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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 10-Q

 

☒ QUARTERLY REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended: September 30, 2024

 

OR

 

☐ TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from __________ to __________

 

Commission File No. 000-55611

 

Hubilu Venture Corporation

(Exact Name of Registrant as Specified in its Charter)

 

Delaware   47-3342387

(State or other Jurisdiction of

Incorporation or Organization)

  

(I.R.S. Employer

Identification No.)

     

205 South Beverly Drive, Suite 205

Beverly Hills, CA

   90212
(Address of Principal Executive Offices)   (Zip Code)

 

Registrant’s telephone number, including area code: (310) 308-7887

 

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 ☒ No ☐

 

Indicate by check mark whether the registrant has submitted electronically and posted on its Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§230.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).

 

Yes ☒ No ☐

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See the definitions of “large accelerated file,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

  Large accelerated filer ☐   Accelerated filer ☐
  Non-accelerated filer ☒   Smaller reporting company ☒

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

 

Yes ☐ No ☒

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class   Trading Symbol(s)   Name of each exchange on which registered
N/A   HBUV   OTC Pink

 

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date: As of November 19, 2024 the number of shares outstanding of the issuer’s sole class of common stock, $0.001 par value per share, is 26,237,125.

 

 

 

 
 

 

TABLE OF CONTENTS

 

PART I – FINANCIAL INFORMATION 3
Item 1. Financial Statements 3
Condensed Consolidated Balance Sheets as of September 30, 2024 (Unaudited) and December 31, 2023 3
Condensed Consolidated Statements of Operations for the Three and Nine Months Ended September 30, 2024 and 2023 (Unaudited) 4
Condensed Consolidated Statements of Changes in Stockholders’ Equity (Deficit) for the Three and Nine Months Ended September 30, 2024 and 2023 (Unaudited) 5
Condensed Consolidated Statements of Cash Flows for the Nine Months Ended September 30, 2024 and 2023 (Unaudited) 6
Notes to Condensed Consolidated Financial Statements (Unaudited) 7
Item 2. Management’s Discussion and Analysis of Financial Conditions and Results of Operations 19
Item 3. Quantitative and Qualitative Disclosures about Market Risk 25
Item 4. Controls and Procedures 25
PART II — OTHER INFORMATION 26
Item 1. Legal Proceedings 26
Item 1A. Risk Factors 26
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds 26
Item 3. Defaults Upon Senior Securities 26
Item 4. Mine Safety Disclosures 26
Item 5. Other Information 26
Item 6. Exhibits 27
SIGNATURES 28

 

2

 

 

Part I – FINANCIAL INFORMATION

 

Item 1. Financial Statements

 

HUBILU VENTURE CORPORATION

CONDENSED CONSOLIDATED BALANCE SHEETS

 

   September 30,   December 31, 
   2024   2023 
ASSETS    (Unaudited)       
           
Current assets:          
Cash  $58,437   $24,564 
Accounts receivable   2,773    2,100 
Prepaid expenses   -    9,500 
Total current assets   61,210    36,164 
           
Real estate:          
Land   14,083,679    11,800,304 
Building and capital improvements   7,020,885    5,458,695 
Property acquisition and financing   401,171    296,463 
Less: accumulated depreciation   (921,507)   (762,406)
Total real estate, net   20,584,228    16,793,056 
           
Investments at cost   64,940    - 
Security deposits   25,470    6,600 
           
Total assets  $20,735,848   $16,835,820 
           
LIABILITIES AND STOCKHOLDERS’ EQUITY (DEFICIT)          
           
Current liabilities:          
Accounts payable  $12,266   $21,250 
Advanced rents received   7,434    10,124 
Accrued interest   88,539    39,402 
Security deposits payable   321,350    300,383 
Due to related party, current maturities   474,271    474,271 
Mortgages payable, current maturities   2,125,765    768,961 
Dividends payable   198,942    179,463 
Total current liabilities   3,228,567    1,793,854 
           
Mortgages payable, related party   599,594    599,594 
Mortgages payable   17,500,502    15,104,744 
Convertible preferred stock payable   520,400    520,400 
           
Total liabilities   21,849,063    18,018,592 
           
Stockholders’ equity (deficit):          
Common stock, $0.001 par value, 100,000,000 shares authorized, 26,237,125 shares issued and outstanding    26,237
26,237
Additional paid-in capital   977,666    911,894 
Accumulated deficit   (2,117,118)   (2,120,903)
Total stockholders’ equity (deficit)   (1,113,215)   (1,182,772)
           
Total liabilities and stockholders’ equity (deficit)  $20,735,848   $16,835,820 

 

See accompanying notes to financial statements.

 

3

 

 

HUBILU VENTURE CORPORATION

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)

 

                 
   For the Three Months Ended   For the Nine Months Ended 
   September 30,   September 30, 
   2024   2023   2024   2023 
                 
Rental revenue  $616,393   $473,105   $1,666,452   $1,308,041 
                     
Operating expenses:                    
General and administrative   37,145    19,687    133,117    56,239 
Salaries and benefits   35,300    17,200    69,300    48,800 
Utilities   7,760    10,003    26,308    35,888 
Professional fees   35,867    13,476    110,167    68,032 
Property taxes   44,403    43,752    143,945    135,113 
Repairs and maintenance   8,822    -    114,610    - 
Depreciation   64,028    57,775    159,101    170,779 
Total operating expenses   233,325    161,893    756,548    514,851 
                     
Net operating income   383,068    311,212    909,904    793,190 
                     
Other income (expense):                    
Dividends expense   (6,541)   (6,541)   (19,479)   (19,408)
Interest expense   (315,229)   (242,631)   (828,461)   (713,830)
Gain (loss) on early extinguishment of debt   5,224    -    (58,179)   - 
Total other income (expense)   (316,546)   (249,172)   (906,119)   (733,238)
                     
Net income  $66,522   $62,040   $3,785   $59,952 
                     
Weighted average common shares outstanding - basic   26,237,125    26,237,125    26,237,125    26,237,125 
Net income per common share - basic  $0.00   $0.00   $0.00   $0.00 
                     
Weighted average common shares outstanding - diluted   35,874,162    35,874,162    35,874,162    35,874,162 
Net income per common share - diluted  $0.00   $0.00   $0.00   $0.00 

 

See accompanying notes to financial statements.

 

4

 

 

HUBILU VENTURE CORPORATION

CONDENSED CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS’ EQUITY (DEFICIT)

(Unaudited)

 

                     
   For the Three Months Ended September 30, 2024 
           Additional       Total 
   Common Stock   Paid-In   Accumulated   Stockholders’ 
   Shares   Amount   Capital   Deficit   Deficit 
                     
Balance, June 30, 2024   26,237,125   $26,237   $956,726   $(2,183,640)  $       (1,200,677)
                          
Imputed interest   -    -    20,940    -    20,940 
                          
Net income   -    -    -    66,522    66,522 
                          
Balance, September 30, 2024   26,237,125   $26,237   $977,666   $(2,117,118)  $(1,113,215)

 

   For the Three Months Ended September 30, 2023 
           Additional       Total 
   Common Stock   Paid-In   Accumulated   Stockholders’ 
   Shares   Amount   Capital   Deficit   Deficit 
                     
Balance, June 30, 2023   26,237,125   $26,237   $847,990   $(1,847,659)  $        (973,432)
                          
Imputed interest   -    -    13,220    -    13,220 
                          
Net income   -    -    -    62,040    62,040 
                          
Balance, September 30, 2023   26,237,125   $26,237   $861,210   $(1,785,619)  $(898,172)

 

   For the Nine Months Ended September 30, 2024 
           Additional       Total 
   Common Stock   Paid-In   Accumulated   Stockholders’ 
   Shares   Amount   Capital   Deficit   Deficit 
                     
Balance, December 31, 2023   26,237,125   $26,237   $911,894   $(2,120,903)  $     (1,182,772)
                          
Imputed interest   -    -    65,772    -    65,772 
                          
Net income   -    -    -    3,785    3,785 
                          
Balance, September 30, 2024   26,237,125   $26,237   $977,666   $(2,117,118)  $(1,113,215)

 

   For the Nine Months Ended September 30, 2023 
           Additional       Total 
   Common Stock   Paid-In   Accumulated   Stockholders’ 
   Shares   Amount   Capital   Deficit   Deficit 
                     
Balance, December 31, 2022 (Revised)   26,237,125   $26,237   $821,981   $(1,845,571)  $      (997,353)
                          
Imputed interest   -    -    39,229    -    39,229 
                          
Net income   -    -    -    59,952    59,952 
                          
Balance, September 30, 2023   26,237,125   $26,237   $861,210   $(1,785,619)  $(898,172)

 

See accompanying notes to financial statements.

