Act of 1934 during the preceding 12 months (or for such
shorter period that the registrant was required to file such reports),
and (2) has been subject to such filing requirements for the past 90
days.
YES X NO ___
---
Indicate by check mark if disclosure of delinquent filers pursuant to
Item 405 of Regulation S-K is not contained herein, and will not be
contained, to the best of registrant's knowledge, in definitive proxy
or information statements incorporated by reference in Part III of
this Form 10-K or any amendment to this Form 10-K. ___
The aggregate market value of the voting stock held by non-affiliates
of the Registrant at February 11, 2002 was approximately $112,367,736.
The number of shares of the Registrant's Common Stock outstanding on
February 11, 2002 was 5,615,579.
Portions of the Proxy Statement of Registrant dated March 15, 2002 are
incorporated by reference in Part III of this report.
"Safe Harbor"
STATEMENT UNDER THE SECURITIES REFORM ACT OF 1995
Certain statements contained in this report (other than the financial
statements and statements of historical fact), are forward-looking
statements. The words "believe," "estimate," "expect," "intend,"
"anticipate," "will," "could," "may," "should," "plan," "potential,"
"predict," "forecast," and similar expressions and variations thereof
identify certain of such forward-looking statements, which speak only
as of the dates on which they were made. Forward-looking statements
are made based upon management's expectations and beliefs concerning
future developments and their potential effect upon the Company.
There can be no assurance that future developments will be in
accordance with management's expectations or that the effect of
future developments on the Company will be those anticipated by
management.
The Company wishes to caution readers that the assumptions which form
the basis for forward-looking statements with respect to or that may
impact earnings for the year ended December 31, 2002, and thereafter
include many factors that are beyond the Company's ability to control
or estimate precisely. These risks and uncertainties include, but
are not limited to, the market demand of the Company's real estate
parcels, income properties, timber and other products; the impact of
competitive real estate; changes in pricing by the Company or its
competitors; the costs and other effects of complying with
environmental and other regulatory requirements; losses due to
natural disasters; and changes in national, regional or local economic
and political conditions, such as inflation, deflation, or
fluctuation in interest rates.
While the Company periodically reassesses material trends and
uncertainties affecting its results of operations and financial
condition, the Company does not intend to review or revise any
particular forward-looking statement referenced herein in light of
future events.
TABLE OF CONTENTS
PART I
Item 1. BUSINESS...............................................1
Item 2. PROPERTIES.............................................5
Item 3. LEGAL PROCEEDINGS......................................7
Item 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS....7
PART II
Item 5. MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED
STOCKHOLDER MATTERS....................................7
Item 6. SELECTED FINANCIAL DATA................................8
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS....................9
Item 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET
RISK...................................................13
Item 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA. ..........13
Item 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
ACCOUNTING AND FINANCIAL DISCLOSURES...................13
PART III
Item 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT.....14
Item 11. EXECUTIVE COMPENSATION.................................14
Item 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
MANAGEMENT.............................................14
Item 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.........14
PART IV
Item 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON
FORM 8-K...............................................15
PART I
Item 1. Business
------ --------
Consolidated-Tomoka Land Co. (the "Company") is primarily engaged
in the real estate, income properties and golf businesses through its
wholly owned subsidiaries, Indigo Group Inc.,Indigo Development Inc.,
Indigo International Inc., Indigo Group Ltd., and Palms Del Mar Inc.
Real estate operations include commercial real estate, real estate
development, residential, leasing properties for oil and mineral
exploration, and forestry operations. Income properties primarily
consist of leasing triple-net lease properties. Golf operations
consist of the operation of two golf courses, clubhouse facility, and
food and beverage activities. These operations are predominantly
located in Volusia and Highlands Counties in Florida, with various
income properties located throughout the State of Florida.
On December 28, 1998, the Company entered into an agreement for the
sale of its citrus operations. The transaction closed on April 7,
1999. The results of the citrus operations have been reported
separately as discontinued operations in the Consolidated Statements
of Income. The following is information regarding the Company's
business segments. The "General, Corporate and Other" category
includes general and administrative expenses, income earned on
investment securities, gains earned on the sale of operating
properties and other miscellaneous income and expense items.
2001 2000 1999
--------------------------------
Revenues of each segment are as follows:
Real Estate $ 3,352 $16,401 $14,243
Income Properties 1,831 248 165
Golf 4,065 3,212 2,722
General, Corporate and Other 2,102 3,365 3,969
--------------------------------
$11,350 $23,226 $21,099
================================
Operating income before income tax for each segment is as follows:
Real Estate $ 1,252 $12,396 $ 8,753
Income Properties 1,403 184 129
Golf (1,329) ( 764) ( 352)
General, Corporate and Other (2,493) 0 1,090
-------------------------------
$(1,167) $11,816 $ 9,620
===============================
Identifiable assets of each segment are as follows:
Real Estate $15,171 $20,606 $17,006
Income Properties 22,643 6,333 452
Golf 10,769 10,285 6,977
General, Corporate and Other 13,634 26,130 38,985
-------------------------------
$62,217 $63,354 $63,420
===============================
1
ITEM 1. BUSINESS (CONTINUED)
------ -------------------
Identifiable assets by segment are those assets that are used in each
segment. General corporate assets and those used in the Company's
other operations consist primarily of cash, investment securities,
notes receivable, and property, plant and equipment.
REAL ESTATE OPERATIONS
----------------------
COMMERCIAL DEVELOPMENT. In August of 1989, the Company reached
an agreement in principle with the Ladies Professional Golf
Association ("LPGA") and the City of Daytona Beach, which called
for the planning and development of the site for the national
headquarters of the LPGA along with two championship golf courses.
The mixed-use development plan, located immediately west of
Interstate 95 in Daytona Beach, Florida, and known as LPGA
International, additionally provided for a clubhouse, resort
facilities, and residential communities along with other commercial
uses. This development is on approximately 3,300 acres owned by the
Company's real estate development subsidiary, Indigo Development Inc.
("IDI"), the City of Daytona Beach, other developers, and individual
homesite owners. The LPGA International development is part of a
4,500-acre tract located both west and east of Interstate 95, which
received Development of Regional Impact (DRI) approval in 1993. The
LPGA has successfully relocated its headquarters to Daytona Beach and
occupies facilities constructed in 1996, within the development. The
official opening of the first LPGA International golf course,
constructed by the City of Daytona Beach, occurred in July 1994 with
the second course opening in October 1998, and the clubhouse opened
for operation in January 2001. In early 1996, the Interstate 95
interchange at LPGA Boulevard, which is the north and main entrance
to the project, was opened for use.
During 1999, the Company sold 180 acres plus 44 developed lots to
Renar Development Company ("Renar"). As part of this transaction,
Renar became the residential and commercial developer of the
community, while the Company maintained its position as master
developer of the project.
Indigo Commercial Realty Inc., a commercial real estate brokerage
company formed in 1991, is the Company's agent in the marketing and
management of commercial properties. In addition to the LPGA
development, approximately 50 acres of fully developed sites located
in the Daytona Beach area and owned by Indigo Group Inc. were
available for sale at December 31, 2001. All development and
improvement costs have been completed at these sites.
RESIDENTIAL. Until December 1993, the Company, through Indigo Group
Ltd. ("IG LTD"),operated in residential development, home building
and sales. At the end of 1993 IG LTD closed down the development and
building functions. IG LTD continues to sell its remaining lot
inventory in the following communities:
Riverwood Plantation, a 180-acre community in Port Orange,
Florida, with 28 lots remaining at December 31, 2001.
Tomoka Heights, a 180-acre development adjacent to Lake Henry in
Highlands County, Florida. There are approximately 87 developable
lots remaining to be sold including 44 fully developed lots.
2
ITEM 1. BUSINESS (CONTINUED)
------ -------------------
The remaining lots within Indigo Lakes, a 200-acre development
located in Daytona Beach, were sold in 2000.
IG LTD also had an inventory of fully developed non-contiguous lots
in Palm Coast. The remaining lots were sold during 2000.
FOREST PRODUCT SALES. The timber lands encompass approximately
13,000 acres west of Daytona Beach. We believe the geographic
location of the timber tract is excellent. In addition to access by
major highways (Interstate 95, State Road 40, and International
Speedway Boulevard), the internal road system for forestry purposes
is good. Income from sales of forest products varies considerably
from year-to-year depending on economic conditions and rainfall,
which sometimes limits access to portions of the woodlands. In
addition, drought conditions sharply increase the potential of forest
fires, as occurred during the summer of 1998. The wildfires which
ravaged central Florida burned approximately 9,000 acres of the
Company's timberland. This and the sale of the approximately 11,000-
acre parcel to St. Johns River Water Management District in 1997 have
reduced the Company's potential for future income from sales of
forest products. Expenses associated with forestry operations
consist primarily of real estate taxes, with additional expenses
including the costs of installing and maintaining roads and drainage
systems, reforestation, and wild fire suppression.
SUBSURFACE INTERESTS. The Company owns full or fractional subsurface
oil, gas, and mineral interests in approximately 530,000 "surface"
acres of land owned by others in various parts of Florida, equivalent
to approximately 292,400 acres in terms of full interest. The
Company leases its interests to mineral exploration firms whenever
possible.
Leases on 800 acres have reached maturity; but, in accordance with
their terms, are held by the oil companies without annual rental
payments because of producing oil wells, on which the Company
receives royalties.
The purchasers of 82,543 surface acres in which the Company has a
one-half reserved mineral interest are entitled to releases of
the Company's rights if such releases are required for residential
or business development. Consideration for such releases on 72,137
of those acres would be at the rate of $2.50 per surface acre.
On other acres in Lee and Hendry Counties (where producing oil
wells exist), the Company's current policy is to grant no release
rights with respect to its reserved mineral rights. Periodically,
a release of surface entry rights might be granted upon request of a
surface owner who requires such a release for special financing or
development purposes. In counties other than Lee and Hendry, releases
are granted for a percentage of the surface value of a parcel of
land. At December 31, 2001, there were two producing oil wells on
the Company's interests. Volume in 2001 was 116,341 barrels and
volume in 2000 was 133,280 barrels from three producing wells.
Production for prior recent years was: 1999 - 141,973; 1998 -
138,664; and 1997 - 125,356.
3
ITEM 1. BUSINESS (CONTINUED)
------ -------------------
INCOME PROPERTIES
-----------------
During 2000, the Company implemented a new business strategy. This
strategy involves becoming a company, over time, with a more
predictable earnings pattern from geographically dispersed Florida
real estate operations. To this end, the Company acquired several
income properties in 2000 and 2001. Following is a summary of these
properties:
YEAR
LOCATION TENANT AREA PURCHASED
---------------------- ------------------ ------------ ---------
Tallahassee, Florida Eckerd 10,880 sq.ft. 2000
Daytona Beach, Florida Gary Yeoman's Ford 12 acres 2000
(Auto Dealer)
Daytona Beach, Florida Barnes & Noble 28,000 sq.ft. 2001
Lakeland, Florida Barnes & Noble 18,150 sq.ft. 2001
Sanford, Florida Eckerd 11,900 sq.ft. 2001
Palm Bay, Florida Walgreen 13,905 sq.ft. 2001
All properties are leased on a long-term, triple-net lease basis,
with the exception of the Walgreen's site in Palm Bay, Florida, which
is leased on a double-net lease basis.
