Report
of Independent Registered Public Accounting Firm
To
the shareholders and the board of directors of UC Asset, LP
Opinion
on the Financial Statements
We
have audited the accompanying consolidated balance sheets of UC Asset, LP as of December 31, 2020 and 2019, the related statements of
operations, stockholders’ equity (deficit), and cash flows for the years then ended, and the related notes (collectively referred to
as the “financial statements”). In our opinion, the financial statements present fairly, in all material respects, the financial
position of the Company as of December 31, 2020 and 2019, and the results of its operations and its cash flows for the years then ended,
in conformity with accounting principles generally accepted in the United States.
Substantial
Doubt about the Company’s Ability to Continue as a Going Concern
The
accompanying financial statements have been prepared assuming that the Company will continue as a going concern. As discussed in Note
2 to the financial statements, the Company has suffered recurring losses from operations and has a significant accumulated deficit. In
addition, the Company continues to experience negative cash flows from operations. These factors raise substantial doubt about the Company’s
ability to continue as a going concern. Management’s plans in regard to these matters are also described in Note 3. The financial statements
do not include any adjustments that might result from the outcome of this uncertainty.
Basis
for Opinion
These
financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s
financial statements based on our audit. We are a public accounting firm registered with the Public Company Accounting Oversight Board
(United States) (“PCAOB”) and are required to be independent with respect to the Company in accordance with the U.S. federal
securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We
conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. The Company
is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits
we are required to obtain an understanding of internal control over financial reporting but not for the purpose of expressing an opinion
on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.
Our
audit included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or
fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding
the amounts and disclosures in the financial statements. Our audit also included evaluating the accounting principles used and significant
estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audit provides
a reasonable basis for our opinion.
/S/
BF Borgers CPA PC
BF
Borgers CPA PC
We
have served as the Company’s auditor since 2021
Lakewood,
CO
August
2, 2021
NOTES
TO CONSOLIDATED FINANCIAL STATEMENTS
NOTE
1 – ORGANIZATION AND NATURE OF OPERATIONS
UC
Asset, LP (the “Partnership”) is a Delaware Limited Partnership formed for the purpose of making capital investments in limited
liability companies with a focus on growth-equity investments and real estate. The Partnership was formed on February 1, 2016.
The
Partnership is managed by its General Partner, UCF Asset LLC.
NOTE
2 – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
(a)
Basis of accounting The Partnership prepares its financial statements on the accrual basis in accordance with accounting principles
generally accepted in the United States. Purchases and sales of investments are recorded upon the closing of the transaction. Investments
are recorded at fair value with unrealized gains and losses reflected in the statement of changes in net assets.
(b)
Principles of Consolidation The Partnership’s consolidated financial statements include the financial statements of UC Asset,
LP and its wholly owned subsidiaries: Atlanta Landsight, LLC, SHOC Holdings LLC and Hotal Service LLC. All intercompany balances and
transactions have been eliminated.
(c)
Use of estimates The preparation of financial statements in conformity with accounting principles generally accepted in the United
States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, disclose
contingent assets and liabilities at the date of the financial statements and report amounts of revenues and expenses during the reporting
period. Actual results could differ from those estimates.
(d)
Fair value measurements The Partnership records and carries its investments at fair value, defined as the price the Partnership would
receive to sell the asset in an orderly transaction with a market participant at the balance sheet date. In the absence of active markets
for the identical assets, such measurements involve the development of assumptions based on market observable data and, in the absence
of such data, internal information that is consistent with what market participants would use in a hypothetical transaction that occurs
at the balance sheet date.
Observable
inputs reflect market data obtained from independent sources, while unobservable inputs reflect management’s market assumptions.
Preference is given to observable inputs. These two types of inputs create the following fair value hierarchy:
|
Level 1:
|
Quoted
prices in active markets for identical assets or liabilities.
|
|
|
|
|
Level 2:
|
Quoted
prices for similar instruments in active markets, quoted prices for identical or similar instruments in markets that are not active,
and model derived valuations whose inputs are observable or whose significant value drivers are observable.
|
|
|
|
|
Level 3:
|
Significant
inputs to the valuation model are unobservable
|
The
General Partner maintains policies and procedures to value instruments using the best and most relevant data available. In addition,
The General partner reviews valuations, including independent price validation for certain instruments. Further, in other instances,
independent pricing vendors are obtained to assist in valuing certain instruments.