 

5

 

 

HUBILU VENTURE CORPORATION

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

 

         
   For the Nine Months Ended 
   September 30, 
   2024   2023 
CASH FLOWS FROM OPERATING ACTIVITIES          
Net income  $3,785   $59,952 
Adjustments to reconcile net income to net cash used in operating activities:          
Depreciation   159,101    170,779 
Imputed interest   65,772    39,229 
Cumulative preferred stock dividends payable   19,479    19,408 
Loss on early extinguishment of debt   58,179    - 
Decrease (increase) in current assets:          
Accounts receivable   (673)   - 
Prepaid expenses   9,500    - 
Security deposits   (18,870)   183 
Increase (decrease) in current liabilities:          
Accounts payable   (8,984)   10,987 
Advanced rents received   (2,690)   5,087 
Accrued expenses   49,137    5,377 
Security deposits payable   20,967    23,150 
Net cash provided by operating activities   354,703    334,152 
           
CASH FLOWS FROM INVESTING ACTIVITIES          
Purchase of investments at cost   (64,940)   - 
Purchase of property and equipment   (1,138,373)   (328,553)
Net cash used in investing activities   (1,203,313)   (328,553)
           
CASH FLOWS FROM FINANCING ACTIVITIES          
Proceeds received from mortgages payable   1,007,185    102,100 
Repayments on mortgages payable   (124,702)   (182,261)
Net cash provided by (used in) financing activities   882,483    (80,161)
           
NET CHANGE IN CASH AND CASH EQUIVALENTS   33,873    (74,562)
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD   24,564    92,068 
CASH AND CASH EQUIVALENTS AT END OF PERIOD  $58,437   $17,506 
           
SUPPLEMENTAL INFORMATION:          
Interest paid  $707,145   $669,224 
Income taxes paid  $-   $- 
           
Non-cash investing and financing transactions:          
Acquisition of properties with debt financing  $2,811,900   $- 

 

See accompanying notes to financial statements.

 

6

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

Note 1 – Nature of Business and Significant Accounting Policies

 

Nature of Business

 

Hubilu Venture Corporation (“the Company,” “we,” “our” or “us”) was incorporated under the laws of the state of Delaware on March 2, 2015 and is a real estate consulting, asset management and business acquisition company, which specializes in acquiring student housing and corporate income properties and development/business opportunities located near the Los Angeles Metro/subway stations and within the Los Angeles area.

 

Basis of Presentation

 

The accompanying consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (U.S. GAAP) and the rules of the Securities and Exchange Commission (SEC). Intercompany accounts and transactions have been eliminated.

 

The unaudited condensed consolidated financial statements of the Company and the accompanying notes included in this Quarterly Report on Form 10-Q are unaudited. In the opinion of management, all adjustments necessary for a fair presentation of the Condensed Consolidated Financial Statements have been included. Such adjustments are of a normal, recurring nature. The Condensed Consolidated Financial Statements, and the accompanying notes, are prepared in accordance with GAAP and do not contain certain information included in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2023. The interim Condensed Consolidated Financial Statements should be read in conjunction with that Annual Report on Form 10-K. Results for the interim periods presented are not necessarily indicative of the results that might be expected for the entire fiscal year.

 

Principles of Consolidation

 

The accompanying consolidated financial statements include the accounts of the following entities, all of which were under common control and ownership at September 30, 2024:

 

   State of   
Name of Entity  Incorporation  Relationship
Hubilu Venture Corporation(1)  Delaware  Parent
Akebia Investments, LLC(2)  Wyoming  Subsidiary
Boabab Investments, LLC(2)  Wyoming  Subsidiary
Elata Investments, LLC(2)  Wyoming  Subsidiary
Kapok Investments, LLC(2)  Wyoming  Subsidiary
Lantana Investments, LLC(2)  Wyoming  Subsidiary
Mopane Investments, LLC(2)  Wyoming  Subsidiary
Sunza Investments, LLC(2)  Wyoming  Subsidiary
Trilosa Investments, LLC(2)  Wyoming  Subsidiary
Zinnia Investments, LLC(2)  Wyoming  Subsidiary

 

  (1) Holding company in the form of a corporation.
  (2) Wholly-owned subsidiary in the form of a limited liability corporation.

 

Reclassifications

 

Certain reclassifications have been made to the prior years’ financial statements to conform to current year presentation. These reclassifications had no effect on previously reported results of operations or retained earnings.

 

7

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

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 may 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 these estimates.

 

Segment Reporting

 

ASC Topic 280, “Segment Reporting,” requires use of the “management approach” model for segment reporting. The management approach model is based on the way a company’s management organizes segments within the company for making operating decisions and assessing performance. The Company operates as a single segment and will evaluate additional segment disclosure requirements as it expands its operations.

 

Fair Value of Financial Instruments

 

The Company discloses the fair value of certain assets and liabilities in accordance with ASC 820 – Fair Value Measurement and Disclosures (ASC 820). Under ASC 820-10-05, the FASB establishes a framework for measuring fair value in generally accepted accounting principles and expands disclosures about fair value measurements. This Statement reaffirms that fair value is the relevant measurement attribute. The adoption of this standard did not have a material effect on the Company’s financial statements as reflected herein. The carrying amounts of cash, accounts receivable, accounts payable and accrued expenses reported on the balance sheets are estimated by management to approximate fair value primarily due to the short-term nature of the instruments.

 

Revenue Recognition

 

The Company recognizes revenue in accordance with ASC 606, Revenue from Contracts with Customer. Under ASC 606, the Company recognizes revenue from leases with its various tenants under operating leases in accordance with a five-step model in which the Company evaluates the performance obligations in an amount that reflects the consideration which the Company expects to be entitled to receive in exchange for those services. To determine revenue recognition for arrangements that the Company determines are within the scope of ASC 606, the Company performs the following five steps: (1) identify the contract(s) with a customer, (2) identify the performance obligations in the contract, (3) determine the transaction price, (4) allocate the transaction price to the performance obligations in the contract and (5) recognize revenue when (or as) the entity satisfies a performance obligation.

 

The Company’s sales are predominantly generated from leasing its properties to various tenants under operating leases. These sales contain a single performance obligation, and revenue is recognized on a straight-line basis using the effective interest method, based on the Company’s borrowing rate, over the life of the leases. The Company records adjustments to revenue for incidentals and move out, or janitorial reimbursements in the same period that the related revenue is recorded.

 

8

 

 

Earnings Per Share

 

The following table shows the computation of basic and diluted earnings per share for the three and nine months ended September 30, 2024 and 2023:

 Schedule of Earnings Per Share

                 
   For the Three Months Ended   For the Nine Months Ended 
   September 30,   September 30, 
   2024   2023   2024   2023 
Numerator:                    
Net income  $66,522   $62,040   $3,785   $59,952 
                     
Denominator:                    
Weighted-average basic shares outstanding   26,237,125    26,237,125    26,237,125    26,237,125 
Effect of dilutive securities   9,637,037    9,637,037    9,637,037    9,637,037 
Weighted-average diluted shares   35,874,162    35,874,162    35,874,162    35,874,162 
                     
Basic earnings per share  $0.00   $0.00   $0.00   $0.00 
Diluted earnings per share  $0.00   $0.00   $0.00   $0.00 

 

Recent Accounting Pronouncements

 

From time to time, new accounting pronouncements are issued by the Financial Accounting Standards Board (“FASB”) that are adopted by the Company as of the specified effective date. If not discussed, management believes that the impact of recently issued standards, which are not yet effective, will not have a material impact on the Company’s financial statements upon adoption.