Other rental property is limited to a 17,000 square-foot office
building which is located in Daytona Beach, Florida, along with
ground leases for billboards, a communication tower site, and a
hunting lease covering 8,300 acres. The office building is under a
lease/purchase agreement which is considered a direct-financing
lease. A portion of the auto dealership site, which was purchased in
2000, was sold in 2001, for a profit approximating $675,000, with the
remaining property under an operating lease arrangement.
Prior to 2000, the Company had successfully implemented a strategy of
disposing of its inventory of miscellaneous income properties.
During 1998, the Company sold its 50% interest in a 70,000 square-
foot shopping center located in Marion County, Florida. At the end
of 1997, the Company sold the office building located in Daytona
Beach, known as Consolidated Center. The Company continues to use a
portion of the building as its headquarters. Also in 1997, a 24,000
square-foot office building in Palm Coast, Florida, was sold.
GOLF OPERATIONS
---------------
On September 1, 1997, responsibility for the operations of the LPGA
International golf courses was transferred from the City of Daytona
Beach to a wholly owned subsidiary of the Company. The agreement
with the City of Daytona Beach provided for the second golf course
and a clubhouse to be constructed by the Company in return for a
long-term lease from the City on both golf courses. The second golf
course was constructed by the Company and opened for play in October
1998. The first phase of the clubhouse, which consists primarily of
the cart barn, was completed in 1999. Construction of the final
phase of the clubhouse, consisting of a 17,000 square-foot facility
including a pro shop, locker rooms, informal dining and banquet
rooms, and a swimming pool, was completed in December 2000 and opened
for business in January 2001.
4
ITEM 1. BUSINESS (CONTINUED)
------ -------------------
GENERAL, CORPORATE AND OTHER OPERATIONS
---------------------------------------
Land development beyond that discussed at "Business - Real Estate
Operations" will necessarily depend upon the long-range economic
and population growth of Florida and may be significantly affected
by fluctuations in economic conditions, prices of Florida real
estate, and the amount of resources available to the Company for
development.
CITRUS
------
The Company, under the name Lake Placid Groves, owned and operated
approximately 3,900 acres of orange and grapefruit groves located
primarily on two large parcels in Highlands County, Florida. On April
7, 1999, the Company's citrus business, Lake Placid Groves, was sold.
The Company harvested and sold both fresh and to-be-processed citrus
from its groves. In connection with the groves, the Company owned
and operated an efficient fresh fruit citrus packing plant, in which
the portion of the crop which was sold as fresh fruit was packed.
Fresh fruit sales were made by the Company to wholesale produce
distributors and retail grocery chains primarily in the Eastern and
Midwestern regions of the United States and Canada. In an effort to
achieve optimum utilization of the packing facility, the Company also
handled the fruit of other growers in the area.
That portion of the Company's citrus crop, which was not sold as
fresh fruit, was processed by Citrus World Incorporated ("Citrus
World"), an agricultural cooperative, under a participating marketing
pool agreement. Citrus World, one of the larger processors of citrus
products in the United States, pooled its own fruit with the fruit
received from the Company and other citrus growers, processed the
pooled fruit, and sold the products produced therefrom. Each
participant in the pool, including Citrus World, shared ratably in
the proceeds from the sales of these products, net of Citrus World's
actual processing and marketing costs, plus a per-unit handling fee.
Citrus World made periodic payments to all participants on their pro
rata share of net sales proceeds and made final payment after all the
products in the pool had been sold. During the years 1999 and 1998,
the Company's sales under the above pooling agreement amounted to
$1,217,604 and $4,321,531, respectively.
EMPLOYEES
---------
The Company has 17 employees and considers its employee relations
to be satisfactory.
ITEM 2. PROPERTIES
------- ----------
Land holdings of the Company and its affiliates, all of which are
located in Florida, include: approximately 14,500 acres (including
commercial/retail sites) in the Daytona Beach area of Volusia County;
approximately 80 acres in Highlands County, near Lake Placid; retail
buildings located on 14 acres throughout Florida; and full or
fractional subsurface oil, gas, and mineral interests in
5
ITEM 2. PROPERTIES
------- ----------
approximately 530,000 "surface acres" in 20 Florida counties.
Approximately 8,300 acres of the lands located in Volusia County are
encumbered under a mortgage. The conversion and subsequent
utilization of these assets provides the base of the Company's
operations.
The Volusia County holdings include approximately 11,000 acres
within the city limits of Daytona Beach, approximately 3,400 acres
within the unincorporated area of Volusia County, and small acreages
in the Cities of Ormond Beach and Port Orange. Of the 11,000 acres
inside the city limits of Daytona Beach, approximately 3,300 acres
have received development approval by governmental agencies. The
3,300 acres plus approximately 730 acres owned by the City of Daytona
Beach, 15 acres owned by Indigo Community Development District, and
410 acres sold to others for development are the site of a long-term,
mixed-use development which includes "LPGA International." LPGA
International is made up of the national headquarters of the Ladies
Professional Golf Association along with two "Signature" golf courses
and a residential community, a clubhouse, and a maintenance facility,
and main entrance roads to serve the LPGA community. Construction of
homes around the first golf course, on 70 acres of land sold to a
residential developer, began in 1995 with the first residences
completed in early 1996. In 1999, an additional 180 acres and 44
developed lots in LPGA International were sold to Renar. Renar has
become the new residential and commercial developer at the LPGA
International mixed-use development, while the Company continues as
master developer. The lands not currently being developed, including
those on which development approvals have been received, are involved
in an active forestry operation. Except for a 12-acre parcel at the
Interstate 95 and Taylor Road interchange in the Port Orange area
south of Daytona Beach, the tract straddles Interstate 95 for 6-1/2
miles between International Speedway Boulevard (U. S. Highway 92) and
State Road 40, with approximately 12,000 acres west and 2,500 acres
east of the interstate. Subsidiaries of the Company are holders of
the developed Volusia County properties and are involved in the
development of additional lands zoned for residential, commercial, or
industrial purposes.
In Highlands County, located in south central Florida along U.S.
Highway 27, the Company sold its citrus operation of approximately
3,900 acres in 1999. The remaining Highlands County lands, located
near Lake Placid, Florida, which is about 75 miles east of Sarasota
and 150 miles northwest of Miami, total approximately 80 acres.
These are primarily in a subsidiary's inventory of residential or
industrial lands.
The Company's oil, gas, and mineral interests, which are equivalent
to full rights on 292,400 acres, were acquired by retaining
subsurface rights when acreage was sold many years ago.
From October 1990 until December 1993, IG LTD centered its operations
on residential community development, home construction, and sales.
In 1993, IG LTD discontinued its home building and sales activities
under lot marketing and sales arrangements. Residential lots owned
by IG LTD at December 31, 2001 are:
6
ITEM 2. PROPERTIES (CONTINUED)
------- ----------
28 lots in Riverwood Plantation, a community of 180 acres
in Port Orange, Florida.
44 developed and 43 developable lots at the 180-acre Tomoka
Heights development in Highlands County, Florida. IG LTD is
developing this community, located adjacent to Lake Henry, and
consisting of single-family and duplex units.
The Company also owns and operates properties for leasing. These
properties are discussed in "Business-Income Properties."
ITEM 3. LEGAL PROCEEDINGS
------ -----------------
There are no material pending legal proceedings to which the Company
or its subsidiaries are a party.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
------ ---------------------------------------------------
No matters were submitted to a vote of security holders during the
fourth quarter of the year ended December 31, 2001.
PART II
ITEM 5. MARKET FOR THE REGISTRANT'S COMMON EQUITY AND RELATED
STOCKHOLDER MATTERS
------ ----------------------------------------------------
COMMON STOCK PRICES AND DIVIDENDS
The Company's common stock trades on the American Stock Exchange
("AMEX") under the symbol CTO. The Company has paid dividends on a
continuous basis since 1976, the year in which its initial dividends
were paid. The following table summarizes aggregate annual dividends
paid over the five years ended December 31, 2001:
1997 $.65 2000 $.20
1998 $.70 2001 $.20
1999 $.35
Indicated below are high and low sales prices for the quarters of the
last two fiscal years. All quotations represent actual transactions.
2001 2000
--------------- ------------------
High Low High Low
--------------- ------------------
$ $ $ $
First Quarter 15.25 11.875 12.75 11.00
Second Quarter 15.20 14.20 12.5625 11.1857
Third Quarter 26.70 14.75 12.875 11.625
Fourth Quarter 20.62 17.60 12.75 11.375
Approximate number of shareholders of record as of December 31, 2001
(without regard to shares held in nominee or street name): 1,385
There have been no sales of unregistered securities within the past
three years.
7
ITEM 6. SELECTED FINANCIAL DATA
------- -----------------------
The following selected financial data should be read in conjunction
with the Company's Consolidated Financial Statements and Notes
along with "Management's Discussion and Analysis of Financial
Condition and Results of Operations" included in this report.
Five-Year Financial Highlights
(In thousands except per share amounts)
2001 2000 1999 1998 1997*
--------------------------------------
$ $ $ $ $
Summary of Operations:
Revenues:
Real Estate 9,248 19,860 17,130 6,388 5,412
Profit on Sales of
Undeveloped Real Estate Interest 57 1,379 2,115 132 7,725
Interest and Other Income 2,045 1,987 1,854 785 1,369
------ ------ ------ ----- ------
TOTAL 11,350 23,226 21,099 7,305 14,506
------ ------ ------ ----- ------
Operating Costs and Expenses 7,923 8,045 8,600 4,867 3,408
General and Administrative Expenses 4,594 3,365 2,879 2,319 5,932
Income Taxes ( 531) 2,956 3,261 19 1,836
------ ----- ------ ----- ------
Income (Loss) From Continuing Operations ( 636) 8,860 6,359 100 3,330
Income from Discontinued Operations
(Net of Tax) -- -- 9,424 1,204 681
------ ----- ------ ----- ------
Net Income (Loss) ( 636) 8,860 15,783 1,304 4,011
====== ===== ====== ===== ======
Basic and Diluted Earnings per Share:
Income (Loss) from Continuing Operations ( .11) 1.51 1.00 0.01 0.53
Net Income (Loss) ( .11) 1.51 2.48 0.20 0.64
Dividends Paid Per Share 0.20 0.20 0.35 0.70 0.65
Summary of Financial Position:
Total Assets 62,217 63,354 63,420 50,101 58,026
Shareholders' Equity 45,383 46,555 48,034 34,698 37,854
* Restated for Discontinued Operations - See Note 2 to Consolidated
Financial Statements.
8
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
------- ------------------------------------------------------------
AND RESULTS OF OPERATIONS
-------------------------
MANAGEMENT'S DISCUSSION AND ANALYSIS
Results of Operations
2001 Compared to 2000
Real Estate Operations
----------------------
Real Estate Sales
-----------------
Profits from real estate operations totaling $1,252,000 for the
year ended December 31, 2001 represent a 90% decline when
compared to profits of $12,396,000 posted for the year 2000.
Lower commercial closing volume was the primary factor
contributing to this decline. During 2001, gross profits of
$2,190,000 were produced on the sale of 82 acres of commercial
acreage. This volume compares to the sale of 391 acres of land
in 2000, which generated gross profits totaling $13,200,000.