(e)
Cash and equivalents The Partnership considers all highly liquid debt instruments with original maturities of three (3) months or
less to be cash equivalents.
(f)
Investments The Partnership’s core activity is to make investments in real estate properties. Excess funds are held in financial
institutions.
Investments
in short term loans are recorded at fair value, which are their stated amount due to their short-term maturity and modest interest rates.
Portfolio investments are recorded at their estimated fair value, as determined in good faith by the General Partner of the Partnership.
Unrealized gains and losses are recognized in earnings.
NOTE
2 – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
(f) Investments, continued
The
estimated fair value of investments in properties as determined by the General Partner, whose values have been estimated by the General
Partner in the absence of readily ascertainable market values. Due to the inherent uncertainty of valuation, the General Partner’s
determination of values may differ significantly from values that would have been realized had a ready market for the investments existed,
and the differences could be material. See Note 3.
(g)
Federal Income taxes As a limited partnership, the Partnership is not a taxpaying entity for federal or state income tax purposes;
accordingly, a provision for income taxes has not been recorded in the accompanying financial statements. Partnership income or losses
are reflected in the partners’ individual or corporate tax returns in accordance with their ownership percentages.
As
defined by Financial Accounting Standards Board Accounting Standards Codification (ASC) Topic 740, Income Taxes, no provision or liability
for materially uncertain tax positions was deemed necessary by management. Therefore, no provision or liability for uncertain tax positions
has been included in these financial statements. Generally, the Partnerships tax returns remain open for three years for federal income
tax examination.
(h)
Income Interest income from portfolio investments is recorded as interest as accrued.
(i)
Recent Accounting Pronouncements Partnership management does not believe that any recently issued, but not yet effective accounting
pronouncements, if adopted, would have a material effect on the accompanying financial statements.
NOTE
3 – LIQUIDITY AND GOING CONCERN CONSIDERATIONS
The
Partnership’s consolidated financial statements have been prepared on a going concern basis, which contemplates the realization
of assets and settlement of liabilities and commitments in the normal course of business. The Partnership sustained a net operating loss
of approximately $448,872 and cash use of $360,960 from operations for the year ended December 31, 2020. These conditions raise substantial
doubt about our ability to continue as a going concern. The accompanying consolidated financial statements do not include any adjustments
that might be necessary if we are unable to continue as a going concern.
NOTE
4 – FAIR VALUE OF FINANCIAL INSTRUMENTS
(a)
Cash and Cash Equivalents The fair value of financial instruments that are short-term and that have little or no risk are considered
to have a fair value equal to book value.
(b)
Unsecured Loan Investments The fair value of short-term unsecured loans are considered to have a fair value equal to book value due
to the short-term nature and market rate of interest commensurate with the level of credit risk. At December 31, 2019 and 2018, there
were $400,000 and no short-term loans, respectively.
(c)
Portfolio Investments The portfolio investments consist of member equity interests which are not publicly traded. The General Partner
(“GP”) uses the investee entity’s real estate valuation reports as a basis for valuation when there is limited, or
no, relevant market activity for a specific instrument or for other instruments that share similar characteristics. Portfolio investments
priced by reference to valuation reports are included in Level 3. The GP conducts internal reviews of pricing to ensure reasonableness
of valuations used. Based on the information available, management believes that the fair values provided are representative of prices
that would be received to sell the individual assets at the measurement date (exit prices).
The
fair values of the investee entity’s assets are determined in part by placing reliance on third-party valuations of the properties
and/or third party approved internally prepared analyses of recent offers or prices on comparable properties in the proximate vicinity.