 

9

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

Note 2 – Going Concern

 

As shown in the accompanying condensed consolidated financial statements as of September 30, 2024, our balance of cash on hand was $58,437, and we had negative working capital of $3,167,357 and an accumulated deficit of $2,117,118. The Company expects to incur further losses in the development of its business, and may not be able to generate sufficient funds to sustain our operations for the next twelve months. Accordingly, we may need to raise additional cash to fund our operations. These factors raise substantial doubt about the Company’s ability to continue as a going concern. In the event revenues do not materialize at the expected rates, management would seek additional financing and would attempt to conserve cash by further reducing expenses. There can be no assurance that we will be successful in achieving these objectives.

  

The condensed consolidated financial statements do not include any adjustments that might result from the outcome of any uncertainty as to the Company’s ability to continue as a going concern. The condensed consolidated financial statements also do not include any adjustments relating to the recoverability and classification of recorded asset amounts, or amounts and classifications of liabilities that might be necessary should the Company be unable to continue as a going concern. Our ability to acquire new properties and increase revenues is largely dependent on our success in raising additional capital.

 

Note 3 – Significant Concentrations

 

The Company had certain customers whose revenue individually represented 10% or more of the Company’s total net revenue, or whose accounts receivable balances individually represented 10% or more of the Company’s total accounts receivable, as follows:

 

For the nine months ended September 30, 2024, one customer accounted for 64% and 65% of revenue for the nine months ended September 30, 2024 and 2023, respectively.

 

Note 4 – Fair Value of Financial Instruments

 

Under FASB ASC 820-10-5, fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date (an exit price). The standard outlines a valuation framework and creates a fair value hierarchy in order to increase the consistency and comparability of fair value measurements and the related disclosures. Under GAAP, certain assets and liabilities must be measured at fair value, and FASB ASC 820-10-50 details the disclosures that are required for items measured at fair value.

 

The Company has cash and debts that must be measured under the fair value standard. The Company’s financial assets and liabilities are measured using inputs from the three levels of the fair value hierarchy. The three levels are as follows:

 

Level 1 – Inputs are unadjusted quoted prices in active markets for identical assets or liabilities that the Company has the ability to access at the measurement date.

 

Level 2 – Inputs include quoted prices for similar assets and liabilities in active markets, quoted prices for identical or similar assets or liabilities in markets that are not active, inputs other than quoted prices that are observable for the asset or liability (e.g., interest rates, yield curves, etc.), and inputs that are derived principally from or corroborated by observable market data by correlation or other means (market corroborated inputs).

 

Level 3 – Unobservable inputs that reflect our assumptions about the assumptions that market participants would use in pricing the asset or liability.

 

10

 

 

The following schedule summarizes the valuation of financial instruments at fair value on a recurring basis in the balances sheet as of September 30, 2024 and December 31, 2023:

 

             
   Fair Value Measurements at September 30, 2024 
   Level 1   Level 2   Level 3 
Assets               
Cash  $58,437   $-   $- 
Total assets   58,437    -    - 
Liabilities               
Due to related party   -    474,271    - 
Mortgages payable, related party   -    599,594    - 
Mortgages payable   -    19,626,267    - 
Dividends payable   -    198,942    - 
Convertible preferred stock payable   -    -    520,400 
Total liabilities   -    20,899,074    520,400 
Net asset (liabilities)  $58,437   $(20,899,074)  $(520,400)

 

             
   Fair Value Measurements at December 31, 2023 
   Level 1   Level 2   Level 3 
Assets               
Cash  $24,564   $-   $- 
Total assets   24,564    -    - 
Liabilities               
Due to related party   -    474,271    - 
Mortgages payable, related party   -    599,594    - 
Mortgages payable   -    15,873,705    - 
Dividends payable   -    179,463    - 
Convertible preferred stock payable   -    -    520,400 
Total liabilities   -    17,127,033    520,400 
Net asset (liability)  $24,564   $(17,127,033)  $(520,400)

 

There were no transfers of financial assets or liabilities between Level 1 and Level 2 inputs for the nine months ended September 30, 2024 or the year ended December 31, 2023.

 

11

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

  

Note 5 - Real Estate

 

Property Acquisitions

 

On August 30, 2024, the Company, through its subsidiary, Mopane Investments, LLC (“Mopane”), closed on the acquisition of the real property located at 1659 Roosevelt Avenue in Los Angeles, California for a purchase price of $760,000. The property was vacant at the time of purchase. The Mopane purchase is subject to two loans as follows: (1) $570,000 first position note owing by Mopane to LendingOne, LLC (“LendingOne”), bearing interest at the rate of 6.90% per annum. Principal and interest payable in monthly installments of $3,278 commenced on August 29, 2024 and continues until September 1, 2054, at which time the entire principal balance together with interest due thereon, shall become due and payable. (2) A $200,000 second position note owed by Mopane to Belladonna Lily Investments, Inc. (“Belladonna”), bearing interest at the rate of 6.00% per annum. Interest only payable in monthly installments of $1,000 are due the 1st day of each month beginning on September 1, 2024 and continuing until December 31, 2029, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

On August 20, 2024, the Company, through its subsidiary, Mopane, closed on the acquisition of the real property located at 802 E. 25th Street in Los Angeles, California, for a purchase price of $650,000. The property was vacant at the time of purchase. The Mopane purchase is subject to two loans, as follows: (1) $520,000 first position note owing by Mopane to LendingOne, LLC (“LendingOne”), bearing interest on unpaid principal at the rate of 6.71% per annum. Principal and interest payable in monthly installments of $3,359, or more, commenced on August 15, 2024 and continues until July 1, 2054, at which time the entire principal balance together with interest due thereon, shall become due and payable, and a (2) $150,000 second position note owed by Mopane to Belladonna Lily Investments, Inc. (“Belladonna”), bearing interest at the rate of 6.00% per annum. Interest only payable in monthly installments of $750 are due on the 1st day of each month beginning on August 1, 2024 and continuing until December 31, 2029, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

On June 27, 2024, we completed an acquisition, through our subsidiary, Mopane, the real property located at 1457 W. 35th Street in Los Angeles, CA, for a purchase price of $710,000. The property was vacant at the time of purchase. Terms of the acquisition are as follows: (1) A first position note with payment on principal balance of $599,750 issued by the Property Owner, Mopane, owing to lender, Churchill Funding I, LLC, bearing interest at 10% per annum, based on a 30/360 day year. The Company has an additional $25,000 of credit available to them pursuant to a construction hold back. Monthly payments of interest only in the amount of $4,998 commenced on August 1, 2024, and continue until July 1, 2025, at which time the entire principal balance together with interest due thereon, shall become due and payable. (2) A $130,000 second position note owing by Mopane to Belladonna Lily Investments, Inc. (“Belladonna”), whose terms of payments due were interest only, payable on unpaid principal at the rate of 6.00% per annum. Interest only payable in monthly installments of $650 or more on the 1st day of each month beginning on the 1st day of July 2024 and continuing until June 30, 2029, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