Forestry operations produced a nominal loss for 2001 on revenues
of $45,000 as harvesting was limited due to depressed timber
prices along with the 1998 fires, which burned approximately
9,000 acres of Company owned lands. This loss compares to
profits of $125,000 earned from forestry operations in 2000 on
revenues amounting to $206,000.
Golf Operations
---------------
The opening and operation of the new clubhouse facility at LPGA
International as of January 2001 resulted in increased golf
revenues of 27% for 2001 when compared to 2000. The increase in
revenues was predominantly due to the additional food and
beverage services provided with the new clubhouse facility.
Despite this increase in revenues, losses rose 74% to $1,329,000.
Losses from golf operations for 2000 amounted to $764,000. The
higher losses were the result of increased food and beverage, and
maintenance and depreciation expenses associated with the new
clubhouse.
Income Properties
-----------------
Somewhat offsetting the lower earnings from commercial land sales
and golf operations were higher earnings from income properties.
Profits from income properties jumped to $1,403,000 in 2001 from
$184,000 in the prior year. The improved results were achieved
with the acquisition of six new properties, primarily through
the deferred tax like-kind exchange process, in 2001 and the
last quarter of 2000.
9
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
------- ------------------------------------------------------------
AND RESULTS OF OPERATIONS (CONTINUED)
------------------------------------
General, Corporate and Other
----------------------------
The sale of one acre of undeveloped land and the release of 34 acres
of subsurface interests produced income of $56,607 for the year ended
December 31, 2001. This compares to income of $1,378,918 generated
on the sale of 75 acres of undeveloped land and the release of
subsurface rights on 2,551 acres for 2000.
Interest and other income increased 3% to $2,044,825 for 2001 compared
to $1,986,608 for the twelve months of 2000. A portion
of the auto dealership site acquired in the fourth quarter of 2000
was sold at year-end 2001 and generated gross profits approximating
$675,000. Offsetting this gain was lower investment interest income
earned on reduced investable funds.
The exercise of stock options along with an increase in expense from
stock appreciation rights, due to the rise in the Company's stock
price, resulted in charges to general and administrative expenses of
$1,256,695 in 2001. These expenses are the primary cause for the 37%
rise in general and administrative expenses for the year.
Results for 2000 include the resolution of several income tax issues
under examination with tax authorities, which resulted in the
reduction of deferred income taxes by $1,500,000.
MANAGEMENT'S DISCUSSION AND ANALYSIS
Results of Operations
2000 Compared to 1999
Real Estate Operations
----------------------
Real Estate Sales
-----------------
Profits from real estate operations for 2000 escalated to
$12,396,000. These profits represent a 42% increase over 1999's
profits totaling $8,753,000. The higher profits were primarily
attributable to higher gross profits recognized on commercial
real estate transactions. During 2000 the sale of 391 acres of
land produced gross profits approximating $13,200,000. This
compares to gross profits realized during 1999 of $9,250,000 on
the sale of 443 acres. Sales prices and gross profits vary site
to site based on location and intended use. The average sales
price per acre on 2000 sales was $39,600, a 33% increase over
1999's average sales price of $29,800.
A 31% fall in forestry revenues led to a 37% drop in income from
forestry operations. Profits from forestry operations totaled
$125,000 during 2000 compared to $197,000 one year earlier. The
revenue decline was the result of lower harvesting as pricing
levels were depressed during the second half of the year.
10
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
------- ------------------------------------------------------------
AND RESULTS OF OPERATIONS (CONTINUED)
------------------------------------
Golf Operations
---------------
Revenues from golf operations rose 18% for the year 2000 to
$3,212,000, on a 33% increase in rounds played. The increase in
rounds played was somewhat offset by a 15% decline in average
green fees. Despite this climb in revenues, overall profits
from golf operations fell 118% with a loss of $764,000 posted.
This decline in operating results occurred due to a 29% rise in
expenses resulting from increased depreciation and maintenance
costs of the new cart barn, higher course maintenance costs, and
increased costs associated with the gain in number of rounds
played.
Income Properties
-----------------
Income properties net income rose 43% over the prior year to
$184,000. The addition of the automobile dealership site
located in Daytona Beach, in October 2000, and the Eckerd retail
building in December 2000 accounted for the gain in profits.
General, Corporate and Other
----------------------------
The sale of 75 acres of land, along with the release of subsurface
interests on 2,551 acres during 2000, generated profits on sale of
undeveloped real estate interests amounting to $1,378,918. This
represented a 35% downturn from prior year's profits of $2,115,768.
Sales of undeveloped real estate interests in 1999 included the sale
of 100 acres of property in addition to the release of subsurface
interests on 3,918 acres.
Interest and other income earned during 2000 rose 7% to $1,986,608.
This gain was achieved on increased interest earned on notes
receivable and investment securities. Interest and other income
posted in calendar year 1999 totaled $1,853,808.
General and administrative expenses of $3,364,792 for the calendar
year 2000 represented a 17% increase over prior year's total cost of
$2,879,365. This rise can be attributed to higher stockholders'
expense, due to the increase in the number of shareholders resulting
from the September 1999 distribution of the Company's stock by Baker,
Fentress & Company, along with higher compensation costs and
professional fees.
The resolution in the third quarter 2000 of several income tax issues
under examination with tax authorities resulted in the reduction of
deferred income taxes by $1,500,000 for the year.
Discontinued Citrus Operations
------------------------------
During the second quarter of 1999, the Company consummated the sale of
its citrus operations. An after-tax gain of $8,047,576 was realized
on the transaction. After-tax profits of $1,376,157 from operating
activities were recognized in 1999 through the sale date.
11
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
------- ------------------------------------------------------------
AND RESULTS OF OPERATIONS (CONTINUED)
------------------------------------
FINANCIAL POSITION
The Company posted a loss of $635,896, equivalent to $.11 per share,
for the year ended December 31, 2001. This loss represents a
significant downturn from the profit of $8,859,811, equivalent to
$1.51 per share, recorded for 2000's twelve-month period. The
unfavorable results can be attributed to lower commercial land sales
closing volume, higher losses from golf operations, due to the
startup of the clubhouse operation, and unusually high stock options
expense. The high stock options expense resulted from an increase in
the Company's stock price and a significant number of stock options
exercised.
The Company also uses Earnings Before Depreciation and Deferred Taxes
("EBDDT") as a performance measure. The Company's strategy of
investing in income properties through the deferred tax like-kind
exchange process produces significant amounts of depreciation and
deferred taxes and this measure tracks results in this area.
Following is the calculation of EBDDT:
Year Ended
December 31, December 31,
2001 2000
--------------------------
Net Income (Loss) $(635,896) $ 8,859,811
Add Back:
Depreciation 739,007 278,655
Deferred Taxes 701,341 3,411,291
---------- ----------
Earnings Before Depreciation and
Deferred Taxes $ 804,452 $12,549,757
========== ==========
EBDDT Per Share $.14 $2.14
========== ==========
EBDDT is not a measure of operating results or cash flows from
operating activities as defined by generally accepted accounting
principles. Further, EBDDT is not necessarily indicative of cash
availability to fund cash needs and should not be considered as an
alternative to cash flow as a measure of liquidity. The Company
believes, however, that EBDDT provides relevant information about
operations and is useful, along with net income, for an understanding
of the Company's operating results.
EBDDT is calculated by adding depreciation, amortization and deferred
income taxes to net income as they represent non-cash charges.
Cash and investment securities declined $12,802,988 during the year.
The primary use of these funds was $17,452,183 for the acquisition of
property, plant and equipment, including the purchase of four income
properties for approximately $16,440,000 during the year in addition
to $750,000 used to complete the construction of the clubhouse
facility. Additionally, $1,117,648 was paid in dividends equivalent
12
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
------- ------------------------------------------------------------
AND RESULTS OF OPERATIONS (CONTINUED)
------------------------------------
to $.20 per share, while $388,129 was used to reduce debt.
Offsetting these cash outflows was $3,113,344 of cash provided from
operating activities and proceeds from the sale of a portion of the
auto dealership income property site totaling $3,253,015. Cash and
investment securities at year-end remained a healthy $8,284,920 while
debt amounted to $9,457,698.
Capital requirements planned for 2002 approximate $2,350,000 and
include $2,100,000 for roads, entrance features and site development
on lands adjacent to Interstate 95 in Daytona Beach. Additionally,
as funds become available from qualified sales, additional triple-net
lease income properties will be acquired through the like-kind
exchange process. Also, when deemed appropriate, the Company will
continue its stock buyback program. The sources of funds for these
requirements are cash and investment securities on hand, operations,
and financing sources in place. In July 2002, approximately
$7,860,000 becomes due on a long-term note. The Company has begun
pursuing alternative sources of financing and believes it can secure
replacement financing at more favorable terms. Currently the income
properties owned by the Company are free of debt. The Company has
the ability to borrow against these properties on a non-recourse
basis.
Development activity on Company owned and surrounding lands remains
strong. During the year several projects were started or completed.
The multi-dealership auto mall opened in November 2001 on land sold
by the Company at the LPGA Boulevard interchange at Interstate 95.
The United States Tennis Association ("USTA") Florida section
relocated its headquarters to Daytona Beach. The USTA site, which is
located on land donated by the Company, is located adjacent to the
LPGA International development. The Advanced Technology Center, a
joint venture between the Volusia County School Board, Flagler County
School Board and Daytona Beach Community College, opened on
approximately 100 acres sold by the Company in 1999, just north of the
LPGA Boulevard interchange. These development activities, along with
continued residential development and construction within the LPGA
International development, provide momentum for additional sales and
development of Company lands.
Commercial contract closings were not strong in 2001; however, sales
inquiries along with the local economy remain moderately strong.
Several closings affected by the long approval and permitting process
were delayed into 2002. A relatively strong commercial land sales
contract backlog is in place. Management continues to focus on the
conversion of this contract backlog into closings while adding value
to its core Daytona Beach land holdings through the master planning
and development process. As these closings occur, funds from
qualified transactions will be converted to quality triple-net lease
income properties through the deferred tax like-kind exchange process.
This strategy will enable the Company to become, over time, a company
with a more predictable earnings pattern from geographically dispersed
Florida real estate holdings.
13
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
------- ---------------------------------------------------------
The Company has no material market risk associated with interest
rates, foreign currency exchange rates, or commodity prices.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
------ --------------------------------------------------------
The Company's Consolidated Financial Statements appear beginning on
page F-1 of this report. See Item 14 of this report.
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING
------ AND FINANCIAL DISCLOSURES
----------------------------------------------------------
There were no disagreements with accountants on accounting and
financial disclosures.
PART III
The information required by Items 10, 11, 12, and 13 is
incorporated herein by reference to the registrant's 2002 annual
meeting proxy statement pursuant to Instruction G to Form 10-K.
On March 15, 2002, the registrant anticipates filing with the
Commission, pursuant to Regulation 14A under the Securities Exchange
Act of 1934, its definitive proxy statement to be used in connection
with its 2002 annual meeting of shareholders at which directors will
be elected for the ensuing year.
EXECUTIVE OFFICERS OF THE REGISTRANT
------------------------------------
The executive officers of the registrant, their ages at January 31,
2002, their business experience during the past five years, and the
year first elected as an executive officer of the Company are as
follows:
Bob D. Allen, 67, chairman of the board since April 1998; chief
executive officer of the Company from March 1990 to April 2001;
and president of the Company from March 1990 to January 2000.