The third-party valuations and internally developed analyses are significantly impacted by the local market economy, market supply and
demand, competitive conditions and prices on comparable properties, adjusted for anticipated date of sale, location, property size, and
other factors. Each property is unique and is analyzed in the context of the particular market where the property is located. In order
to establish the significant assumptions for a particular property, the GP analyzes historical trends, including trends achieved by the
GP’s operations, if applicable, and current trends in the market and economy impacting the property. These methods use unobservable inputs
to develop fair value for the GP’s properties. Due to the volume and variance of unobservable inputs, resulting from the uniqueness
of each of the GP’s properties, the GP does not use a standard range of unobservable inputs with respect to its evaluation of properties.
NOTE
4 – FAIR VALUE OF FINANCIAL INSTRUMENTS, continued
(c)
Portfolio Investments, continued
Changes
in economic factors, consumer demand and market conditions, among other things, could materially impact estimates used in the third-party
valuations and/or internally prepared analyses of recent offers or prices on comparable properties. Thus, estimates can differ significantly
from the amounts ultimately realized by the investee segment from disposition of these assets.
The
following tables present the fair values of assets and liabilities measured on a recurring basis:
At December 31, 2020
|
|
|
|
|
Fair Value Measurement at Reporting Date Using
|
|
|
|
Fair Value
|
|
|
Quoted Prices in
Active Markets for
Identical
Assets/Liabilities
(Level 1)
|
|
|
Significant
Other
Observable
Inputs
(Level 2)
|
|
|
Significant
Unobservable
Inputs
(Level 3)
|
|
Atlanta Landsight, LLC
|
|
$
|
4,936,494
|
|
|
$
|
-
|
|
|
$
|
-
|
|
|
$
|
4,936,494
|
|
UCF Development, LLC
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
SHOC Holdings LLC
|
|
|
740,837
|
|
|
|
-
|
|
|
|
-
|
|
|
|
740,837
|
|
Hotal Service LLC
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
|
|
-
|
|
Short term loans
|
|
|
405,001
|
|
|
|
-
|
|
|
|
-
|
|
|
|
405,001
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total Assets
|
|
$
|
5,341,495
|
|
|
$
|
-
|
|
|
$
|
-
|
|
|
$
|
5,341,495
|
|
At December 31, 2019
|
|
|
|
|
Fair Value Measurement at Reporting Date Using
|
|
|
|
Fair Value
|
|
|
Quoted Prices in
Active Markets for
Identical
Assets/Liabilities
(Level 1)
|
|
|
Significant
Other
Observable
Inputs
(Level 2)
|
|
|
Significant
Unobservable
Inputs
(Level 3)
|
|
Atlanta Landsight, LLC
|
|
$
|
7,120,630
|
|
|
$
|
-
|
|
|
$
|
-
|
|
|
$
|
7,120,630
|
|
UCF Development, LLC
|
|
|
1,142,118
|
|
|
|
-
|
|
|
|
-
|
|
|
|
1,142,118
|
|
Short term loans
|
|
|
405,001
|
|
|
|
-
|
|
|
|
-
|
|
|
|
405,001
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total Assets
|
|
$
|
8,667,749
|
|
|
$
|
-
|
|
|
$
|
-
|
|
|
$
|
8,667,749
|
|
The
fair value measurements are subjective in nature, involve uncertainties and matters of significant judgment; therefore, the results cannot
be determined with precision, substantiated by comparison to independent markets and may not be realized in an actual sale or immediate
settlement of the instruments.
NOTE
4 – FAIR VALUE OF FINANCIAL INSTRUMENTS, continued
(c)
Portfolio Investments, continued
There
may be inherent weaknesses in any calculation technique, and changes in the underlying assumptions used, including discount rates and
estimates of future cash flows, could significantly affect the results. For all of these reasons, the aggregation of the fair value calculations
presented herein do not represent, and should not be construed to represent, the underlying value of the Partnership.
Generally,
the fair value of the Atlanta investee’s properties is not sensitive to changes in unobservable inputs since generally the properties
are held for less than six months. Generally such changes in unobservable inputs take longer than six months to have an appreciable effect
of more than 1 to 2% on these properties fair value. The Dallas investee’s property is more sensitive to changes in unobservable
inputs because this property was acquired with a longer time horizon due to the nature of its size and undeveloped status. However, the
Dallas investee is very cognizant of changes in the unobservable inputs that affect the fair value of this property and intends to consider
any and all such changes as it develops it plan for the development of this property.