On June 27, 2024, we completed another acquisition, through our subsidiary Mopane, the real property located at 1460 North Eastern Avenue in Los Angeles, California, for a purchase price of $670,000. The property was partially vacant at time of purchase. Terms of the acquisition as follows: (1) A first position note with payment on principal balance of $578,000 issued by the Property Owner, Mopane, owing to lender, LendingOne, LLC, bearing interest at 10% per annum, based on a 30/360 day year. The Company has an additional $25,000 of credit available to them pursuant to a construction hold back. Interest only payments in monthly installments of $4,774, or more, commenced August 1, 2024, and continue until April 1, 2025, at which time the entire principal balance together with interest due thereon, shall become due and payable. (2) A $175,000 second position note owing by Mopane to Belladonna, whose terms of payments due were interest only, payable on unpaid principal at the rate of 6.00% per annum. Interest only payable in monthly installments of $750 or more on the 1st day of each month beginning on the 1st day of July 2024 and continuing until June 30, 2029, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

On May 8, 2024, we completed an acquisition, through our subsidiary, Mopane, the real property located at 4700 S. Budlong Avenue in Los Angeles, California for a purchase price of $649,000. The property was vacant at time of purchase. Terms of the acquisition as follows: (1) A first position note with payment on principal balance of $544,150 issued by the Property Owner, Mopane, owing to lender, Center Street Lending VIII SPR, LLC, bearing interest at the rate of 10.99% per annum, based on a daily rate of 360 days per year. The Company has an additional $50,000 of credit available to them pursuant to a construction hold back. The loan is payable in monthly interest only installments of $4,984 or more starting on June 1, 2024, and continuing until April 15, 2025, at which time the entire principal balance together with interest due thereon, shall become due and payable. (2) A $175,000 second position note owing by Mopane to Belladonna, whose terms of payments due were interest only, payable on unpaid principal at the rate of 6.00% per annum. Interest only payable in monthly installments of $875 or more on the 1st day of each month beginning on the 1st day of May 2024 and continuing until March 31, 2029, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

12

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

Schedule of Real Estate

 

The Company’s real estate investments consisted of the following at September 30, 2024 and December 31, 2023:

 

   September 30, 2024   December 31, 2023 
Land  $14,083,679   $11,800,304 
Buildings and capital improvements   7,020,885    5,458,695 
Property acquisition and financing   401,171    296,463 
Real estate gross   21,505,735    17,555,462 
Less: accumulated depreciation   (921,507)   (762,406)
Total real estate, net  $20,584,228   $16,793,056 

 

Depreciation and amortization expense was $159,101 and $170,779 for the nine months ended September 30, 2024 and 2023, respectively.

 

Summary of Changes in Real Estate Investments

 

The change in the real estate investments is as follows for the nine months ended September 30, 2024 and the year ended December 31, 2023:

 

   Nine months ended   Year ended 
   September 30, 2024   December 31, 2023 
         
Balance, prior period  $17,555,462   $17,555,462 
Acquisitions:   3,439,000    - 
Real estate investment property, at cost   20,994,462    17,555,462 
Current period capital improvements and property acquisition costs   511,273    - 
Balance, end of period  $21,505,735   $17,555,462 

 

  

Note 6 – Investments at Cost

  

On July 2, 2024, the Company closed on a Short Form Equity Stake and Investment Agreement (“Investment Agreement”) with Gula World, Gula Health Inc., and Gaya Ventures Inc, collectively referred to as (the “Gula Entities”), a conglomerate of spiritual and health-based product and services companies. The Investment Agreement required the Company to purchase Thirty-Two Thousand, Nine Hundred and Forty Dollars ($32,940) into the Gula Entities for a Four (4%) percent Non-Diluted Ownership Interest (“NDOI”) in the Gula Entities. On August 27, 2024 and September 15, 2024, the Company also invested a total of $32,000, bringing the total investment to $64,940 at September 30, 2024. Also included in the purchase are any and all assets and axillary products and companies that are owned, planned or may arise from the Gula Entities’ operations. In addition to the shares purchased, the Company received a total of 3,600,003 shares in the Gula Entities for services provided. Pursuant to the cumulative NDOI purchased, and shares received for services, the Company received the following interests in the Gula Entities (collectively referred to as, “Stock”), as of September 30, 2024:

 

Gaya Ventures Inc - 11,000,000 shares of Common Stock

Gula Heath Inc – 1,100,000 shares of Common Stock

Gula World – 1,100,000 shares of Common Stock

 

13

 

 

The Company did not receive voting rights for its NDOI. As amended on August 26, 2024 and November 19, 2024, the Company also has the right to purchase an additional NDOI in the Gula Entities over the following period as follows:

 

$16,000 invested October 1, 2024 = 2% NDOI

$16,000 invested November 1, 2024 = 2% NDOI

 

If any of the Gula Entities issue any Stock before December 1, 2024, to any party (“Third Party”), besides Hubilu, the Gula Entities will issue Stock to Hubilu of at least Hubilu’s ownership interest at the time the Gula Entities issues the Stock to the Third Party. In the event Hubilu invests a total of $140,000 in the Gula Entities by December 1, 2024, Hubilu will be issued Stock equal to 17% of the Stock issued to Third Party.

 

In addition, the Company will be entitled to 50% of all sales generated from a referral program called, “Gift a Friend” (“GAF”), or similar named link that generates customer contact information from the Gulaworld.com website to the Gula Entities as part of any membership sales and/or products sold by the Gula Entities to its customers, net of their shipping costs and/or cost of service (“Royalties”).

 

Alternatively, the Company may elect to receive additional Stock on a Non-Dilutive basis as payment of Royalties in lieu of cash. This additional Stock received in the Gula Entities would include voting rights. Royalties are to be calculated on a quarterly basis.

 

Note 7 – Security Deposits

 

Security deposits included the following as of September 30, 2024 and December 31, 2023, respectively:

 

   September 30,   December 31, 
   2024   2023 
Down payment on purchase of properties  $18,870   $- 
Security deposits on office lease   6,600     6,600 
Security deposits  $25,470   $6,600 

 

Note 8 – Due to Related Party

 

As of September 30, 2024 and December 31, 2023, Jacaranda Investments, Inc., had provided total advances of $474,271. These advances are unsecured and do not carry a contractual interest rate or repayment terms. In connection with these advances, the Company has recorded imputed interest charges of $65,772 and $39,229 for the nine months ended September 30, 2024 and 2023, respectively, which was credited to additional paid-in capital.

 

Note 9 – Mortgages Payable, Related Party

 

The Company’s mortgages payable to related parties are as follows:

 

   Principal balance        
   September 30,   December 31,   Stated     Maturity
   2024   2023   Interest Rate     Date
2909 South Catalina Street  $599,594   $599,594    6.00%  April 20, 2029

 

On April 10, 2017, Esteban Coaloa loaned the Company $655,000 via an All Inclusive Trust Deed (“AITD”) as part of the purchase of 2909 S. Catalina Street, Los Angeles, California. This loan is considered a related party loan due to Esteban Coaloa’s preferred stock holdings. If converted to common stock at the current share price, the conversion would result in Mr. Coaloa owning > 5% of the Company’s outstanding common stock. This is an interest only promissory note with principal due on April 20, 2029. A total of $41,347 of accrued interest was owed and outstanding on this loan at September 30, 2024.

 

The Company recognized $27,006 and $26,908 of interest expense on notes payable for the nine months ended September 30, 2024 and 2023, respectively.