William H. McMunn, 55, president of the Company since January
2000 and chief executive officer since April 2001; chief
operating officer of the Company from January 2000 to April
2001; president, Indigo Development Inc., a subsidiary of the
Company, since December 1990.
Bruce W. Teeters, 56, senior vice president-finance and
treasurer, since January 1988.
All of the above are elected annually as provided in the By-laws.
14
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM
------- 8-K
------------------------------------------------------------
1. Financial Statements
--------------------
The following financial statements are filed as part of this
report:
Page No.
--------------
Report of Independent Certified Public Accountants F-2
Consolidated Balance Sheets as of December 31,
2001 and 2000 F-3
Consolidated Statements of Income for the
three years ended December 31, 2001 F-4
Consolidated Statements of Shareholders' Equity
for the three years ended December 31, 2001 F-5
Consolidated Statements of Cash Flows for the three
years ended December 31, 2001 F-6
Notes to Consolidated Financial Statements F-8
2. Financial Statement Schedules
-----------------------------
Included in Part IV on Form 10-K:
Schedule III - Real Estate and Accumulated
Depreciation on page 20 of
Form 10-K
Schedule IV - Mortgage Loans on Real Estate
on page 21 of Form 10-K
Other Schedules are omitted because of the absence of conditions
under which they are required, materiality or because the
required information is given in the financial statements or
notes thereof.
3. Exhibits
--------
See Index to Exhibits on page 19 of this Annual Report on
Form 10-K.
Reports on Form 8-K
-------------------
No reports on Form 8-K were filed during the last
quarter of the fiscal year ended December 31, 2001.
15
SIGNATURES
Pursuant to the requirements of Section 13 or 15 (d) of the
Securities Exchange Act of 1934, the Registrant has duly caused this
report to be signed on its behalf by the undersigned, thereunto duly
authorized.
CONSOLIDATED-TOMOKA LAND CO.
(Registrant)
3/15/02 By: /s/ William H. McMunn
---------------------
William H. McMunn
President and Chief
Executive Officer
Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed below by the following persons on behalf
of the Registrant and in the capacities and on the dates indicated.
3/15/02 Chairman of the Board
and Director By: /s/ Bob D. Allen
----------------
3/15/02 President and Chief Executive
Officer (Principal Executive
Officer) and Director /s/ William H. McMunn
---------------------
3/15/02 Senior Vice President-Finance,
Treasurer (Principal Financial
and Accounting Officer), and
Director /s/ Bruce W. Teeters
--------------------
3/15/02 Director /s/ John C. Adams, Jr.
----------------------
3/15/02 Director /s/ Robert F. Lloyd
-------------------
16
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
EXHIBITS
TO
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 (d)
OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2001
Commission File No. 0-5556
CONSOLIDATED-TOMOKA LAND CO.
(Exact name of registrant as specified in the charter)
17
EXHIBIT INDEX
Page No.
(2.1) Agreement of Merger and Plan of Merger and Reorganization
dated April 28, 1993 between Consolidated-Tomoka Land Co.
and CTLC, Inc. filed with the registrant's Quarterly Report
on Form 10-Q for the quarter ended March 31, 1993 and
incorporated by this reference. *
(2.2) Certificate of Merger dated April 28, 1993 filed with the
registrant's Quarterly Report on Form 10-Q for the quarter
ended March 31, 1993 and incorporated by this reference. *
(3.1) Articles of Incorporation of CTLC, Inc. dated February 26,
1993 and Amended Articles of Incorporation dated March 30,
1993 filed with the registrant's Quarterly Report on Form
10-Q for the quarter ended March 31, 1993 and incorporated
by this reference. *
(3.2) By-laws of CTLC, Inc. filed with the registrant's Quarterly
Report on Form 10-Q for the quarter ended March 31, 1993
and incorporated by this reference. *
10 Material Contracts:
(10.1) 1998-1999 Citrus World Marketing Agreement dated September 1,
1998 between Citrus World, Inc. and Consolidated-Tomoka Land
Co. filed on Form 10-K for the year ended December 31, 1998
and incorporated by this reference. *
(10.2) The Consolidated-Tomoka Land Co. Unfunded Deferred
Compensation Plan filed with the registrant's Quarterly
Report on Form 10-Q for the quarter ended June 30, 1981
and incorporated by this reference. *
(10.3) The Consolidated-Tomoka Land Co. Unfunded Deferred
Compensation Plan executed on October 25, 1982 filed with
the registrant's Annual Report on Form 10-K for the year
ended December 31, 1982 and incorporated by this reference. *
(10.4) The Consolidated-Tomoka Land Co. 2001 Stock Option Plan
effective April 25, 2001, filed with the Registrant's Form S-8
filed on June 20, 2001 and incorporated by this reference. *
(10.5) Lease Agreement dated August 28, 1997 between the City of
Daytona Beach and Indigo International Inc., a wholly
owned subsidiary of Consolidated-Tomoka Land Co., filed
on Form 10-K for the year ended December 31, 1997 and
incorporated by this reference. *
(10.6) Development Agreement dated August 18, 1997 between the
City of Daytona Beach and Indigo International Inc., a
wholly owned subsidiary of Consolidated-Tomoka Land Co.,
filed on Form 10-K for the year December 31, 1997 and
incorporated by this reference. *
(10.7) Purchase and Sale Agreement dated December 28, 1998
between Alton D. Rogers and Wade H. Walker and
Consolidated-Tomoka Land Co. filed on Form 10-K for the
year ended December 31, 1998 and incorporated by this
reference. *
(21) Subsidiaries of the Registrant 21
(23) Report of Independent Certified Public Accountants on
Financial Statement Schedules. 22
(23.2) Consent of Arthur Andersen LLP. 23
* - Incorporated by Reference
18
SCHEDULE III
REAL ESTATE AND ACCUMULATED DEPRECIATION
FOR THE YEAR ENDED DECEMBER 31, 2001
COSTS CAPITALIZED
INITIAL COST TO COMPANY SUBSEQUENT TO ACQUISITION
-------------------------------------------------------------------------------
BUILDINGS &
DESCRIPTION ENCUMBRANCES LAND IMPROVEMENTS IMPROVEMENTS CARRYING COSTS
- ----------- -------------------------------------------------------------------------------
Income Properties:
Gary Yeomans Ford, Daytona Beach, FL -0- 435,121 743,902 -0- -0-
Eckerd, Tallahassee, FL -0- 590,800 1,595,000 -0- -0-
Eckerd, Sanford, FL -0- 1,565,176 1,890,671 -0- -0-
Barnes & Noble, Daytona Beach, FL -0- 1,798,600 3,803,000 -0- -0-
Barnes & Noble, Lakeland, FL -0- 1,242,300 1,884,200 -0- -0-
Walgreen, Palm Bay, FL -0- 1,102,640 3,157,360 -0- -0-
Miscellaneous -0- 726,831 -0- 1,180,344 -0-
-------------------------------------------------------------------------------
-0- 7,461,468 13,074,133 1,180,344 -0-
===============================================================================
GROSS AMOUNT AT WHICH
CARRIED AT CLOSE OF PERIOD
-----------------------------
DATE OF
ACCUMULATED COMPLETION OF DATE DEPR
LAND BUILDINGS TOTAL DEPRECIATION CONSTRUCTION ACQUIRED LIFE
-------------------------------------------------------------------------------
Income Properties:
Gary Yeomans Ford,
Daytona Beach, FL 435,121 743,902 1,179,023 21,697 N/A 10/31/00 40Yrs.
Eckerd, Tallahassee, FL 590,800 1,595,000 2,185,800 43,198 N/A 12/13/00 40Yrs.
Eckerd, Sanford, FL 1,565,176 1,890,671 3,455,847 7,878 N/A 11/15/01 40Yrs.
Barnes & Noble,
Daytona Beach, FL 1,798,600 3,803,000 5,601,600 95,075 N/A 01/11/01 40Yrs.
Barnes & Noble, Lakeland, FL 1,242,300 1,884,200 3,126,500 47,105 N/A 01/11/01 40Yrs.
Walgreen, Palm Bay, FL 1,102,640 3,157,360 4,260,000 46,045 N/A 06/12/01 40Yrs.
Miscellaneous 1,907,175 -0- 1,907,175 266,195 Various N/A 5-30Yrs.
----------------------------------------------
8,641,812 13,074,133 21,715,945 527,193
==============================================
2001 2000 1999
----------- ---------- ----------
Cost:
Balance at Beginning of Year 7,817,603 1,752,706 14,365,140
Improvements 16,524,370 6,071,748 148,774
Cost of Real Estate Sold ( 2,626,028) ( 6,851) (12,761,208)
----------------------------------------------
Balance at End of Year 21,715,945 7,817,603 1,752,706
==============================================
Accumulated Depreciation:
Balance at Beginning of Year 273,665 267,299 3,452,758
Depreciation and Amortization 301,822 6,366 120,182
Depreciation on Real Estate Sold ( 48,294) 0 (3,305,641)
----------------------------------------------
Balance at End of Year 527,193 273,665 267,299
==============================================
19
SCHEDULE IV
CONSOLIDATED-TOMOKA LAND CO.
MORTGAGE LOANS ON REAL ESTATE
DECEMBER 31, 2001
PRINCIPAL
FINAL PERIODIC AMOUNT OF
INTEREST MATURITY PAYMENT PRIOR FACE CARRYING LOANS
DESCRIPTION RATE DATE TERMS LIENS AMOUNT AMOUNT (A) DELINQUENT
- ------------------------------------------------------------------------------------------------------------------
MORTGAGE N/R
SECURED BY
REAL ESTATE:
Volusia Co. 7.50% 09/03 Level, plus Balloon of $239,718 -- $ 299,650 $ 254,702 --
Volusia Co. 7.75% 12/02 Level, plus Balloon of $286,325 -- 1,969,541 436,325 --
Volusia Co. 7.50% 09/03 Level, plus Balloon of $242,152 -- 284,050 256,355 --
Volusia Co. 7.75% 07/02 Balloon of $864,000 -- 1,372,000 864,000 --
Volusia Co. 7.75% 02/02 Balloon of $175,200 -- 275,200 175,200 --
Volusia Co. 6.50% 10/03 Level, plus Balloon of $1,517,647 -- 1,805,424 1,775,647 --
Volusia Co. 7.00% 12/06 Level, plus Balloon of $2,489,841 -- 2,792,250 2,792,250 --
Highlands Co. 6.00% 04/09 Level, plus Balloon of $1,753,415 -- 2,550,000 2,407,200 --
Highlands Co. -- 05/02 Level -- 600,000 200,000 --
Highlands Co. -- Various Balloon of $30,000 -- 30,000 30,000 --
-----------------------------------------
-- $11,978,115 $9,191,679 --
=========================================
(A) FOR FEDERAL INCOME TAX PURPOSES, THE AGGREGATE BASIS OF THE LISTED MORTGAGES WAS $9,191,679.