The
following table presents the changes in Level 3 instruments measured on a recurring basis:
Year Ended December 31, 2020
|
|
Portfolio
Investments
|
|
January 1, 2020
|
|
$
|
8,667,749
|
|
Total gains or losses (realized/unrealized):
|
|
|
|
|
Included in earnings
|
|
|
996,342
|
|
Included in other comprehensive income
|
|
|
-
|
|
Purchases, issuance and settlements
|
|
|
(1,772,571
|
)
|
Transfers in/out of Level 3
|
|
|
-
|
|
|
|
|
|
|
December 31, 2020
|
|
$
|
7,891,520
|
|
Year Ended December 31, 2019
|
|
Portfolio
Investments
|
|
January 1, 2019
|
|
$
|
8,227,738
|
|
Total gains or losses (realized/unrealized):
|
|
|
|
|
Included in earnings
|
|
|
752,492
|
|
Included in other comprehensive income
|
|
|
-
|
|
Purchases, issuance and settlements
|
|
|
(312,481
|
)
|
Transfers in/out of Level 3
|
|
|
-
|
|
|
|
|
|
|
December 31, 2019
|
|
$
|
8,667,749
|
|
NOTE
5 – CONCENTRATIONS OF CREDIT RISK
a)
Cash Funds held by the Partnership are guaranteed by the Federal Deposit Insurance Corporation (“FDIC”) up to $250,000.
The Partnership’s cash balance was in excess of FDIC insured limits by $1,169,710 and $0 at December 31, 2020 and 2019.
NOTE 6 – CAPITAL
The Partnerships capital structure consists of
one General Partner and 81 limited partners. The Partnerships total contributed capital was $8,086,232 and $7,777,540 at December 31,
2020 and 2019, respectively. The limited partner common units are 5,635,306 at December 31, 2020 and 2019. The limited partner preferred
Series A units are 166,667 and 0 at December 31, 2020 and 2019, respectively.
The Preferred Units carry the following rights
and privileges:
-
|
annual dividend of $0.09 per unit, not to exceed the audited
annual net increase to net assets from operations
|
|
|
-
|
preference for dividends and in liquidation
|
|
|
-
|
12 months post issuance, redeemable at $0.50 per unit, if
the market price of the common units falls below $0.50 per unit for 20 consecutive trading
days
|
|
|
-
|
12 months post issuance, convertible into common units on
a variable conversion ratio 1.0:1.0 (if the lowest closing
Price of the common
units is $1.80 or more for the 5 trading days prior to conversion), up to 1.125:1.0 (if the lowest closing price of the common units
is $1.60 or less for the 5 trading days prior to conversion)
|
|
|
-
|
conversion and redemption price shall not be lower than the
book value per common unit based on the last audited book value per unit
|
In the first quarter 2020 the partnership issued
166,667 Series A preferred units in exchange for $300,000 in cash.
a) Distributions Distributions from the
Partnership are made to partners in accordance with the Partnerships limited partnership agreement.
During 2019, the partnership was refunded $48,271 of the previously
distributed backup withholding from the U.S. Internal Revenue Service.
b) Allocations of Profits and Losses The net profit of the Partnership
is allocated to the Limited Partners in proportion to each partner’s respective capital contribution on all liquidated portfolio
investments made by the Partnership. Losses are allocated to all partners in proportion to each partner’s respective capital contribution,
provided that, to the extent profits had been previously allocated in a manner other than in proportion to capital contributions, losses
are allocated in the reverse order as such profits were previously allocated.
The GP participates in the profits of the Partnership at a rate of
20% above a 10% annualized return to the Limited Partners. Beginning January 1, 2020, the GP participates in the profits of the Partnership
at a rate of 20% above an 8% annualized return to the Limited Partners.
NOTE 7 – MANAGEMENT FEES - RELATED PARTY
The Partnership pays annual management fees to
UCF Asset LLC. Management fees are calculated at 2.0% of assets under management on the first day of the fiscal year, payable quarterly.
Management fees were $182,789 and $169,590 for the years ended December 31, 2020 and 2019, respectively.