 

14

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

Note 10 - Mortgages Payable

 

Mortgages payable consists of the following at September 30, 2024 and December 31, 2023, respectively:

 

   2024   2023   Interest Rate   Date
   Principal Balance        
   September 30,   December 31,   Stated   Maturity
   2024   2023   Interest Rate   Date
3711 South Western Avenue  $643,585   $643,585    5.00%  December 1, 2029
3910 Walton Avenue   736,000    529,258    5.00%  August 1, 2049
3910 Wisconsin Street   670,712    679,788    5.225%  March 1, 2052
1557 West 29 Street   585,204    593,956    4.975%  June 1, 2051
1267 West 38 Street   588,236    596,195    4.95%  June 1, 2051
4016 Dalton Avenue   591,929    600,038    4.975%  June 1, 2051
1618 West 38 Street                  
-First Note   471,853    477,482    6.30%  January 1, 2050
-Second Note   150,000    150,000    6.00%  December 10, 2025
1981 Estrella Avenue   871,843    883,908    5.225%  June 1, 2051
717 West 42 Place                  
-First Note   334,267    335,167    6.85%  November 1, 2048
-Second Note   134,968    134,968    6.85%  April 30, 2029
2115 Portland Street   992,190    902,214    7.25%  July 1, 2054
3906 Denker                  
-First Note   390,400    395,159    6.00%  March 1, 2050
-Second Note   185,000    185,000    6.85%  February 14, 2025
3408 Budlong                  
-First Note   589,840    598,527    4.875%  December 1, 2051
-Second Note   120,000    120,000    5.00%  November 1, 2029
3912 S. Hill Street                  
-First Note   490,843    496,174    6.425%  December 1, 2050
-Second Note   152,000    152,000    6.425%  November 1, 2026
4009 Brighton Avenue   698,951    708,367    4.875%  November 1, 2051
3908 Denker Avenue   612,431    620,547    4.975%  December 1, 2051
4021 Halldale Avenue   748,342    755,111    6.75%  October 1, 2052
1284 W. 38th Street                  
-First Note   628,227    637,267    4.625%  March 1, 2052
-Second Note   188,000    188,000    5.25%  June 30, 2029
4505 Orchard Avenue   628,895    637,567    5.00%  March 1, 2052
3777 Ruthelen Street   689,569    699,061    4.625%  March 1, 2052
3791 S. Normandie Avenue                  
-First Note   599,413    606,567    5.225%  April 1, 2052
-Second Note   150,000    150,000    5.00%  March 1, 2029
2029 W. 41st Place   820,000    820,000    6.00%  December 31, 2029
4517 Orchard Avenue                  
-First Note   466,030    471,632    5.225%  April 1, 2052
-Second Note   158,000    158,000    5.00%  March 1, 2029
1733 W. 37th Place                  
-First Note   592,639    573,167    7.225%  April 1, 2054
-Second Note   100,000    100,000    6.00%  May 1, 2029
4700 S. Budlong Ave                  
-First Note   544,150    -    10.99%  April 15, 2025
-Second Note   175,000    -    6.00%  March 31, 2029
1457 W. 35th Street                  
-First Note   599,750    -    10%  July 1, 2025
-Second Note   130,000    -    6.00%  June 30, 2029
1460 N. Eastern Avenue                  
-First Note   578,000    -    9.50%  April 1, 2025
-Second Note   175,000    -    6.00%  June 30, 2029
 802 E. 25th Street                  
-First Note   520,000    -    6.71%  July 1, 2029
-Second Note   150,000    -    6.00%  December 31, 2029
1659 Roosevelt Avenue                  
-First Note   570,000    -    6.90%  September 1, 2054
-Second Note   200,000    -    6.00%  December 31, 2029
Hubilu General Loan   205,000    275,000    0.00%  On Demand
                   
Total mortgages payable  $19,626,267   $15,873,705         
Less: current maturities   2,125,765    768,961         
Mortgages payable, long-term portion  $17,500,502   $15,104,744         

 

15

 

 

In addition to the mortgages incurred on current period property acquisitions disclosed in Note 5, the Company refinanced the following debt:

 

On August 20, 2024, the first note for 3910 Walton Avenue was refinanced for $736,000 with Investor Mortgage Finance, LLC, bearing interest at the rate of 6.650% per annum. Principal and interest payable in monthly installments of $4,724.86 commenced on October 1, 2024, and continue until September 1, 2054, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

On June 14, 2024, the first and second note for 2115 Portland Street was refinanced for $993,750 with Ameritrust Mortgage, Corp., bearing interest on unpaid principal at the rate of 7.25% per annum. Principal and interest payable in monthly installments of $6,779 or more commenced on August 1, 2024, and continue until July 1, 2054, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

On March 16, 2024, the first note for 1733 W. 37th Place was refinanced for $595,000 with Investor Mortgage Finance, LLC, bearing interest at the rate of 7.225% per annum. Principal and interest payable in monthly installments of $4,049 commenced on May 1, 2024, and continue until April 1, 2054, at which time the entire principal balance together with interest due thereon, shall become due and payable.

 

The Company realized a $58,179 loss on early extinguishment of debt related to refinancing notes payable during the nine months ended September 30, 2024.

 

The Company recognized $735,683 and $647,693 of interest expense on notes payable for the nine months ended September 30, 2024 and 2023, respectively.

 

16

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

Note 11 – Convertible Preferred Stock Payable

 

The Company has authorized 10,000,000 shares of preferred stock, and designated 100,000 and 2,000,000 shares of 5% voting, cumulative convertible Series A (“Series A”) and Series 1 (“Series 1”) preferred stock (collectively, “Preferred Stock”), respectively.

 

The Series A matures on September 30, 2030, and Series 1 matures on September 30, 2029.

 

The Preferred Stock has the following rights and privileges:

 

Voting – The holders of the Preferred Stock shall be entitled to the number of votes equal to the number of shares of common stock into which such shares of Preferred Stock could be converted.

 

Conversion – Each share of Series A preferred stock, is convertible at the option of the holder, into shares of common stock, equal to three hundred thirty-three and 33/100 (333 1/3) shares of common stock, calculated by dividing the number of Series A preferred shares by $0.003. The Series A preferred stock is also subject to certain adjustments for dilution, if any, resulting from future stock issuances, including for any subsequent issuance of common stock at a price per share less than that paid by the holders of the preferred stock.

 

Each share of Series 1 preferred stock, is convertible at the option of the holder, into shares of common stock, at the lesser of $0.50 per share or a ten percent (10%) discount to the average closing bid price of the common stock 5 days prior to the notice of conversion. The Series 1 preferred stock is also subject to certain adjustments for dilution, if any, resulting from future stock issuances, including for any subsequent issuance of common stock at a price per share less than that paid by the holders of the preferred stock.

 

Dividends – The holders of the Preferred Stock in preference to the holders of common stock, are entitled to receive dividends at the rate of 5% per annum, in kind, which shall accrue quarterly. Such dividends are cumulative. No such dividends have been declared to date.

 

Liquidation – In the event of any liquidation, dissolution, winding-up or sale or merger of the Company, whether voluntarily or involuntarily, each holder of Preferred Stock is entitled to receive, in preference to the holders of common stock, a per-share amount equal to the original issue price of $1.00 (as adjusted, as defined), plus all declared but unpaid dividends.

 

The predominant settlement obligation of the convertible preferred stock was considered to be the issuance of a variable number of shares to settle a fixed monetary amount. Thus, these shares are scoped into the guidance of ASC 480-10 and are accounted for as a liability.

 

No shares of Series A preferred stock have been issued to date. Outstanding Series 1 preferred stock is as follows:

 

   Shares   Amount   Dividend in Arrears   Total 
                 
Balance, December 31, 2023   520,400   $520,400   $179,463   $699,863 
Dividends accrued   -    -    19,479    19,479 
Balance, September 30, 2024   520,400   $520,400   $198,942   $719,342 

 

17

 

 

HUBILU VENTURE CORPORATION

Notes to Condensed Consolidated Financial Statements

(Unaudited)

 

Note 12 – Commitments and Contingencies

 

Legal Matters

 

From time to time, the Company may be a party to various legal matters, threatened claims, or proceedings in the normal course of business. Legal fees and other costs associated with such actions are expensed as incurred. The Company assesses, in conjunction with its legal counsel, the need to record a liability for litigation and contingencies. Legal accruals are recorded when and if it is determined that a loss related to a certain matter is both probable and reasonably estimable.

 

Note 13 – Changes in Stockholders’ Equity (Deficit)

 

Common Stock

 

The Company has authorized 100,000,000 shares of $0.001 par value common stock. As of September 30, 2024, a total of 26,237,125 shares of common stock had been issued. Each holder of common stock is entitled to one vote for each share of common stock held.