(B) A RECONCILIATION OF THE CARRYING AMOUNT OF MORTGAGES FOR THE THREE YEARS ENDED DECEMBER 31, 2001, 2000
AND 1999 IS AS FOLLOWS:
2001 2000 1999
------------------------------------
BALANCE AT BEGINNING OF YEAR $11,526,249 $7,269,211 $4,260,347
NEW MORTGAGE LOANS 2,792,250 4,795,644 5,438,494
COLLECTIONS OF PRINCIPAL ( 5,126,820) ( 538,606) ( 2,429,630)
------------------------------------
BALANCE AT END OF YEAR $ 9,191,679 $11,526,249 $7,269,211
====================================
20
EXHIBIT 21
Subsidiaries of the Registrant
Percentage of
Organized Voting Securities
Under Owned by
Laws of Immediate Parent
------------------------------------
Consolidated-Tomoka Land Co. Florida --
Indigo Group Inc. Florida 100.0
Indigo Group Ltd. Florida 99.0*
(A Limited Partnership)
Indigo Development Inc. Florida 100.0
Indigo Commercial Realty Inc. Florida 100.0
Palms Del Mar Inc. Florida 100.0
Indigo International Inc. Florida 100.0
* Consolidated-Tomoka Land Co. is the limited partner of Indigo Group
Ltd., and owns 99.0% of the total partnership equity. Indigo Group
Inc. is the managing general partner of the partnership and owns an
additional 1.0% of the partnership equity.
All subsidiaries are included in the Consolidated Financial
Statements of the Company and its subsidiaries appearing elsewhere
herein.
21
REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
ON FINANCIAL STATEMENT SCHEDULES
TO CONSOLIDATED-TOMOKA LAND CO.:
We have audited in accordance with generally accepted auditing
standards, the consolidated financial statements of Consolidated-
Tomoka Land Co. included in this Form 10-K, and have issued our
report thereon dated January 25, 2002. Our audits were made for the
purpose of forming an opinion on the basic financial statements taken
as a whole. The schedules listed in item 14(a)2 are the
responsibility of the Company's management and are presented for
purposes of complying with the Securities and Exchange Commission's
rules and are not part of the basic consolidated financial
statements. These schedules have been subjected to the auditing
procedures applied in the audits of the basic consolidated financial
statements and, in our opinion, fairly state in all material respects
the financial data, required to be set forth therein in relation to
the basic consolidated financial statements taken as a whole.
Arthur Andersen LLP
Orlando, Florida
January 25, 2002
22
EXHIBIT 23.2
CONSENT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
We hereby consent to the incorporation by reference in the
Registration Statement on Form S-8 (Nos. 33-62679 and 333-63400) of
Consolidated-Tomoka Land Co. of our report dated January 25, 2002,
appearing on page F-1 of this Annual Report on Form 10-K.
Arthur Andersen LLP
Orlando, Florida
March 6, 2002
23
CONSOLIDATED-TOMOKA LAND CO.
INDEX TO FINANCIAL STATEMENTS
Reports of Independent Certified Public Accountant F-2
Consolidated Balance Sheets as of December 31, 2001 and 2000 F-3
Consolidated Statements of Income for the three years ended
December 31, 2001 F-4
Consolidated Statements of Shareholders' Equity for the
three years ended December 31, 2001 F-5
Consolidated Statements of Cash Flows for the three years
ended December 31, 2001 F-6
Notes to Consolidated Financial Statements F-8
F-1
REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
To the Shareholders of
Consolidated-Tomoka Land Co.
We have audited the accompanying consolidated balance sheets of
Consolidated-Tomoka Land Co. and subsidiaries as of December 31, 2001
and 2000, and the related consolidated statements of income,
shareholders' equity and cash flows for each of the years in the
three-year period ended December 31, 2001. These financial
statements are the responsibility of the Company's management. Our
responsibility is to express an opinion on these financial statements
based on our audits.
We conducted our audits in accordance with auditing standards
generally accepted in the United States. Those standards require
that we plan and perform the audit to obtain reasonable assurance
about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the financial statements.
An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the
overall financial statement presentation. We believe that our audits
provide a reasonable basis for our opinion.
In our opinion, the consolidated financial statements referred
to above present fairly, in all material respects, the financial
position of Consolidated-Tomoka Land Co. and subsidiaries as of
December 31, 2001 and 2000, and the results of their operations and
their cash flows for each of the years in the three-year period ended
December 31, 2001, in conformity with accounting principles generally
accepted in the United States.
Orlando, Florida Arthur Andersen LLP
January 25,2002
F-2
Consolidated Balance Sheets
December 31,
---------------------------
2001 2000
----------- -----------
Assets
Cash $ 2,797,868 $12,909,722
Investment Securities (Note 3) 5,487,052 8,178,186
Notes Receivable (Note 5) 9,245,576 11,602,477
Real Estate Held for Development and Sale (Note 6) 9,189,609 9,767,635
Refundable Income Taxes (Note 4) 1,411,557 743,801
Other Assets 2,314,140 2,516,635
---------- ----------
30,445,802 45,718,456
---------- ----------
Property, Plant and Equipment
Land, Timber and Subsurface Interests 1,877,240 1,828,503
Golf Buildings, Improvements & Equipment 11,209,610 10,408,134
Income Properties Land, Buildings & Improvements 19,808,770 5,989,100
Other Buildings, Equipment and Land Improvements 790,520 636,819
---------- ----------
Total Property, Plant and Equipment 33,686,140 18,862,556
Less Accumulated Depreciation and Amortization ( 1,915,241) ( 1,227,098)
---------- ----------
Net Property, Plant and Equipment 31,770,899 17,635,458
---------- ----------
Total Assets $62,216,701 $63,353,914
========== ==========
Liabilities
Accounts Payable $ 181,712 $ 220,515
Accrued Liabilities 4,321,739 4,561,561
Deferred Income Taxes (Note 4) 2,872,779 2,171,438
Notes Payable (Note 7) 9,457,698 9,845,827
---------- ----------
Total Liabilities 16,833,928 16,799,341
---------- ----------
Commitments and Contingencies (Note 12)
SHAREHOLDERS' EQUITY
Preferred Stock - 50,000 Shares Authorized,
$100 Par Value; None Issued -- --
Common Stock - 10,000,000 Shares Authorized;
$1 Par Value; 5,615,579 and 5,584,684
Shares Issued and Outstanding at
December 31, 2001 and 2000, respectively 5,615,579 5,584,684
Additional Paid-In Capital 758,470 --
Retained Earnings 39,008,724 40,969,889
---------- ----------
Total Shareholders' Equity 45,382,773 46,554,573
---------- ----------
Total Liabilities and Shareholders' Equity $62,216,701 $63,353,914
========== ==========
The accompanying notes are an integral part of these consolidated statements.
F-3
Consolidated Statements of Income
Calendar Year
------------------------------------------
December 31, December 31, December 31,
2001 2000 1999
------------------------------------------
Income:
Real Estate Operations:
Sales and Other Income $9,248,555 $19,860,503 $17,129,879
Costs and Other Expenses (7,922,714) ( 8,045,078) (8,600,185)
---------- ---------- ----------
1,325,841 11,815,425 8,529,694
---------- ---------- ----------
Profit On Sales of Undeveloped
Real Estate Interests 56,607 1,378,918 2,115,768
---------- ---------- ----------
Interest and Other Income 2,044,825 1,986,608 1,853,808
---------- ---------- ----------
3,427,273 15,180,951 12,499,270
General and Administrative Expenses (4,594,330) ( 3,364,792) ( 2,879,365)
---------- ---------- ----------
Income (Loss) From Continuing Operations
Before Income Taxes (1,167,057) 11,816,159 9,619,905
Income Taxes (Note 4) 531,161 ( 2,956,348) ( 3,260,946)
---------- ---------- ----------
Income (Loss) From Continuing Operations ( 635,896) 8,859,811 6,358,959
Income From Discontinued Citrus Operations,
Net of Tax (Note 2) -- -- 9,423,733
---------- ---------- ----------
Net Income (Loss) $( 635,896) $ 8,859,811 $15,782,692
========== ========== ==========
Per Share Information (Note 11):
Basic and Diluted
Income (Loss) From Continuing Operations $(0.11) $1.51 $1.00
Income From Discontinued Citrus Operations -- -- 1.48
---------- ---------- ----------
Net Income (Loss) $(0.11) $1.51 $2.48
========== ========== ==========
The accompanying notes are an integral part of these consolidated
statements.
F-4
Consolidated Statements of Shareholders' Equity
Additional
Common Paid-In Retained
Stock Capital Earnings Total
---------- ----------- ---------- ----------
Balance, December 31, 1998 $ 6,371,833 $ 3,793,066 $24,533,379 $34,698,278
Net Income -- -- 15,782,692 15,782,692
Cash Dividends ($.35 per share) -- -- ( 2,230,142) ( 2,230,142)
Issuance of 4,651 Shares Pursuant
to Exercise of Stock Options 4,651 ( 4,640) -- 11
Repurchase of 17,200 Shares ( 17,200) ( 199,675) -- ( 216,875)
---------- --------- ---------- ----------
Balance, December 31, 1999 6,359,284 3,588,751 38,085,929 48,033,964
Net Income -- -- 8,859,811 8,859,811
Cash Dividends ($.20 per share) -- -- ( 1,186,851) ( 1,186,851)
Repurchase of 774,600 Shares ( 774,600) (3,588,751) ( 4,789,000) ( 9,152,351)
--------- --------- ---------- ----------
Balance, December 31, 2000 5,584,684 -- 40,969,889 46,554,573
Net Loss -- -- ( 635,896) ( 635,896)
Cash Dividends ($.20 per share) -- -- ( 1,117,648) (1,117,648)
Repurchase of 18,900 Shares ( 18,900) -- ( 207,621) ( 226,521)
Issuance of 49,795 Shares
Pursuant to Exercise of Stock
Options 49,795 626,173 -- 675,968
Tax Benefit of Stock Options
Exercised -- 132,297 -- 132,297
--------- --------- ---------- ----------
Balance, December 31, 2001 $ 5,615,579 $ 758,470 $39,008,724 $45,382,773
========= ========= ========== ==========
The accompanying notes are an integral part of these consolidated
statements.