 

No shares of common stock were issued during the nine months ended, September 30, 2024.

 

Note 14 – Income Taxes

 

The Company accounts for income taxes under FASB ASC 740-10, which requires use of the liability method. FASB ASC 740-10-25 provides that deferred tax assets and liabilities are recorded based on the differences between the tax bases of assets and liabilities and their carrying amounts for financial reporting purposes, referred to as temporary differences.

 

For the nine months ended September 30, 2024, and the year ended December 31, 2023, the Company incurred a net operating loss and, accordingly, no provision for income taxes has been recorded. In addition, no benefit for income taxes has been recorded due to the uncertainty of the realization of any tax assets. At September 30, 2024, the Company had approximately $1,442,000 of federal net operating losses. The net operating loss carry forwards, if not utilized, will begin to expire in 2025.

 

Based on the available objective evidence, including the Company’s history of its loss, management believes it is more likely than not that the net deferred tax assets will not be fully realizable. Accordingly, the Company provided for a full valuation allowance against its net deferred tax assets at September 30, 2024 and December 31, 2023, respectively.

 

In accordance with FASB ASC 740, the Company has evaluated its tax positions and determined there are no uncertain tax positions.

 

Note 15 - Subsequent Events

 

Property Acquisitions

 

On October 23, 2024, the Company, through its subsidiary, Mopane, closed on the purchase of real property located at 1100 W. 48th Street in Los Angeles, California for $650,000. The property was acquired with a $487,500 mortgage, and cash payments of $162,500.

 

18

 

 

Item 2. Management’s Discussion and Analysis of Financial Conditions and Results of Operations

 

You should read the following discussion of our financial condition and results of operations in conjunction with the condensed consolidated financial statements and the notes thereto included elsewhere in this Quarterly Report on Form 10-Q and with our audited financial statements included in our Annual Report on Form 10-K for the year ended December 31, 2023. In addition to historical condensed financial information, the following discussion contains forward-looking statements that reflect our plans, estimates, and beliefs. Our actual results could differ materially from those discussed in the forward-looking statements.

 

Overview

 

We were incorporated under the laws of the state of Delaware on March 2, 2015, and are a real estate consulting, asset management and business acquisition company, that specializes in acquiring student housing and corporate income properties and development/business opportunities located near the Los Angeles Metro/subway stations and within the Los Angeles area.

 

Due to high demand for houses from students, non- profit, and for-profit corporate tenants around the USC Campus and neighboring Metro/subway stations, we have focused on acquiring multiple houses, remodeling and renting out. Rents have increased dramatically for houses in our target areas, allowing us to target larger and higher priced houses, while factoring in current interest rates.

 

With multiple properties within a small radius, we’re able to take advantage of economies of scale and benefit from property management efficiencies. Our focus is to continue acquiring houses and expand rental operations.

 

We purchased two new properties during the third quarter of 2024, and entered into agreements to acquire two additional properties during the fourth quarter of 2024. All properties have been purchased in conjunction with various debt financing arrangements.

 

Going Concern Uncertainty

 

As of September 30, 2024, our balance of cash on hand was $58,437, and we had negative working capital of $3,167,357 and an accumulated deficit of $2,117,118. We expect to incur further losses in the development of its business; therefore, we may not have sufficient funds to sustain our operations for the next twelve months and we may need to raise additional cash to fund our operations. These factors raise substantial doubt about the Company’s ability to continue as a going concern. In the event revenues do not materialize at the expected rates, management would seek additional financing and would attempt to conserve cash by further reducing expenses. There can be no assurance that we will be successful in achieving these objectives.

 

The condensed consolidated financial statements do not include any adjustments that might result from the outcome of any uncertainty as to the Company’s ability to continue as a going concern. The condensed consolidated financial statements also do not include any adjustments relating to the recoverability and classification of recorded asset amounts, or amounts and classifications of liabilities that might be necessary should the Company be unable to continue as a going concern. Our ability to acquire new properties and increase revenues is largely dependent on our success in raising additional capital.

 

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Results of Operations for the Three Months Ended September 30, 2024 and 2023

 

The following table summarizes selected items from the statement of operations for the three months ended September 30, 2024 and 2023, respectively.

 

   Three Months Ended     
   September 30,   Increase / 
   2024   2023   (Decrease) 
             
Rental revenue  $616,393   $473,105   $143,288 
                
Operating expenses:               
General and administrative   37,145    19,687    17,458 
Salaries and benefits   35,300    17,200    18,100 
Utilities   7,760    10,003    (2,243)
Professional fees   35,867    13,476    22,391 
Property taxes   44,403    43,752    651 
Repairs and maintenance   8,822    -    8,822 
Depreciation   64,028    57,775    6,253 
Total operating expenses   233,325    161,893    71,432 
                
Net operating income   383,068    311,212    71,856 
                
Other income (expense)   (316,546)   (249,172)   67,374 
                
Net income  $66,522   $62,040   $4,482 

 

Revenues

 

Our total revenues increased to $616,393 for the three months ended September 30, 2024, compared to $473,105 for the three months ended September 30, 2023, an increase of $143,288, or 30%. The increase is due primarily to increased rental rates, occupancies and additional rental properties during the current period.

 

General and Administrative

 

General and administrative expenses for the three months ended September 30, 2024 was $37,145, compared to $19,687 for the three months ended September 30, 2023, an increase of $17,458, or 89%. General and administrative expenses increased primarily due to increased property management costs incurred during the current period.

 

Salaries and Benefits

 

Salaries and benefits expenses for the three months ended September 30, 2024 was $35,300, compared to $17,200 for the three months ended September 30, 2023, an increase of $18,100, or 105%. Salaries and benefits increased primarily due to increased compensation paid to our vice president during the current period.

 

Utilities

 

Utilities expense for the three months ended September 30, 2024 was $7,760, compared to $10,003 for the three months ended September 30, 2023, a decrease of $2,243, or 22%. Utilities expense decreased due to additional tenants that reimbursed the Company for their share of utilities during the current period.

 

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Professional Fees

 

Professional fees for the three months ended September 30, 2024 was $35,867, compared to $13,476 for the three months ended September 30, 2023, an increase of $22,391, or 166 %. Professional fees consisted of legal, audit and accounting fees, which increased primarily due to increased compliance costs related to our public filings with the SEC, and legal costs related to the acquisition of properties acquired during the current period.

 

Property Taxes

 

Property tax expense for the three months ended September 30, 2024 was $44,403, compared to $43,752 for the three months ended September 30, 2023, an increase of $651, or 1%.

 

Repairs and Maintenance

 

Repairs and maintenance expense for the three months ended September 30, 2024 was $8,822, compared to $-0- for the three months ended September 30, 2023, an increase of $8,822. Repairs and maintenance expense increased due to greater repairs on certain properties during the current period.

 

Depreciation

 

Depreciation expense for the three months ended September 30, 2024 was $64,028, compared to $57,775 for the three months ended September 30, 2023, an increase of $6,253, or 11%. Depreciation expense decreased during the current period due to recent property acquisitions now being depreciated.

 

Other Income (Expense)

 

Other expense for the three months ended September 30, 2024 was $316,546, compared to $249,172 for the three months ended September 30, 2023, an increase of $67,374, or 27%. During the three months ended September 30, 2024, other expense consisted of $6,541 of dividends expense, $315,229 of interest expense, and a $5,224 gain on early extinguishment of debt related to the refinancing of one of our mortgages. During the three months ended September 30, 2023, other expense consisted of $6,541 of dividends expense and $242,631 of interest expense.

 

Net Income

 

Net income for the three months ended September 30, 2024 was $66,522, compared to net income of $62,040 for the three months ended September 30, 2023, an increase of $4,482, or 7%. The increased net income was primarily due to increased rental revenues, as partially offset by increased operating expenses and interest expense during the current period.

 

21

 

 

Results of Operations for the Nine Months Ended September 30, 2024 and 2023

 

The following table summarizes selected items from the statement of operations for the nine months ended September 30, 2024 and 2023, respectively.

 

   Nine Months Ended     
   September 30,   Increase/ 
   2024   2023   (Decrease) 
             
Rental revenue  $1,666,452   $1,308,041   $358,411 
                
Operating expenses:               
General and administrative   133,117    56,239    76,878 
Salaries and benefits   69,300    48,800    20,500 
Utilities   26,308    35,888    (9,580)
Professional fees   110,167    68,032    42,135 
Property taxes   143,945    135,113    8,832 
Repairs and maintenance   114,610    -    114,610 
Depreciation   159,101    170,779    (11,678)
Total operating expenses   756,548    514,851    241,697 
                
Net operating income   909,904    793,190    116,714 
                
Other income (expense)   (906,119)   (733,238)   172,881 
                
Net income  $3,785   $59,952   $(56,167)

 

Revenues

 

Our total revenues increased to $1,666,452 for the nine months ended September 30, 2024, compared to $1,308,041 for the nine months ended September 30, 2023, an increase of $358,411, or 27%. The increase is due primarily to increased rental rates, occupancies and additional rental properties during the current period.

 

General and Administrative

 

General and administrative expenses for the nine months ended September 30, 2024 was $133,117, compared to $56,239 for the nine months ended September 30, 2023, an increase of $76,938, or 137%. General and administrative expenses increased primarily due to increased property management costs incurred during the current period.

 

Salaries and Benefits

 

Salaries and benefits expenses for the nine months ended September 30, 2024 was $69,300, compared to $48,800 for the nine months ended September 30, 2023, an increase of $20,500, or 42%. Salaries and benefits increased primarily due to increased compensation paid to our vice president during the current period.

 

Utilities

 

Utilities expense for the nine months ended September 30, 2024 was $26,308, compared to $35,888 for the nine months ended September 30, 2023, a decrease of $9,580, or 27%. Utilities expense decreased due to additional tenants that reimbursed the Company for their share of utilities.

 

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Professional Fees

 

Professional fees for the nine months ended September 30, 2024 was $110,167, compared to $68,032 for the nine months ended September 30, 2023, an increase of $42,135 or 62%. Professional fees consisted of legal, audit and accounting fees, which increased primarily due to increased audit work, compliance costs related to our public filings with the SEC, and legal costs related to the acquisition of properties acquired during the current period.

 

Property Taxes

 

Property tax expense for the nine months ended September 30, 2024 was $143,945, compared to $135,113 for the nine months ended September 30, 2023, an increase of $8,832, or 7%. The increase is primarily due to the acquisition of additional properties during the current period.

 

Repairs and Maintenance

 

Repairs and maintenance expense for the nine months ended September 30, 2024 was $114,610, compared to $-0- for the nine months ended September 30, 2023, an increase of $114,610. Repairs and maintenance expense increased due to greater repairs on certain properties during the current period.

 

Depreciation

 

Depreciation expense for the nine months ended September 30, 2024 was $159,101, compared to $170,779 for the nine months ended September 30, 2023, a decrease of $11,678, or 7%. Depreciation expense decreased during the current period due to some assets reaching the end of their useful lives.

 

Other Income (Expense)

 

Other expense for the nine months ended September 30, 2024 was $906,119, compared to $733,238 for the nine months ended September 30, 2023, an increase of $172,881, or 24%. During the nine months ended September 30, 2024, other expense consisted of $19,479 of dividends expense, $828,461 of interest expense, and a $58,179 loss on early extinguishment of debt related to the refinancing of one of our mortgages. During the nine months ended September 30, 2023, other expense consisted of $19,408 of dividends expense and $713,830 of interest expense.

 

Net Income

 

Net income for the nine months ended September 30, 2024 was $3,785, compared to net income of $59,952 for the nine months ended September 30, 2023, a decrease of $56,167, or 94%. The decreased net income was primarily due to increased operating expenses and interest expense, as partially offset by increased revenues during the current period.

 

Liquidity and Capital Resources

 

The following table summarizes our total current assets, liabilities and working capital as of September 30, 2024 and December 31, 2023.

 

   September 30, 2024   December 31, 2023 
Current Assets  $61,210   $36,164 
           
Current Liabilities  $3,228,567   $1,793,854 
           
Working Capital Deficit  $(3,167,357)  $(1,757,690)

 

23

 

 

As of September 30, 2024, we had negative working capital of $3,167,357. We have incurred net losses since our inception and we anticipate net losses and negative operating cash flows for the near future, and we may not be profitable or realize growth in the value of our assets. To date, our primary sources of capital have been cash generated from rental income and debt financing. As of September 30, 2024, we had cash of $58,437, total liabilities of $21,849,063, and an accumulated deficit of $2,117,118. As of December 31, 2023, we had cash of $24,564, total liabilities of $18,018,592, and an accumulated deficit of $2,120,903.

 

Cash Flow

 

Comparison of the Nine Months Ended September 30, 2024 and the Nine Months Ended September 30, 2023

 

The following table sets forth the primary sources and uses of cash for the periods presented below:

 

   Nine Months Ended 
   September 30, 
   2024   2023 
Net cash provided by operating activities  $354,703   $334,152 
Net cash used in investing activities   (1,203,313)   (328,553)
Net cash provided by (used in) financing activities   882,483    (80,161)
           
Net change in cash  $33,873   $(74,562)

 

Net Cash Provided by Operating Activities

 

Net cash provided by operating activities was $354,703 for the nine months ended September 30, 2024, compared to $334,152 for the nine months ended September 30, 2023, an increase of $20,551, or 6%. The increase was primarily due to the loss on early extinguishment of debt, as partially offset by the decreased net income in the current period.

 

Net Cash Used in Investing Activities

 

Net cash used in investing activities was $1,203,313 for the nine months ended September 30, 2024, compared to $328,553 for the nine months ended September 30, 2023, an increase of $874,760, or 266%. This increase was primarily attributable to the purchase of two properties and investments in the current period.

 

Net Cash Provided by (Used in) Financing Activities

 

Net cash provided by financing activities was $882,483, for the nine months ended September 30, 2024, compared to net cash used in financing activities of $80,161 for the nine months ended September 30, 2023, an increase of $962,644, or 1,201%. Our increased cash provided by financing activities was primarily due to increased proceeds received and decreased repayments on debt financing received in the current period.

 

CRITICAL ACCOUNTING POLICIES AND ESTIMATES

 

Our financial results are affected by the selection and application of accounting policies and methods. In the nine-month period ended September 30, 2024 there were no changes to the application of critical accounting policies disclosed in our Annual Report on Form 10-K for the year ended December 31, 2023.

 

24

 

 

CAUTIONARY NOTICE REGARDING FORWARD-LOOKING STATEMENTS

 

This report includes “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). All statements in this report, other than statements of historical fact, are “forward-looking statements” for purposes of these provisions, including any projections of earnings, revenues or other financial items, any statements of the plans and objectives of our management for future operations, any statements concerning proposed new products or services, any statements regarding the integration, development or commercialization of the business or any assets acquired from other parties, any statements regarding future economic conditions or performance, and any statements of assumptions underlying any of the foregoing. In some cases, forward-looking statements can be identified by the use of terminology such as “may,” “will,” “expects,” “plans,” “anticipates,” “intends,” “seeks,” “believes,” “estimates,” “potential,” “forecasts,” “continue,” or other forms of these words or similar words or expressions, or the negative thereof or other comparable terminology. Although we believe that the expectations reflected in the forward-looking statements contained herein are reasonable, there can be no assurance that such expectations or any of the forward-looking statements will prove to be correct, and actual results will likely differ, and could differ materially, from those projected or assumed in the forward-looking statements. Investors are cautioned not to unduly rely on any such forward-looking statements.