F-5
Consolidated Statements of Cash Flows
Calendar Year
---------------------------------------
December 31, December 31, December 31,
2001 2000 1999
----------- ----------- -----------
Cash Flow from Operating Activities:
Net Income (Loss) $( 635,896) $ 8,859,811 $15,782,692
Adjustments to Reconcile Net Income to Net Cash
Provided by Operating Activities:
Discontinued Citrus Operations -- -- (9,423,733)
Depreciation and Amortization 739,007 278,655 257,215
Compensation Expense on Exercise of
Stock Options 660,834 -- --
(Gain) Loss on Sale of Property,
Plant and Equipment ( 675,280) 23,937 ( 2,177)
Decrease (Increase) in Assets:
Notes Receivable 2,356,901 (4,236,723) 1,750,114
Real Estate Held for Development and Sale 578,026 1,857,198 1,973,134
Deferred Income Taxes -- 1,239,853 586,908
Refundable Income Taxes ( 535,459) ( 743,801) 285,199
Other Assets 202,495 ( 882,136) 19,495
(Decrease) Increase in Liabilities:
Accounts Payable ( 38,803) ( 30,726) ( 41,405)
Accrued Liabilities ( 239,822) 328,741 ( 135,644)
Deferred Income Taxes 701,341 2,171,438 --
Income Taxes Payable -- ( 631,528) 631,528
--------- --------- ----------
Net Cash Provided by
Operating Activities 3,113,344 8,234,719 11,683,326
--------- --------- ----------
Cash Flow from Investing Activities:
Acquisition of Property, Plant and Equipment (17,452,183) (9,530,245) (1,329,107)
Net Decrease (Increase) in Investment
Securities 2,691,134 8,511,252 (15,498,048)
Proceeds from Sale of Property, Plant and
Equipment 3,253,015 -- 20,883
Cash From Discontinued Citrus Operations -- -- 24,216,186
---------- ---------- ----------
Net Cash (Used In) Provided By
Investing Activities (11,508,034) ( 1,018,993) 7,409,914
---------- ---------- ----------
Cash Flow from Financing Activities:
Proceeds from Notes Payable 845,000 1,471,000 2,469,000
Payments on Notes Payable ( 1,233,129) ( 1,896,010) ( 2,940,226)
Cash Proceeds from Exercise of Stock Options 15,134 -- --
Funds Used to Repurchase Common Stock ( 226,521) ( 9,152,351) ( 216,864)
Dividends Paid ( 1,117,648) ( 1,186,851) ( 2,230,142)
---------- ---------- ----------
Net Cash Used in Financing Activities ( 1,717,164) (10,764,212) ( 2,918,232)
---------- ---------- ----------
Net (Decrease) Increase in Cash (10,111,854) ( 3,548,486) 16,175,008
Cash, Beginning of Year 12,909,722 16,458,208 283,200
---------- ---------- ----------
Cash, End of Year $ 2,797,868 $12,909,722 $16,458,208
========== ========== ==========
F-6
Consolidated Statements of Cash Flows (continued)
Supplemental Disclosure of Operating Activities:
In connection with the sale of real estate and income properties,
the Company received, as consideration, mortgage notes receivable
of $2,792,250, $4,935,624, and $2,268,895 for the years 2001,
2000, and 1999, respectively.
In addition, the Company received letters of credit totaling
$632,495 as consideration for real estate sales in 2000, which
are included in other assets.
In connection with the sale of the citrus operations, the Company
received as consideration, notes receivable of $3,150,000 for the
year 1999.
Total interest paid was $839,631, $867,134, and $901,988 for the
years 2001, 2000, and 1999, respectively.
Income taxes of $697,044 were refunded in 2001, with total income
taxes paid of $920,387 and $8,870,891, for the years 2000 and
1999, respectively.
In connection with the exercise of stock options, the Company
recorded compensation expense and income tax benefit of
$660,834 and $132,297, respectively, for the year 2001.
The accompanying notes are an integral part of these consolidated
statements.
F-7
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
December 31, 2001, 2000 and 1999
NOTE 1 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
PRINCIPLES OF CONSOLIDATION
The consolidated financial statements include the accounts of
Consolidated-Tomoka Land Co., a Florida corporation, and its
wholly owned subsidiaries: Indigo Group Inc., Indigo Group
Ltd., Indigo International Inc., Indigo Development Inc. and
Palms Del Mar Inc. (collectively, the Company). All
significant intercompany accounts and transactions have been
eliminated in consolidation.
NATURE OF OPERATIONS
The Company is primarily engaged, through its wholly owned
subsidiaries, in the real estate industry. Real estate
operations, which are primarily commercial in nature, also
include residential, golf operations, income properties and
forestry operations. These operations are predominantly
located in Volusia and Highlands Counties in Florida, with
various income properties owned throughout the State of
Florida. See Note 2, "Discontinued Citrus Operations,"
regarding citrus activities.
USE OF ESTIMATES IN THE PREPARATION OF FINANCIAL STATEMENTS
The preparation of financial statements in conformity with
accounting principles generally accepted in the United
States requires management to make estimates and assumptions
that affect the reported amounts of assets and liabilities
and disclosure of contingent assets and liabilities at
the date of the financial statements and the reported
amounts of revenues and expenses during the reporting period.
Actual results could differ from those estimates.
CASH
At December 31, 2001, the Company held $755,237 in escrow to
complete the purchase of income properties.
REAL ESTATE HELD FOR DEVELOPMENT AND SALE
The carrying value of real estate held for development and
sale includes the initial acquisition costs of land,
improvements thereto, and other costs incidental to the
acquisition or development of land. These costs are
allocated to properties on a relative sales value basis
and are charged to costs of sales as specific properties are
sold.
No interest or property taxes were capitalized to real estate
held for development and sale during 2001 and 2000, as there
was no significant development during the periods.
F-8
NOTE 1 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
PROPERTY, PLANT AND EQUIPMENT
Property, plant and equipment are stated at cost, less
accumulated depreciation and amortization. Such properties
are depreciated on a straight-line basis over their
estimated useful lives. Renewals and betterments are
capitalized to property accounts. The cost of maintenance
and repairs is expensed as incurred. The cost of property
retired or otherwise disposed of, and the related accumulated
depreciation or amortization, are removed from the accounts,
and any resulting gain or loss is taken into income.
The amount of depreciation and amortization taken for the
years 2001, 2000 and 1999 was $739,007, $278,655, and
$257,215, respectively.
The range of estimated useful lives for property, plant and
equipment is as follows:
Golf Buildings & Improvements 10-40 Years
Golf Equipment 5-10 Years
Income Properties Buildings,
Equipment & Improvements 40 years
Other Furnishings & Equipment 5-25 years
LONG-LIVED ASSETS
The Company has reviewed the recoverability of long-lived
assets, including real estate held for development and sale,
property, plant and equipment and certain identifiable
intangibles, for impairment whenever events or changes in
circumstances indicate that the carrying amount of an asset
may not be recoverable. There has been no material
impairment of long-lived assets reflected in the
consolidated financial statements for the three years ended
December 31, 2001.
In August 2001, the Financial Accounting Standards Board
issued Statement of Financial Accounting Standards (SFAS)
No. 144, "Accounting For the Disposal or Impairment of Long-
Lived Assets." SFAS No. 144 supersedes SFAS No. 121,
"Accounting for the Impairment of Long-Lived Assets and for
Long-Lived Assets to be Disposed of," and requires that one
accounting impairment model be used for long-lived assets to
be disposed of by sales, whether previously held and used or
newly acquired, and broadens the presentation of discontinued
operations to include more disposal transactions. SFAS No.
144 is effective for fiscal years beginning after December
15, 2001. The Company has determined that the adoption of
the standard will not have a material impact on the financial
statements.
SALE OF REAL ESTATE
The profit on sales of real estate is accounted for in
accordance with the provisions of the SFAS No. 66,
"Accounting for Sales of Real Estate." The Company
recognizes revenue from the sale of real estate at the time
the sale is consummated unless the property is sold on a
F-9
Note 1 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
SALE OF REAL ESTATE (CONTINUED)
deferred payment plan and the initial payment does not meet
criteria established under SFAS No. 66. No income was
deferred for the three years ended December 31, 2001.
UNFUNDED DEFERRED COMPENSATION PLANS
The Company maintains two unfunded deferred compensation
plans. One plan is established for the Board of Directors of
the Company, with the second plan established for the
officers and key employees of the Company. Under the plans,
any member of the Board of Directors, officer or key employee
may elect to defer all or a portion of their compensation.
The amount of deferred compensation shall increase annually
by an amount which is equal to interest on the deferred
compensation at the rate of return earned by the Company on
its short-term investments. Compensation credited to a
participant shall be deferred until such participant ceases
to be a member of the Board of Directors, officer or key
employee, at which time the amounts accumulated shall be
distributed in the manner elected. The plans are
nonqualified plans as defined by the Internal Revenue
Service. The amount of deferred compensation reflected in
accrued liabilities on the consolidated balance sheets at
December 31, 2001 and 2000 were $3,943,647 and $3,898,787,
respectively.
PENSIONS
The Company has a funded, non-contributory defined benefit
pension plan covering all eligible full-time employees. The
Company's method of funding and accounting for pension costs
is to fund and accrue all normal costs plus an amount
necessary to amortize past service cost over a period of 30
years. (See Note 8 "Pension Plan").
CONCENTRATION OF CREDIT RISK
Financial instruments which potentially subject the Company
to concentrations of credit risk consist principally of cash,
investment securities, accounts receivables, and notes
receivable.
FAIR VALUE OF FINANCIAL INSTRUMENTS
The carrying amounts of the Company's financial assets and
liabilities, including cash, accounts receivable and
accounts payable at December 31, 2001 and 2000, approximate
fair value because of the short maturity of these
instruments. The carrying amount of the Company's notes
receivable and notes payable approximates fair value at
December 31, 2001 and 2000, since the notes are at floating
rates or fixed rates which approximate current market rates
for notes with similar risks and maturities.
F-10
Note 1 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
RECLASSIFICATIONS
Certain reclassifications were made to the 2000 accompanying
consolidated financial statements to conform to the 2001
presentation.
NOTE 2 DISCONTINUED CITRUS OPERATIONS
On December 28, 1998, the Company entered into an agreement
for the sale of its citrus operations. The transaction
closed on April 7, 1999. The results of the citrus
operations have been reported separately as discontinued
operations in the Consolidated Statements of Income.
Summary financial information of the citrus operations is as
follows:
Year Ended December 31,
--------------------------------------
2001 2000 1999
-------- ---------- ----------
Revenues from Discontinued
Citrus Operations -- -- $ 5,393,171
======== ========== ==========
Income from Discontinued Citrus
Operations Before Tax -- -- $ 2,206,440
Income Tax Expense from Discontinued
Citrus Operations -- -- ( 830,283)
Gain on Sale of Citrus Operations
(Net of Income Tax of $4,721,536) -- -- 8,047,576
-------- --------- ----------
Net Income from Discontinued Citrus Operations -- -- $ 9,423,733
======== ========= ==========
Following is a summary of significant accounting policies
related to the citrus operations:
Until the sale of the citrus operations in April 1999,the
Company harvested and sold both fresh and to-be-processed
citrus from its bearing groves, all of which were located in
Highlands County, Florida. Fresh fruit sales were made by
the Company through the Company owned packing plant to
wholesale produce distributors and retail grocery chains
primarily in the Eastern and Midwestern regions of the
United States and Canada. Revenues and related costs of
sales were recognized at time of shipment. The to-be-
processed fruit was sent to Citrus World, Inc. ("Citrus
World"), an agricultural cooperative owned by the Company and
twelve other growers. The cooperative processed the fruit
and marketed it under several names on a regional and
national basis. Citrus World pooled its own fruit with the
fruit purchased from the Company and other citrus growers,
processed the pooled fruit and sold the products produced.
F-11
NOTE 2 DISCONTINUED CITRUS OPERATIONS (CONTINUED)
Each participant in the pool, including Citrus World, shared
ratably in the proceeds from the sale of products, net of
Citrus World's actual processing and marketing costs, plus a
per-unit handling fee. Citrus World made periodic payments
to all participants based on their pro-rata share of net
sales proceeds and made final payment after all the products
in the pool had been sold. The Company recorded estimated
revenues at the time of delivery of the fruit to Citrus World
and finalized revenues after all the products in the pool had
been sold. During the year 1999, the Company's estimated
pro-rata share of net sales proceeds under the above
pooling agreement amounted to $1,217,604.
Direct and allocated indirect costs incurred in connection
with the production of crops were capitalized into cost of
fruit on trees. As the crop was harvested and sold, the
related costs were charged to production expense, pro-rata
based on the boxes harvested and sold to the estimated total
boxes expected to be harvested and sold. The cost of fruit
on trees was carried at the lower of cost or market.