 

All subsequent forward-looking statements attributable to us or persons acting on our behalf are expressly qualified in their entirety by these cautionary statements. Our actual results will likely differ, and may differ materially, from anticipated results. Financial estimates are subject to change and are not intended to be relied upon as predictions of future operating results. All forward-looking statements included in this report are made as of the date hereof and are based on information available to us as of such date. We assume no obligation to update any forward-looking statement. If we do update or correct one or more forward-looking statements, investors and others should not conclude that we will make additional updates or corrections.

 

Item 3. Quantitative and Qualitative Disclosures about Market Risk

 

The Company is not required to provide the information required by this Item as it is a “smaller reporting company,” as defined in Rule 12b-2 of the Exchange Act.

 

Item 4. Controls and Procedures

 

Evaluation of Disclosure Controls and Procedures

 

We conducted an evaluation, under the supervision and with the participation of the Chief Executive Officer and Chief Financial Officer, who are one in the same, of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(f) under the Securities Exchange Act of 1934 as amended (the “Exchange Act”)). Based on this evaluation, our Chief Executive Officer and Chief Financial Officer concluded that, as of such date, our disclosure controls and procedures were not effective.

 

Changes in Internal Control Over Financial Reporting

 

During the nine-month period ended September 30, 2024, there has been no change in internal control over financial reporting that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

25

 

 

PART II — OTHER INFORMATION

 

Item 1. Legal Proceedings

 

We may become, from time to time, involved in routine litigation or subject to disputes or claims related to our business activities. We are not currently party to any pending legal proceedings that we believe would, individually or in the aggregate, have a material adverse effect on our financial condition, cash flows or results of operations.

 

Item 1A. Risk Factors

 

The Company is not required to provide the information required by this Item as it is a “smaller reporting company,” as defined in Rule 12b-2 of the Exchange Act.

 

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

 

None.

 

Item 3. Defaults Upon Senior Securities

 

None.

 

Item 4. Mine Safety Disclosures

 

None.

 

Item 5. Other Information

 

None.

 

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Item 6. Exhibits

 

Exhibit   Description
3.1   Certificate of Incorporation (incorporate by reference to Exhibit 3.1 of Form S-1 filed with the Securities and Exchange Commission by Hubilu Venture Corporation on May 21, 2015)
3.2   Certificate of Correction of Certificate of Incorporation (incorporate by reference to Exhibit 3.1a of Form S-1 filed with the Securities and Exchange Commission by Hubilu Venture Corporation on May 21, 2015)
3.3   Bylaws (incorporate by reference to Exhibit 3.2 of Form S-1 filed with the Securities and Exchange Commission by Hubilu Venture Corporation on May 21, 2015)
3.4   Form of Stock Certificate (incorporated by reference to Exhibit 3.3 of Form 8-A12G filed with the Securities and Exchange Commission by Hubilu Venture Corporation on April 21, 2016)
4.1   Certificate of Designations of 5% Voting, Cumulative Convertible Series A Preferred Stock (incorporated by reference to Exhibit 4.1 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on November 21, 2016)
4.2   Certificate of Designations of 5% Voting, Cumulative Convertible Series 1 Preferred Stock (incorporated by reference to Exhibit 4.2 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on November 21, 2016)
4.3   Amended and Restated Certificate of Designations of 5% Voting, Cumulative Convertible Series 1 Preferred Stock (Incorporated by reference to Exhibit 4.3 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on May 15, 2024)
4.4   Description of the Registrant’s Securities Registered Pursuant to Section 12 of the Securities Exchange Act of 1934 (Incorporated by reference to Exhibit 4.3 of Form 10-K filed with the Securities and Exchange Commission by Hubilu Venture Corporation on April 16, 2024)
10.1   Promissory Note, dated as of February 27, 2024, among Hubilu Venture Corporation and Belladonna Lily Investments, Inc. (Incorporated by reference to Exhibit 10.1 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on May 15, 2024)
10.2   Fixed Rate Note, dated as of March 16, 2024, among Hubilu Venture Corporation and Investor Mortgage Finance LLC (Incorporated by reference to Exhibit 10.2 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on May 15, 2024)
10.3   Promissory Note, dated as of April 15, 2024, among Mopane Investments, LLC and Center Street Lending VIII SPE, LLC (Incorporated by reference to Exhibit 10.3 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on August 19, 2024)
10.4   Promissory Note Secured by Deed of Trust, dated as of April 22, 2024, among Mopane Investments, LLC and Belladonna Lily Investments, Inc. (Incorporated by reference to Exhibit 10.4 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on August 19, 2024)
10.5   Secured Note, dated as of June 20, 2024, among Mopane Investments, LLC and Churchill Funding I LLC (Incorporated by reference to Exhibit 10.5 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on August 19, 2024)
10.6   Construction Loan, dated as of June 25, 2024, among Mopane Investments, LLC and LendingOne, LLC (Incorporated by reference to Exhibit 10.6 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on August 19, 2024)
10.7   Promissory Note Secured by Deed of Trust, dated as of June 17, 2024, among Mopane Investments, LLC and Belladonna Lily Investments, Inc. (Incorporated by reference to Exhibit 10.7 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on August 19, 2024)
10.8   Promissory Note, dated as of June 12, 2024, among Boabab Investments, LLC and Ameritrust Mortgage Corporation (Incorporated by reference to Exhibit 10.8 of Form 10-Q filed with the Securities and Exchange Commission by Hubilu Venture Corporation on August 19, 2024)
10.9*   Commercial Promissory Note Secured by Deed of Trust, dated as of August 16, 2024, among Mopane Investments, LLC and LendingOne, LLC
10.10*   Promissory Note Secured by Deed of Trust, dated as of July 17, 2024, among Mopane Investments, LLC and Belladonna Lily Investments, Inc.
10.11*   Unsecured Promissory Note, dated as of August 19, 2024, among Mopane Investments, LLC and Belladonna Lily Investments, Inc.
10.12*   Commercial Promissory Note Secured by Deed of Trust, dated as of August 29, 2024, among Mopane Investments, LLC and LendingOne, LLC
10.13*   Promissory Note Secured by Deed of Trust, dated as of August 1, 2024, among Mopane Investments, LLC and Belladonna Lily Investments, Inc.
10.14*   Fixed/Adjustable Rate Promissory Note Secured by Deed of Trust, dated as of August 20, 2024, among Sunza Investments, LLC and Investor Mortgage Finance LLC
10.15   Short Form Equity Stake & Investment Agreement, dated as of July 2, 2024, among Hubilu Venture Corporation and Gula World, Gula Health Inc, and Gaya Ventures Inc, collectively (Incorporated by reference to Exhibit 10.1 of Form 8-K filed with the Securities and Exchange Commission by Hubilu Venture Corporation on July 8, 2024)
21.1   Subsidiaries of Hubilu Venture Corporation (9) (Incorporated by reference to Exhibit 21.1 of Form 10-K filed with the Securities and Exchange Commission by Hubilu Venture Corporation on April 16, 2024)
31.1*   Certification of the Chief Executive Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934
31.2*   Certification of the Chief Financial Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934
32.1*   Certification of the Chief Executive Officer pursuant to 18 U.S.C Section 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2*   Certification of the Chief Financial Officer pursuant to 18 U.S.C Section 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS*   Inline XBRL Instance Document
101.SCH*   Inline XBRL Taxonomy Extension Schema
101.CAL*   Inline XBRL Taxonomy Extension Calculation Linkbase
101.DEF*   Inline XBRL Taxonomy Extension Definition Linkbase
101.LAB*   Inline XBRL Taxonomy Extension Label Linkbase
101.PRE*   Inline XBRL Taxonomy Presentation Linkbase
104   Cover Page Interactive Data File (embedded within the Inline XBRL document)
*   Filed herewith.

 

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SIGNATURES

 

Pursuant to the requirements 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.

 

  HUBILU VENTURE CORPORATION
   
November 19, 2024 /s/ David Behrend
  David Behrend
  Chairman and Chief Executive Officer (Principal Executive Officer) and Chief Financial Officer (Principal Accounting and Financial Officer)

 

28