NOTE 3 INVESTMENT SECURITIES
The Company accounts for investment securities under
SFAS No. 115, "Accounting for Certain Investments in Debt
and Equity Securities." This standard requires
classification of the investment portfolio into three
categories: held to maturity, trading, and available for
sale. The Company classifies as held to maturity those
securities which the Company has the intent and ability to
hold through their stated maturity date. Investment
securities which are classified as held to maturity are
carried at cost, adjusted for amortization of premiums and
accretion of discounts. Gains and losses are determined
using the specific identification method. Investment
securities as of December 31, 2001 and 2000 are as follows:
2001 2000
---------- -----------
Investments Held to Maturity
- ----------------------------
Debt Securities Issued by States
and Political Subdivisions of States $4,258,049 $5,590,047
Corporate Debt Securities 134,197 526,169
Preferred Stocks 1,094,806 2,052,081
Mortgage-Backed Securities -- 9,889
--------- ----------
Total Investments Held to Maturity $5,487,052 $8,178,186
========= ==========
F-12
NOTE 3 INVESTMENT SECURITIES (CONTINUED)
The contractual maturities of investment securities held to
maturity are as follows:
Maturity Date Amount
-------------- ---------
Within 1 year $1,241,721
1-5 Years 664,969
6-10 Years 1,380,411
After 10 Years 2,199,951
---------
$5,487,052
=========
NOTE 4 INCOME TAXES
The Company accounts for income taxes under SFAS No. 109,
"Accounting for Income Taxes."
The provision for income taxes is summarized as follows:
2001 2000 1999
---- ---- ----
Current Deferred Current Deferred Current Deferred
-------------------- -------------------- --------------------
Federal $(1,284,978) $ 821,226 $(609,756) $2,921,385 $2,258,051 $496,686
State 52,476 (119,885) 154,813 489,906 415,987 90,222
--------- -------- ------- --------- --------- -------
Total $(1,232,502) $ 701,341 $(454,943) $3,411,291 $2,674,038 $586,908
========= ======== ======= ========= ========= =======
Deferred income taxes have been provided to reflect temporary
differences that represent the cumulative difference between
taxable or deductible amounts recorded in the financial
statements and in the tax returns. The sources of these
differences and the related deferred provision (credit) and
deferred income tax assets (liabilities) are summarized as
follows:
Provision (Credit) Deferred Taxes
--------------------------------- ------------------------
2001 2000 1999 2001 2000
--------------------------------- ------------------------
Depreciation $ 31,349 $ 54,166 $(123,690) $( 167,567) $( 136,218)
Sales of Real Estate 693,530 5,051,395 ( 1,379) (5,327,542) (4,634,012)
Deferred Compensation ( 17,305) (118,493) (198,122) 1,521,262 1,503,957
Basis's Difference
In Joint Venture 37,081 ( 61,775) ( 25,288) 1,216,939 1,254,020
Revolving Fund Certificates 55,376 5,449 ( 58,231) 349,449 404,825
Charitable Contributions
Carryforward (362,529) 1,772,841 527,115 478,254 115,725
Other (224,117) ( 36,686) 413,625 141,335 ( 82,782)
Less-Valuation Allowance 487,956 (3,255,606) 52,878 (1,084,909) ( 596,953)
-------- --------- -------- --------- ---------
$ 701,341 $3,411,291 $ 586,908 $(2,872,779) $(2,171,438)
======== ========= ======== ========= =========
F-13
NOTE 4 INCOME TAXES (CONTINUED)
Following is a reconciliation of the income tax computed at
the federal statutory rate of 35% for 2001, 2000 and 1999.
Calendar Year
------------------------------------
2001 2000 1999
------------------------------------
Income Tax Computed at Federal Statutory Rate $(408,470) $4,135,656 $3,366,967
(Decrease) Increase Resulting from:
State Income Tax, Net of Federal Income Tax Effect ( 43,816) 419,067 342,035
Tax Exempt Interest Income ( 86,959) ( 190,474) ( 274,687)
Adjustment to Valuation Allowance 30,000 (1,375,000) ( 155,000)
Other Reconciling Items ( 21,916) ( 32,901) ( 18,369)
-------- --------- ---------
(Benefit) Provision for Income Taxes $(531,161) $2,956,348 $3,260,946
======== ========= =========
During 2000, certain tax issues under examination with tax
authorities were resolved. The resolution of these issues
resulted in a $1,500,000 reduction in the valuation
allowances associated with deferred income taxes.
During 2001, the Company generated a net operating loss
for income tax purposes. For Federal income tax, this loss
can be carried back to 1999, when the Company generated
significant taxable income. This carryback will result in
a tax refund approximating $1,245,000. For State income
tax purposes, the net operating loss can only be carried
forward against future taxable income.
NOTE 5 NOTES RECEIVABLE
Notes Receivable consisted of the following:
December 31,
-------------------------
2001 2000
-------------------------
MORTGAGE NOTES RECEIVABLE
Various notes with interest rates ranging from 6.5% to
10.5% with payments due from 2002 through 2009.
Collateralized by real estate mortgages held by the Company $8,991,679 $11,126,249
OTHER NOTES RECEIVABLE
Interest at prime rate, receivable in monthly installments of
principal and interest to amortize the original note over a
period of 15 years, due January 2004 53,897 76,228
Payable in three annual installments of $200,000
through May 2002 200,000 400,000
--------- ----------
Total Notes Receivable $9,245,576 $11,602,477
========= ==========
F-14
NOTE 5 NOTES RECEIVABLE (CONTINUED)
The prime rate of interest was 4.75% and 9.50% at
December 31, 2001 and 2000, respectively.
The required annual principal receipts are as follows:
Year ending December 31, Amount
----------------------------------------
2002 $ 2,163,259
2003 2,181,942
2004 167,862
2005 176,206
2006 2,588,174
2007 and Thereafter 1,968,133
----------
$ 9,245,576
==========
NOTE 6 REAL ESTATE HELD FOR DEVELOPMENT AND SALE
Real estate held for development and sale as of December 31,
2001 and 2000 is summarized as follows:
December 31,
---------------------------
2001 2000
---------------------------
Undeveloped Land $ 89,253 $ 89,253
Land and Land Development 9,003,331 9,581,357
Completed Houses 97,025 97,025
--------- ----------
$9,189,609 $9,767,635
========= =========
F-15
NOTE 7 NOTES PAYABLE
Notes Payable consisted of the following:
December 31,
--------------------------
2001 2000
--------------------------
MORTGAGE NOTES PAYABLE
Mortgage notes payable are collateralized by real estate
mortgages held by the lender. As of December 31, 2001 and
2000, mortgage notes payable consisted of the following:
Payments of $266,783, including interest at 8.8% payable
quarterly through April 2002; principal balance due
July 2002 $7,951,637 $8,299,674
Interest payable quarterly at 10%, principal and outstanding
interest due October 2005 1,200,000 1,200,000
Payments of $6,019, payable monthly through November 2002 66,209 --
INDUSTRIAL REVENUE BONDS
Industrial revenue bonds payable are collateralized by real
estate. Interest at 80.65% of prime rate, payable in monthly
installments of principal and interest to amortize the
original debt over a period of 18 years, due January 2004 239,852 346,153
LINE OF CREDIT
A line of credit totaling $7,000,000 payable on demand
expiring July 2002, with interest at the 30-DAY LIBOR
Market Index rate plus 1.5% -- --
--------- ----------
$9,457,698 $9,845,827
========= ==========
The required annual principal payments on notes payable
are as follows:
Year Ending December 31, Amount
--------------------------------------------
2002 $ 8,123,069
2003 123,854
2004 10,775
2005 1,200,000
----------
$ 9,457,698
==========
Interest expense was $839,631, $867,134, and $901,988 for
2001, 2000, and 1999, respectively. There was no interest
capitalized in 2001, with $159,649 capitalized to property,
plant and equipment in 2000.
F-16
NOTE 8 PENSION PLAN
The Company maintains a defined benefit plan for all
employees who have attained the age of 21 and completed
one year of service. The pension benefits are based
primarily on years of service and the average compensation
for the highest five years during the final 10 years of
employment. The benefit formula generally provides for a
life annuity benefit.
Due to the sale of the citrus operations, the Company
recognized a curtailment and settlement gain during 1999.
Consequently, income from discontinued citrus operations
includes a gain of $636,724, resulting from the settlement
and curtailment.
The Company's net periodic pension cost included the
following components:
December 31,
----------------------------------
2001 2000 1999
-------- ------- --------
Service Cost $ 157,384 $169,060 $257,773
Interest Cost on Projected Benefit Obligation 286,748 284,442 329,624
Actual Return on Plan Assets (719,855) (409,113) (197,462)
Net Amortization 295,619 (18,031) (268,759)
Accelerated Recognition of Unrecognized
net gain under SFAS No. 88 -- -- (117,020)
-------- ------- -------
Net Periodic Pension Cost $ 19,896 $ 26,358 $ 4,156
======== ======= =======
F-17
NOTE 8 PENSION PLAN (CONTINUED)
The change in benefit obligation is as follows:
December 31,
------------------------
2001 2000
------------------------
Benefit Obligation at Beginning of Year $4,197,614 $3,792,902
Service Cost 157,384 169,060
Interest Cost 286,748 284,442
Actuarial Loss 3,228 369,057
Benefits Paid ( 335,076) ( 231,068)
Curtailment and Settlement -- ( 186,779)
-------- ---------
Benefit Obligation at End of Year $4,309,898 $4,197,614
========= =========
The change in plan assets is as follows:
Fair Value of Plan Assets at Beginning of Year $4,738,602 $4,754,047
Actual Return on Plan Assets 719,855 409,113
Curtailment and Settlement -- ( 193,490)
Plan Expenses Paid ( 82,711) ( 83,986)
Benefits Paid ( 252,365) ( 147,082)
-------- ---------
Fair Value of Plan Assets at End of Year $5,123,381 $4,738,602
========= =========
The accrued pension liability consists of the following:
Plan Assets In Excess of Projected Benefit Obligation $ 813,483 $ 540,988
Unrecognized Prior Service Cost 3,261 3,585
Unrecognized Net Gain ( 459,951) ( 160,397)
Unrecognized Transition Asset ( 75,391) ( 82,878)
-------- --------
Prepaid Pension Liability $ 281,402 $ 301,298
======== ========
The actuarial assumptions made to determine the projected
benefit obligation and the fair value of plan assets are as
follows:
December 31,
------------
2001 2000
---- ----
Weighted Average Discount Rate 7.0% 7.0%
Weighted Average Asset Rate of Return 9.0% 9.0%
Compensation Scale 5.0% 5.0%
NOTE 9 POST-RETIREMENT BENEFIT PLANS OTHER THAN PENSIONS
The Company sponsors two defined benefit post-retirement
plans of certain health care and life insurance benefits
for eligible retired employees. All full-time employees
become eligible to receive these benefits if they retire
after reaching age 55 with 20 or more years of service.
The post-retirement health care plan is contributory, with
retiree contributions adjusted annually; the life insurance
F-18
NOTE 9 POST-RETIREMENT BENEFIT PLANS OTHER THAN PENSIONS
(CONTINUED)
plan is non-contributory up to $5,000 of coverage. The
accounting for the health care plan reflects caps on the
amount of annual benefit to be paid to retirees as
stipulated by the plan. The Company pays for the plan as
costs are incurred.
The Company recognizes post-retirement expenses in accordance
with adopted SFAS No. 106, "Employers' Accounting for
Post-retirement Benefits Other Than Pensions,"
which requires that expected costs of post-retirement
benefits be charged to expense during the years the
employees render service. The Company elected to amortize
the unfunded obligation measured at adoption of SFAS No. 106
over a period of 20 years. The effect of this amortization
expense recognized in 2001, 2000, and 1999 was $64,590,
$67,781, and $70,160, respectively. The accrued post-
retirement benefit cost reflected in the consolidated
balance sheet at December 31, 2001 and 2000 was $130,107
and $147,097, respectively.
NOTE 10 STOCK OPTION PLAN
The Company maintains a stock option plan ("the Plan")
pursuant to which 500,000 shares of the Company's common
stock may be issued. The Plan in place was approved at the
April 25, 2001 Shareholders' meeting and replaces the
previous stock option plan which expired in 2000.
Provisions under both plans are materially the same. Under
the Plan, the option exercise price equals the stock market
price on the date of grant. The options vest over five
years and all expire after ten years. The Plan provides for
the grant of (1) incentive stock options which satisfy the
requirements of Internal Revenue Code (IRC) Section 422,
and (2) nonqualified options which are not entitled to
favorable tax treatment under IRC Section 422. No optionee
may exercise incentive stock options in any calendar year
for shares of common stock having a total market value of
more than $100,000 on the date of grant (subject to certain
carryover provisions). In connection with the grant of
nonqualified options, a stock appreciation right for each
share covered by the option may also be granted. The stock
appreciation right will entitle the optionee to receive a
supplemental payment, which may be paid in whole or in part
in cash or in shares of common stock equal to a
portion of the spread between the exercise price and the
fair market value of the underlying share at the time of
exercise.
The Company accounts for the Plan under Accounting
Principles Board Opinion No. 25. Had compensation cost for
the Plan been determined consistent with SFAS Statement No.
123,"Accounting for Stock Based Compensation," the
Company's net income and earnings per share would not have
been materially different than reported.
F-19
NOTE 10 STOCK OPTION PLAN (CONTINUED)
On September 24, 1999, Baker, Fentress & Company distributed
its 79% ownership in the Company, resulting in a change in
control and thus vesting of all outstanding options (Note
13).
A summary of the status of the Company's stock options
for the three years ended December 31, 2001 and changes
during the years then ended is as follows:
2001 2000 1999
---------------- ---------------- -----------------
Wtd Avg Wtd Avg Wtd Avg
Shares Ex Price Shares Ex Price Shares Ex Price
------- -------- ------ -------- ------- --------
Outstanding at beginning of year 220,000 $15.95 220,000 $15.95 196,800 $15.91
Granted 46,000 $14.45 -- 48,000 $14.75
Exercised (220,000) $15.95 -- ( 22,400) $13.17
Expired -- -- ( 2,400) $14.04
------ ------- -------
Outstanding at end of year 46,000 $14.45 220,000 $15.95 220,000 $15.95
======= ======== =======
Exercisable at end of year -- 220,000 $15.95 220,000 $15.95
======= ======== =======
Weighted average fair value of
options granted during the year $3.59 -- $4.63
======= ======== =======
Of the 46,000 options outstanding at December 31, 2001, none
of them were exercisable and they had a contractual life of
9 years.
Of the 220,000 options exercised in 2001, 170,205 options
were surrendered in payment of the cash exercise price of
the remaining options. The option exercise and accrual of
stock appreciation rights resulted in compensation expense
of $660,834 and $595,862, respectively, included in general
and administrative expenses. Additionally, the exercise
resulted in $605,192 of income tax benefit, of which
$132,297 was recorded as an addition to additional paid-in
capital.
NOTE 11 EARNINGS PER SHARE
Basic earnings per common share were computed by dividing
income by the weighted average number of shares of common
stock outstanding during the year. Diluted earnings per
common share were determined based on the assumption of the
conversion of stock options using the treasury stock
method at average cost for the periods.
F-20
NOTE 11 EARNINGS PER SHARE (CONTINUED)
2001 2000 1999
--------- ---------- ---------
Income (Loss) Available to Common Shareholders:
Income (Loss) from Continuing Operations $(635,896) $8,859,811 $ 6,358,959
Income from Discontinued Citrus Operations -- -- 9,423,733
--------- ---------- ---------
Net Income (Loss) $(635,896) $8,859,811 $15,782,692
========= ========= ==========
Weighted Average Shares Outstanding 5,587,752 5,877,047 6,373,490
Common shares Applicable to Stock Options
Using the Treasury Stock Method -- -- 3,754
--------- --------- ---------
Total Shares Applicable to Diluted Earnings
Per Share 5,587,752 5,877,047 6,377,244
========= ========= =========
Basic and Diluted Earnings Per Share
Income (Loss) from Continuing Operations $(0.11) $1.51 $1.00
Income from Discontinued Citrus Operations -- -- 1.48
--------- --------- --------
Net Income (Loss) $(0.11) $1.51 $2.48
========= ========= ========
NOTE 12 COMMITMENTS AND CONTINGENCIES
The Company leases certain equipment, land and improvements
under operating leases.
Minimum future rental payments under non-cancelable
operating leases having remaining terms in excess of one
year as of December 31, 2001, are summarized as follows:
Year Ending December 31, Amounts
----------------------- --------
2002 $ 313,156
2003 321,746
2004 154,101
2005 119,414
2006 105,345
2007 and Thereafter 6,350,000
---------
$7,363,762
=========
Rental expense under all operating leases amounted to
$523,866, $561,737,and $357,469 for the years ended
December 31, 2001, 2000, and 1999, respectively.
Additionally, the Company, as lessor, leases certain land,
buildings and improvements under operating leases.
Minimum future rental receipts under non-cancelable
operating leases having remaining terms in excess of one
year as of December 31, 2001, are summarized as follows:
F-21
NOTE 12 COMMITMENTS AND CONTINGENCIES (CONTINUED)
Year Ending December 31, Amounts
----------
2002 $ 1,826,796
2003 1,838,796
2004 1,702,685
2005 1,731,765
2006 1,773,551
2007 and Thereafter 29,381,972
----------
$38,255,565
==========
Rental income under all operating leases amounted to
$1,830,689, $247,531, and $164,692 for the years ended
December 31, 2001, 2000, and 1999, respectively.
NOTE 13 RELATED PARTIES
Baker, Fentress & Company, a publicly owned, closed-end
investment company, owned approximately 79% of the
Company's outstanding common stock at December 31, 1998. On
September 24, 1999, Baker, Fentress & Company distributed
its ownership in the Company to its shareholders.
The Company owns non-voting stock, in the aggregate amount
of $905,896, in Citrus World. This non-voting stock is
considered to have no value for financial statement purposes
until redeemed. (See Note 2 "Discontinued Citrus
Operations").
NOTE 14 BUSINESS SEGMENT DATA
The Company primarily operates in three business segments:
real estate, income properties and golf. Real estate
operations include commercial real estate, real estate
development, residential, leasing properties for oil and
mineral exploration, and forestry operations.
Information about the Company's operations in different
industries for each of the three years ended December 31 is
as follows (amounts in thousands):
F-22
NOTE 14 BUSINESS SEGMENT DATA (CONTINUED)
2001 2000 1999
--------------------------------------------
Revenues:
Real Estate $ 3,352 $16,401 $14,243
Income Properties 1,831 248 165
Golf 4,065 3,212 2,722
General, Corporate and Other 2,102 3,365 3,969
------ ------ ------
$11,350 $23,226 $21,099
====== ====== ======
Income:
Real Estate $ 1,252 $12,396 $ 8,753
Income Properties 1,403 184 129
Golf (1,329) ( 764) ( 352)
General, Corporate and Other (2,493) -- 1,090
------ ------ ------
$(1,167) $11,816 $ 9,620
====== ====== ======
Identifiable Assets
Real Estate $15,171 $20,606 $17,006
Income Properties 22,643 6,333 452
Golf 10,769 10,285 6,977
General, Corporate and Other 13,634 26,130 38,985
------ ------ ------
$62,217 $63,354 $63,420
====== ====== ======
Depreciation and Amortization:
Real Estate $ 10 $ 23 $ 43
Income Properties 303 20 7
Golf 403 217 189
General, Corporate and Other 23 19 18
------ ------ ------
$ 739 $ 279 $ 257
====== ====== ======
Capital Expenditures:
Real Estate $ 133 $ 109 $ 150
Income Properties 16,444 5,989 1
Golf 801 3,391 1,163
General, Corporate and Other 74 41 15
------ ------ ------
$17,452 $ 9,530 $ 1,329
====== ====== ======
Income represents income from continuing operations before
income taxes. Identifiable assets by industry are those
assets that are used in the Company's operations in each
industry. General corporate assets and assets used in the
Company's other operations consist primarily of cash,
investment securities, notes receivable and property, plant
and equipment.
F-23
QUARTERLY FINANCIAL DATA (Unaudited)
THREE MONTHS ENDED
March 31, June 30, September 30, December 31,
--------------------- ---------------------- -------------------- ----------------------
2001 2000 2001 2000 2001 2000 2001 2000
--------------------- ---------------------- -------------------- ----------------------
Income:
Real Estate Operations:
Sales and Other
Income $2,234,391 $1,497,678 $2,708,032 $1,304,720 $1,724,155 $2,882,689 $2,581,977 $14,175,416
Costs and Other
Expenses (1,772,531)(1,285,785) (2,112,317) (1,509,951) (2,009,651)(1,425,888)(2,028,215)( 3,823,454)
--------- --------- --------- --------- --------- --------- --------- ----------
461,860 211,893 595,715 ( 205,231) ( 285,496) 1,456,801 553,762 10,351,962
--------- --------- --------- --------- --------- --------- --------- ----------
Profit on Sales of
Undeveloped Real
Estate Interests 1,340 82,527 50,939 2,899 4,333 14,750 ( 5) 1,278,742
--------- ------- --------- --------- --------- --------- --------- ----------
Interest and Other
Income 390,404 443,539 407,109 404,230 236,642 423,419 1,010,670 715,420
--------- ------- --------- --------- --------- --------- --------- ----------
853,604 737,959 1,053,763 201,898 ( 44,521) 1,894,970 1,564,427 12,346,124
General and
Administrative
Expenses (1,009,332)(1,008,798) ( 893,280) ( 914,638) (2,135,284) ( 876,533)( 556,434)( 564,823)
--------- --------- -------- --------- --------- -------- --------- ----------
Income (Loss) Before
Income Taxes ( 155,728)( 270,839) 160,483 ( 712,740) (2,179,805) 1,018,437 1,007,993 11,781,301
Income Taxes 56,841 100,003 ( 58,623) 263,689 803,011 1,124,811 ( 270,068)( 4,444,851)
--------- -------- -------- --------- --------- --------- --------- ----------
Net Income (Loss) $( 98,887)$( 170,836) $ 101,860 $( 449,051)$(1,376,794)$2,143,248 $ 737,925 $ 7,336,450
========= ======== ======== ========= ========= ========= ========= ==========
Basic and Diluted
Net Income (Loss)
Per Share $( 0.02)$( 0.03) $ 0.02 $( 0.07)$( 0.25)$ 0.37 $ 0.14 $ 1.24
========= ======== ======== ========= ========= ========= ======== ==========
F-24